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2019 Comprehensive Plan_Final
KITTITAS COUNTY Page i Comprehensive Plan TABLE OF CONTENTS Public Engagement and Involvement .............................................................................................................. 1 Amendments to County Plans, Codes, and Standards ................................................................................. 2 Vision Statement .................................................................................................................................................... 4 Introduction ............................................................................................................................................................ 7 Growth Management Act Goals ......................................................................................................................... 7 Population and Projected Growth ................................................................................................................... 11 General Goals and Policies ................................................................................................................................ 13 Rural and Resource Lands .................................................................................................................................. 24 Shorelines .............................................................................................................................................................. 25 Critical Areas ......................................................................................................................................................... 25 Cultural, Archaeological and Historical Resources ...................................................................................... 26 Hazard Mitigation ................................................................................................................................................ 26 Introduction .......................................................................................................................................................... 29 Housing Conditions and Needs ........................................................................................................................ 29 Housing Goals ....................................................................................................................................................... 35 Housing Policies ................................................................................................................................................... 35 Introduction .......................................................................................................................................................... 39 Transportation Network Overview .................................................................................................................. 39 Goals and Policies ................................................................................................................................................ 43 Modal Networks ................................................................................................................................................... 47 Capital Program ................................................................................................................................................... 50 Funding Strategies .............................................................................................................................................. 52 Introduction .......................................................................................................................................................... 55 Capital Project Selection Procedures .............................................................................................................. 56 Existing Facilities .................................................................................................................................................. 60 Financing ............................................................................................................................................................... 62 Page ii Six-Year Plan .......................................................................................................................................................... 63 Existing Facility Inventory ................................................................................................................................. 64 Goals........................................................................................................................................................................ 64 Policies .................................................................................................................................................................... 65 Definitions ............................................................................................................................................................. 72 Introduction .......................................................................................................................................................... 75 Goals........................................................................................................................................................................ 76 Policies .................................................................................................................................................................... 77 Introduction .......................................................................................................................................................... 81 Subarea Overall Goals ......................................................................................................................................... 81 Goals and Policies ................................................................................................................................................ 81 Introduction .......................................................................................................................................................... 83 Goals........................................................................................................................................................................ 83 Policies .................................................................................................................................................................... 84 Rural Lands ............................................................................................................................................................ 85 Resource Lands ................................................................................................................................................... 102 Subarea Defined ................................................................................................................................................. 117 Subarea Policies ................................................................................................................................................. 117 Land Uses ............................................................................................................................................................. 117 Services and Facilities ....................................................................................................................................... 117 Development Regulations ............................................................................................................................... 118 Subarea Implementation ................................................................................................................................. 118 Countywide Planning Policies (MPR Excerpts) ........................................................................................... 118 Introduction ........................................................................................................................................................ 121 Economic Conditions and Needs ................................................................................................................... 121 Economic Goals and Policies .......................................................................................................................... 127 Referenced Economic Development Plans ................................................................................................. 129 KITTITAS COUNTY Page iii Comprehensive Plan Introduction ........................................................................................................................................................ 131 Existing Conditions ........................................................................................................................................... 133 Future Recreational Opportunities ............................................................................................................... 134 Recreational Safety ............................................................................................................................................ 135 Potential Impacts ............................................................................................................................................... 135 Future Projects ................................................................................................................................................... 136 Recreation, Parks, Open Space and Natural Environment Goals and Policies ................................... 138 GLOSSARY OF TERMS ............................................................ 145 SUBAREA PLANS: SNOQUALMIE PASS & SUNCADIA ............... 153 CAPITAL IMPROVEMENT PROGRAM ...................................... 340 COMPREHENSIVE MAPS ........................................................ 390 APPENDIX ONE APPENDIX TWO APPENDIX THREE APPENDIX FOUR Page iv TABLE OF TABLES Table 2-1 Land Use Designations and Corresponding Zoning Classifications with Acreage .................................. 9 Table 2-2 2037 County Population Growth and Allocations ............................................................................................. 11 Table 2-3 UGA Acreage in Kittitas County ................................................................................................................................ 12 Table 3-1 Housing Unit Distribution and Percent Growth By Area................................................................................. 30 Table 3-2 Housing and Population Capacity (2015) ............................................................................................................. 34 Table 4-1 Pedestrian Accommodation Descriptions for Roadways within the UGA and LAMIRDs ................... 48 Table 4-2 Pedestrian Accommodation Descriptions for Roadways Outside of the UGA and LAMIRDs ........... 48 Table 4-3 Bicycle Accommodation Descriptions ................................................................................................................... 49 Table 4-4 Transit Accommodation Descriptions ................................................................................................................... 49 Table 4-5 Costs of Kittitas County Transportation Plan (20+ Years) ............................................................................... 51 Table 4-6 Potential Additional Revenue Generated by Funding Tools ......................................................................... 53 Table 5-1 Kittitas County Level of Service Standards ........................................................................................................... 56 Table 5-2 Kittitas County Existing Facilities ............................................................................................................................. 61 Table 8-1 Rural Land Use Designations, Corresponding Zoning Classifications and Acreages ........................... 91 Table 10-1 Household Income, Kittitas County (ACS 5-Year Estimates, 2017) ............................................................ 122 Table 10-2 SWOT Analysis, Kittitas (and Yakima) County ................................................................................................... 123 Table 10-3 Civilian Employment by Industry ........................................................................................................................... 124 Table 11-1 Potential Projects as Identified in the 2016 PROS Plan .................................................................................. 136 KITTITAS COUNTY Page v Comprehensive Plan This page intentionally left blank. KITTITAS COUNTY Page 1 Comprehensive Plan INTRODUCTION PUBLIC ENGAGEMENT AND INVOLVEMENT The drafting of this Comprehensive Plan has been done in close coordination and partnership with the citizens of Kittitas County. Beginning early in the process a Public Participation Plan was developed to ensure meaningful opportunities for input throughout Plan development. Public Participation Plan A Public Participation Plan completed in July 2015 established the direction for the drafting of the Plan, with clear objectives to guide outreach and engagement, including the following: Broadly disseminate informational materials, proposals, and alternatives; Provide opportunity for written and oral testimony; Establish public meetings with effective means of public notice; Provide easy, convenient and diverse ways for the public to participate at any point in the update process. Interested parties and stakeholders were identified and contacted, both to establish awareness of the County’s update efforts as well as to solicit participation. Among the key groups identified for outreach were individuals already participating on County mailing lists, Planning Commissioners and County Commissioners, user groups, special interest groups, businesses, nonprofit organizations, federal and state agencies and tribal nations. Drawing upon the key stakeholder groups, the County sent targeted mailings to advertise its update process with the following goals: Inform groups and individuals or the regional process. Invite key participants and develop a current list of interested parties and stakeholders. Draw people to the County’s website. Encourage interest and participation in public forums. Advisory Groups As envisioned in the Public Participation Plan, several Advisory Groups were formed to work on the individual Comprehensive Plan elements. Approximately 75 people served in the following advisory groups: Land Use Housing Resource Lands Transportation Economic Development Recreation and Natural Environment Page 2 Each advisory group was comprised of approximately 10 to 15 members and met throughout 2016 to develop a vision statement as well as goals and objectives for the County in each of their subject areas. The County’s previous Comprehensive Plan was audited by each group to determine whether there were areas that needed further refinement and development, either to comply with the Growth Management Act, or to better reflect Kittitas County’s current development trends or its vision for future growth. The work of each Advisory Group has been carefully documented in meeting minutes and has been recorded within the updated record documents maintained by the County. Each element within this document has been drafted to accord with the work and recommendations of each Advisory Group to the greatest extent possible. Working Group Following the initial groundwork performed by each of the Advisory Groups, the process of drafting this Comprehensive Plan was streamlined by forming a single Working Group from representatives of each of the Advisory Groups. The Working Group has been responsible for reviewing the proposed Drafts of the Comprehensive Plan, as prepared by Kittitas County staff and its consultant, for final approval. Several Working Group meetings were held between June 2017 and April 2018. Drafts of the majority of the Comprehensive Plan Elements were presented to the Working Group and were read through and discussed at each Working Group meeting. Final edits to the current draft were made as a result of these meetings. Webs ite The County maintains a Comprehensive Plan webpage as a source of information to all interested parties. This webpage aims to boost project transparency while functioning as a first stop for current Comprehensive Plan updates and efforts. While recent work products of the Advisory Committees, including meeting notes, minutes and handouts, are often available on the web site, the County maintains a more robust record of all efforts related to the Comprehensive Plan. The webpage has a comments section and offers a sign-up opportunity for those interested in automatic e-mail updates on the Comprehensive Plan. AMENDMENTS TO COUNTY PLANS, CODES, AND STANDARDS The Kittitas County Comprehensive Plan, elements thereof, and development regulations shall be subject to continuing evaluation and review by Kittitas County. Any change to development regulations shall be consistent with and implement the comprehensive plan as adopted pursuant to RCW 36.70A. Kittitas County shall broadly disseminate to the public the following program for public participation in amendments to the county comprehensive plan and development regulations: 1. If, during project permit review, Kittitas County identifies deficiencies in county plans or regulations, the project permit review shall continue, and the identified deficiencies shall be docketed for possible future amendments. For purposes of this section, a deficiency in a comprehensive plan or development regulations refers to the absence of required or potentially desirable contents of a comprehensive plan or development regulations. It does not refer to whether a development regulation addresses a project’s probable specific adverse impacts, which the permitting agency could mitigate in the normal project review process. Chapter 1 INTRODUCTION KITTITAS COUNTY Page 3 Comprehensive Plan 2. Any interested person, including applicants, citizens, county commission and board members, and staff of other agencies may suggest plan or development regulation amendments. The suggested amendments shall be docketed with the Planning Department and considered by Kittitas County Planning Commission and Board of County Commissioners on at least an annual basis, consistent with the provision of RCW 36.70A.130 and the regulatory reform act ESHB 1724. 3. Proposed amendment or revisions of the comprehensive plan are considered by the Board of County Commissioners no more frequently than once a year except that amendments may be considered more frequently under the following circumstances: a. The initial adoption of a subarea plan; and b. The adoption or amendment of a Shoreline Master Program under the procedures set forth in RCW 90.58. 4. All proposals shall be considered by Kittitas County concurrently so that the cumulative effect of the various proposals can be ascertained. However, after appropriate public participation Kittitas County may adopt amendments or revisions to its comprehensive plan whenever an emergency exists or to resolve an appeal of a comprehensive plan filed with a growth management hearings board or with the court. 5. For purposes of this section, docketing refers to compiling and maintaining a list of suggested changes to the comprehensive plan or development regulations in the Planning Department in a manner that will ensure such suggested changes will be considered by Kittitas County and will be readily available for review by the public. Docketing for the calendar year shall be taken from January 1 to June 30 of each calendar year. Amendments docketed after June 30 shall be considered in the following calendar year. 6. Amendments to the comprehensive plan or development regulations docketed by June 30 shall be approved or denied by the Board of County Commissioners on or before December 31 of that same calendar year. 7. In order to facilitate public participation, Kittitas County shall maintain and provide for the following procedures when considering amendments to the comprehensive plan and development regulations: a. Broad dissemination of proposals and alternatives. The docket shall be available for public review in the Planning Department during regular business hours. Alternatives to a proposal may be submitted by any party prior to the closing of the written testimony portion of the public hearing before the Planning Commission. b. Opportunity for written comments. Written testimony shall be allowed from the date of docketing up to the date of closing of the written testimony portion of the public hearing. c. Public Meetings. Study sessions and hearings shall be held only after effective notice has been distributed. d. Provisions for open discussion. Hearings shall allow for sufficient time allotments in order that all parties that wish to give oral or written testimony may do so. e. Communication programs and information services. A newsletter that summarizes amendments docketed and projected meeting and hearing dates should be provided by the Planning Department for distribution to all parties that have requested to receive it by mail. Copies of proposed amendments shall be available at cost of reproduction. Page 4 f. Consideration of and response to public comments. Planning Commission and the Board of County Commissioners members should review the testimony submitted in their findings. g. Notice of decision. Publication in the paper of record of a notice that Kittitas County has adopted the comprehensive plan or development regulations or amendments thereto, and such publication shall state all petitions in relation to whether or not such actions are in compliance with the goals and requirements of this chapter, RCW 90.58 or RCW 43.21C and must be filed within 60 days after the publication date. 8. The County-Wide Planning Policies identifies the Conference of Governments as the body that will allocate population projections based on criteria consistent with state law. Changes to the zoning map shall only be conducted in a manner consistent with process to changes with the land use map. VISION STATEMENT Kittitas County is a region with a distinct sense of place based on the quality and diversity of our natural and built environment, valued recreational opportunities, respected rural working lands, unique regional character, and commitment to a high quality of life. Kittitas County addresses challenges of future growth in a direct manner. Coordinated planning and suitable density patterns ensure that rural areas, natural areas, and working lands are sustained for the benefit of current and future generations. An important factor in the County's growth is fostering a diverse economy with a variety of employment opportunities achieved through a balance of commercial, industrial, and manufacturing areas located and sized to ensure opportunities for rural-based employment. The diverse housing needs of current and future residents is met by providing a range of housing types that ensure adequate and affordable housing options. Kittitas County enhances its regional character by preserving the diversity of existing resource tourism and promoting future opportunities for expansion and establishment of new resource tourism opportunities. The County protects, conserves, and responsibly manages natural resources through education, coordination, facilitation, and long-term planning. The cornerstone of the County's approach to planning is conducting activities in a manner that encourages citizen involvement, enhances public trust, and promotes mutual understanding. This plan is adopted by the county in compliance with the Washington State Growth Management Act, RCW 36.70A and under authority of the Planning Commission Act, RCW 35.63. This comprehensive plan is based on a framework of community goals and objectives adopted by the county with the help of the various subarea groups and other citizens as a final expression of public policy. Chapter 1 INTRODUCTION KITTITAS COUNTY Page 5 Comprehensive Plan This page intentionally left blank. KITTITAS COUNTY Page 7 Comprehensive Plan LAND USE INTRODUCTION The Land Use Element plays the central role in guiding land use patterns and decisions for the County. In keeping with State law, the County fulfills its responsibility of shaping land use primarily through its Comprehensive Plan policies and implementing development regulations. While this chapter addresses all land uses in the County, the emphasis is on urban lands. Rural and resource land uses are specifically addressed in Chapter 8, Rural and Resource Lands. The majority of new growth in the County is encouraged to locate in established cities and urban growth areas (UGAs) where adequate public facilities and services can be provided in an efficient and economical manner. An adequate supply of land in the UGAs will ensure that immediate and future urban needs are met as well as provide for an orderly and efficient transition from low intensity land uses to urban land uses over time as the incorporated cities expand. Current population data and population projections developed by the Washington Office of Financial Management (OFM) as recent as 2017 indicate that Kittitas County is meeting GMA mandates to provide an adequate land supply for UGAs to accommodate future growth and that no immediate changes in UGA boundaries are necessary. In addition to projections by OFM, an analysis completed on behalf of Kittitas County in 2016 has demonstrated that while there are some significant growth trends unique to Kittitas County that should be monitored, for the immediate planning future the County’s projected growth is being adequately planned for and is meeting GMA mandates. GROWTH MANAGEMENT ACT GOALS Three of the Growth Management Act (GMA) planning goals are particularly relevant to land use: Urban growth. Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner (Revised Code of Washington [RCW] 36.70A.020(1)). » As previously noted, the County has designated UGAs that are adequate to meet its projected growth through 2037. Reduce sprawl. Reduce the inappropriate conversion of undeveloped land into sprawling, low-density development (RCW 36.70A.020(2)). » Since 2013 the County has completed a rezoning process that has been found to comply with a rural zoning standard consistent with the GMA. Private property. Private property shall not be taken for public use without just compensation having been made. The property rights of landowners shall be protected from arbitrary and discriminatory actions. » All County zoning ordinances and development policies are reviewed and approved. Page 8 Land Use Patterns Kittitas County is located at the geographic center of Washington State, midway between the heavily populated Puget Sound region and the eastern farming areas centered around Moses Lake. More than half of the County is covered by coniferous forests, while approximately thirty percent (30%) is in pasture or unimproved grazing land. Less than two percent (2%) of the County is in urban development. The County covers 1,481,814 acres (2,315 square miles) of highly varied terrain and climates. Beginning in the high Cascades, the land slopes generally to the east and south to the Columbia River. Land use in Kittitas County ranges from residential uses to resource based activities. In the Snoqualmie Pass area, resource allocation in the form of timber harvesting is the predominant land use with additional areas used for recreation. Resource lands still predominate the mid-elevations, though residential development increases in these areas. In the lower elevations, agricultural activities are the main land use, with residential development intermixed in the area. The Department of Defense’s Yakima Training Center is located in the southeastern portion of the County and makes up approximately 164,132 acres within the lower Kittitas Valley. Allowed Zoning Densities GMA mandates that cities and counties focus growth toward population centers, i.e. cities and UGAs, to ensure that growth is both environmentally and economically sustainable over time. While there are a number of approaches to facilitate urban growth, a key approach is to ensure that growth is targeted to populated areas through zoning. While cities are required by the GMA to ensure that they have enough urban density zoning to accommodate future growth, Counties are required to demonstrate that they have adequate rural zoning. Rural zoning is mandated by the GMA to accomplish the following: Preserve rural character. Focus density to cities and UGAs – reduce sprawl. Decrease the costs of infrastructure – sewer, water, and transportation. Protect valuable resource lands – mineral lands, forests and agriculture. Zoning and Land Use Designations Table 2-1 shows the land use designations assigned in this Comprehensive Plan, along with the corresponding zone classifications present in each land use designation and the total area in acres occupied by that zone. Chapter 2 LAND USE KITTITAS COUNTY Page 9 Comprehensive Plan Type of Land Use Land Use Use Intensity Description Acres1 Zoning Classification Acres1 Resource Commercial Agriculture Resource Lands Agricultural lands of long-term commercial significance 289,515.8 Commercial Agriculture 289,515.8 Commercial Forest Resource Lands Forest lands of long-term commercial significance 800,275.0 Commercial Forest 800,275.0 Mineral Lands Resource Lands Mineral lands of long-term commercial significance 5,690.7 Zoning Classification Varies2 5,690.7 Section Total: 1,095,481.5 Rural Rural Working Low Supports Ag, Timber and Mineral uses not in resource lands 328,754.3 Agriculture 20 111,226.4 Forest and Range 217,527.9 Rural Residential Moderate Residential opportunities with rural character outside of UGAs and LAMIRDS 29,900.9 Agriculture 5 11,921.6 Rural 5 17,936.5 General Commercial 0.7 Planned Unit Development 42.1 Rural Recreation Moderate Activities to support and enhance recreational opportunities 10,461.9 General Commercial 22.0 Master Planned Resort 6,444.5 Planned Unit Development 363.8 Rural Recreation 3,631.7 LAMIRD1 More Intense Non-incorporated urban like development 1,210.4 Agriculture 20 28.3 Agriculture 3 42.4 Forest and Range 77.6 General Commercial 194.2 General Industrial 4.7 Highway Commercial 45.2 Light Industrial 36.3 Limited Commercial 13.6 Planned Unit Development 218.0 Residential 412.3 Residential 2 41.8 Rural 3 42.4 Rural 5 53.6 Section Total: 370,327.6 Table 2-1 Land Use Designations and Corresponding Zoning Classifications with Acreage Page 10 Type of Land Use Land Use Use Intensity Description Acres1 Zoning Classification Acres1 Urban Urban Intense Incorporated Cities and their Urban Growth Areas 16,047.3 Agriculture 3 80.2 Forest and Range 606.8 General Commercial 119.1 General Industrial 592.5 Highway Commercial 83.4 Historic Trailer Court 24.2 Incorporated City 9,986.4 Light Industrial 1,641.1 Limited Commercial 3.8 Planned Unit Development 88.7 Residential 140.4 Rural 3 423.6 Rural 5 10.1 Urban Residential 2,247.0 Section Total: 16,047.3 County Total: 1,481,813.7 1,481,813.7 1 Acreages are approximate. 2 Mineral lands include lands zoned Commercial Agriculture, Commercial Forest, Agriculture 20, or Forest & Range. The totals in this table are subject to change based on improved accuracy of GIS shapefiles and assessor’s information. Future Challenges: Nonconforming Lots Nonconforming lots, i.e. lots that do not meet the County’s current zoning standards, present a challenge to the County’s plans to preserve the rural character of the County outside Urban Growth Areas. A recent count yielded approximately 5,900 nonconforming lots that fall below the minimum lot size for the rural areas. These are legally created lots that were created prior to the existence of subdivision rules, through previous zoning and subdivision standards that allowed smaller lots, and through a process known as “administrative segregation” that no longer exists in Kittitas County. Because these lots were created legally, they are theoretically capable of being developed in the future. However, in practical terms, the majority of these lots are unlikely to be able to meet existing development standards, ranging from legal access (many are landlocked) to meeting the minimum lot size necessary for the provision of septic systems and a well (since neither public water nor sewer are available). Addressing the issue of nonconforming lots is a challenge that the County recognizes will need a long-term, incentive-based approach. Over time the County may consider inclusion of those nonconforming lots most capable of future development for inclusion as sending areas in a Transfer of Development Rights program or some similar incentive program. Chapter 2 LAND USE KITTITAS COUNTY Page 11 Comprehensive Plan POPULATION AND PROJECTED GROWTH Meaningful planning for the County’s future growth depends on reliable data for existing and projected population. It is through the use of this data that planning not only for new residents occurs, but also the protection of resources and ways of life that are more typical to the rural lands found in unincorporated areas. The GMA standard for Comprehensive Planning updates is to ensure that the County’s UGAs are sized to efficiently and adequately accommodate growth based on a 20-year planning horizon. This Plan assumes a growth rate and population projection that is based on the Washington Office of Financial Management’s (OFM) projections. Using the OFM projections, the County adopted its countywide growth and allocation for its cities on April 4, 2017 via County Resolution 2017-068, as shown in Table 2-2. Jurisdiction 2017 Population 2037 Population Growth 2037 Population Cle Elum 1,875 1,808 3,683 Ellensburg 20,783 11,757 32,540 Kittitas 1,481 807 2,288 Roslyn 896 307 1,203 South Cle Elum 595 464 1,059 County Rural 17,043 8,154 25,197 Kittitas County Total Population 46,670 23,297 65,967 Source: Office of Financial Management 2017, Berk & Associates Population Review (2016) The County population allocations are based upon an overall projected growth rate of 2% per year over the 20-year planning timeframe. This 2% growth rate was selected as a slight refinement to OFM’s projections, based on a review completed by Berk & Associates in July 2016. The OFM projections are provided as a range of low, medium or high. For Kittitas County, the OFM projections range from 0% growth for the low projections, 1.08 percent growth for the medium projection, and 2.13% for the high projection. Typically, Counties and Cities will simply adopt the medium projection to for their planning purposes. Because the medium projection is OFM’s actual estimate, and the high and low projections are to provide for a margin of safety, it is assumed that the medium projection will be the most accurate in most cases. Occasionally, however, a local government will have reason to believe that OFM’s projections are not reflective of local conditions. In such cases the burden is on the local government to refine or overturn the OFM projections before using different projections for comprehensive planning. While Kittitas County is not using the middle projection for this Comprehensive Plan, the projection of 2% as the growth rate, which falls between the high and medium OFM projections, is well within the range for acceptable planning practices under GMA, because it does still fall within the overall range of OFM projections. The County’s decision to deviate from the OFM medium growth projection is based on careful analysis and local knowledge of the growth patterns and trends in recent years, as well as well-founded projections of Table 2-2 2037 County Population Growth and Allocations Page 12 what to expect in the future. In 2015 Kittitas County and the Cities/Town within the County entered into inter-local agreements to study the 2012 OFM projections. This resulted in the Berk & Associates report, which lists several factors that argue in favor of a higher than medium projection growth rate, including the emergence of Kittitas County as a retirement destination. Also, as housing prices and cost of living have increased in King and Snohomish Counties, the desirability of Kittitas County as a location for long distance commuters has increased substantially. This trend is not expected to change over the next 20-year planning timeline. In addition to the Berk analysis of OFM’s 2012 projections, data released by OFM in September 2017 support the County’s decision to use a higher than medium projection growth rate. The OFM publication “Growth Management Act Population Projections – 2017 Update” (September 2017) estimates Kittitas County’s current population at 44,730, while the 2012 medium projection for 2017 was 43,671. In other words, the actual 2017 population is 1,059 more people than was projected 5 years ago. Based on this fact, as well as factors discussed above and contained in the population growth analysis, the County’s decision to use 2% as a projected growth rate is well within reason and is defensible by GMA planning standards. UGA Designations While the County has elected to use a higher than medium population projection, this has not resulted in a need to expand existing UGAs. Working with the County’s cities and town, the decision to maintain existing UGA boundaries is based upon the expectation that the UGAs have adequate capacity to accommodate new growth. Therefore, no UGA boundary changes are proposed at this time. UGA Acres Cle Elum 796 Ellensburg 4,413 Kittitas 375 Roslyn 17 South Cle Elum 351 TOTAL 5,577 Source: Kittitas County GIS Based on a 2% growth rate, the cities and town UGAs are expected to increase their populations by a total of 15,143 over the next 20 years. Assuming an average household size of 2.5 persons per household, this would yield a growth of 6,057 households – or units – in the UGAs. As shown in Table 2-3, the total acreage of all UGAs in Kittitas County is 5,577. The expected growth of 6,057 units, therefore, would represent a density of about 1 unit per acre within the UGAs. This density is well within the capacity of the UGAs to absorb growth over the next 20 years. Table 1-3 UGA Acreage in Kittitas County Chapter 2 LAND USE KITTITAS COUNTY Page 13 Comprehensive Plan GMA Compliance and Rural and Resource Lands Protections A central tenet of the GMA that applies particularly to counties is the need to accommodate growth in a manner that still provides for the protection of rural character, including the protection of forest, mineral and agricultural resources. The protection of resource lands is primarily accomplished through a designation process. Although the issue is typically addressed in a variety of ways, a primary method for maintaining “rural character” is by restricting population growth and densities through zoning and development regulations. Between 2008-2013 Kittitas County made several amendments to its land use policies, development regulations and zoning to ensure compliance with the GMAs requirement that all the areas in the County outside of UGAs and LAMIRDS (Local Areas of More Intense Rural Development) are preserving the County’s rural character. In a major revision to the County’s Comprehensive Plan, Development Codes and Zoning Ordinance, the County’s Board of Commissioners adopted Ordinance 2013-001 on February 11, 2013. This Ordinance enacted several measures to ensure the County’s compliance with the rural character standards of GMA, including: Eliminating densities less than one unit per five acres in the rural area (outside LAMIRDS and UGAs). Adoption of rural policies and designations to protect natural resource lands. A definition of rural character. Adoption of policies to prevent the provision of urban level services to rural areas. GENERAL GOALS AND POLICIES The foundation of the Comprehensive Plan consists of the major goals and policies established by the County during the planning process. It is upon these goals and policies that virtually the entire plan is based. The planning process is an on-going process consisting of establishing, applying, monitoring and evaluating goals and policies. Different goals may at times conflict requiring the County to weigh one goal against the other in order to choose a policy direction. Citizen participation has been a vital part of the planning process and has guided formation of goals, policies, and objectives. The following general goals and policies in this chapter and elsewhere in the Comprehensive Plan have been drawn from that process. Goals LU-G1: UGAs shall be consistent with the following criteria: a. Each UGA shall provide sufficient urban land to accommodate future population/employment projections through the designated planning period; b. Lands included within UGAs shall either be already characterized by urban growth or directly adjacent to such lands; c. Existing urban land uses and densities should be included within UGAs; Page 14 d. UGAs shall provide a balance of industrial, commercial, and residential lands; e. Each UGA shall have the anticipated financial capability to provide infrastructure/services needed in the areas over the planning period under adopted concurrency standards; f. Protect natural resource lands and critical areas; g. Encourage the conversion of undeveloped lands into urban densities (infill); h. Provide for the efficient provision of public services; i. Promote a variety of residential densities; and j. Include sufficient vacant and buildable land. LU-G2: Promote the development of large-scale, high-intensity urban land uses within the UGA where there is supporting infrastructure. LU-G3: Development densities, intensities or uses that require urban level of services should not be allowed outside of urban areas. LU-G4: Maintain a flexible balance of land uses which will protect, preserve, and enhance the rural character, historical forest lands, agricultural industries, mineral lands, and high-quality environment. LU-G5: Collaborate with cities to participate in the County’s transfer of development rights (TDR) program, to encourage and promote the protection of Rural Lands, Resource Lands and frequently flooded areas. LU-G6: Identify, designate, and protect agriculture transportation corridors that facilitate farm use. LU-G7: Identify, protect, preserve and restore sites that contain resources of cultural, archaeological, historic, educational, or scientific value or significance. Policies LU-P1: Minimize the cost of providing public services and utilities by directing urban growth and development to areas where public roads and services can support such growth. LU-P2: Reduce the conversion of land for development and concentrate future growth in urban growth areas. LU-P3: Promote areas where compatible mixed commercial and industrial uses can be sited. LU-P4: Pursue consistency in development regulations in urban growth areas with adjacent cities. This may be accomplished through: Potential Annexation Areas (PAAs); Coordination through the Conference of Governments; Development of Interlocal agreements; and Use of overlay zones such as Rural Transition Zones. Chapter 2 LAND USE KITTITAS COUNTY Page 15 Comprehensive Plan LU-P5: Expansion of a UGA shall be characterized by urban development and be supported by population forecasts and land capacity analysis. LU-P6: Any UGA expansions should preserve rural areas. LU-P7: Promote infill development of vacant or under-utilized properties. LU-P8: Promote green building and environmental stewardship through development regulations. LU-P9: Encourage future subarea planning efforts to more directly implement land use and economic development measures. Industrial Land Use Policies LU-P10: Ensure an adequate supply of appropriate land in parcel sizes adequate to allow for future development as industrial uses or the expansion of existing industrial uses. LU-P11: Plan capital facility and infrastructure investments to facilitate the development of lands designated for industrial uses. LU-P12: Designate industrial land in areas convenient to utilities, fire protection, and to major transportation facilities (air, rail, freeway). Industrial developments may be located beyond UGAs. LU-P13: Industrial uses located adjacent to residential areas or along scenic routes should be situated so as to minimize impacts on those areas. These industrial uses should provide screening and other measures to achieve compatibility. Historical and Cultural Land Use LU-P14: Collaborate with the Department of Archaeology and Historic Preservation and the Yakama Nation to protect historic lands and cultural resources in the County. LU-P15: Support initiatives to improve public awareness of historic lands and cultural resources, for example, interpretive exhibits, signage, or formal designation on local, state, or federal registries. LU-P16: Historic and archeological features designated by the County should be preserved and protected from any development. Commercial Land Use LU-P17: Evaluate, monitor, and improve development standards to ensure compatibility between adjacent commercial and non- commercial uses through bulk, height, and scale standards. LU-P18: Ensure the adequate supply of developable property to accommodate the siting of new, and the expansion of existing, commercial uses. Page 16 A irports LU-P19: Maintain an Airport Layout Plan for the Kittitas County Airport (Bowers Field) in conformance with the Federal Aviation Administration and Washington State Department of Transportation Aviation Division. LU-P20: Consider aviation easements in the airport overlay zone(s) where appropriate to ensure compatibility. LU-P21: The County will continue to implement the following Federal Aviation Administration safety zones within the airport overlay zone(s) to protect airport operations and reduce safety risks: Inner Safety Zone; Inner Turning Zone; Outer Safety Zone; Sideline Zone; and Traffic Pattern Zone. LU-P22: Encourage aviation-related land uses in the airport overlay zone(s), provided that the FAA airport design criteria are met. LU-P23: Promote economic development and employment opportunities for the Airport Industrial Zone and Bowers Field Overlay Zone through the Airport Master Plan. LU-P24: Establish zoning standards which will ensure that industrial uses will not impact airborne aircraft because of height structures, smoke, glare, lights which shine upward, and radio transmissions, nor any water impoundments or sanitary landfills which would create hazards from waterfowl to airborne aircraft. LU-P25: Promote renewable energy developments and industries within the Bowers Field Overlay Zone. Master Planned Resorts (MPR) LU-P26: Any MPR shall be planned and designed to minimize impact upon the rural character of Kittitas County by examining the entire site or area and adjacent lands and communities and shall avoid significant negative impacts upon surrounding areas. LU-P27: A MPR should maintain and enhance the surrounding and critical area physical environment. LU-P28: Natural and man-made recreational facilities and opportunities shall be the central focus of a MPR. LU-P29: Recreational facilities must be included with initial development phases of a MPR. LU-P30: A MPR should have a primary focus on short-term visitor accommodations, including vacation and second homes. Other residential uses may be permitted within a MPR. LU-P31: An adequate supply of affordable employee housing within a MPR, or within a reasonable distance of a MPR, should be demonstrated. If this supply cannot be demonstrated, steps should be taken to mitigate the lack of affordable housing supply, so that an unreasonable burden is not placed on the affordable housing markets of surrounding communities. LU-P32: Public facilities, utilities, and services will be provided to MPRs within UGAs, so long as all costs associated with such extensions, capacity increases, and services are borne by the MPR. Such public facilities, utilities, and service providers may include the County, the cities and towns within the County, water and sewer districts, and owners of water systems. Chapter 2 LAND USE KITTITAS COUNTY Page 17 Comprehensive Plan LU-P33: MPR facilities, utilities, and services shall be designed to accommodate only the projected needs of the resort users. LU-P34: Construction of a MPR and all necessary on-site and off-site capital facilities and utilities infrastructure must be concurrent. LU-P35: All school district facility and service impacts shall be mitigated by the MPR on a fair and proportionate basis, and review and mitigation of impacts on affected school districts may take into consideration the relatively low student population typically generated by a MPR. Historical Lands Historical lands include all those lands, which have been designated as such on federal, State, or local historical registers as well as those sites, which have a local cultural or historical significance. LU-P36: The County shall work with the Department of Archaeology and Historic Preservation and the Yakama Nation to protect historic lands and cultural resources in the County. LU-P37: The County shall support initiatives to improve public awareness of historic lands and cultural resources, for example, through interpretive exhibits, signage, or through formal designation on local, State, or federal registries. However, the County recognizes the need to keep the location of some historic sites from public knowledge, such as areas known to contain archeological remains, to avoid disturbance and damage. Private Property and Water Rights Property Rights Kittitas County recognizes private property rights and as such includes reference to Ordinance No. 96-09, an ordinance enabling a private property taking impact analysis within Kittitas County. In addition, Kittitas County recognizes the importance of agriculture and has addressed appropriate protection mechanisms through those policies contained in Kittitas County Code Section 17.74, Right to Farm for the Protection of Agricultural Activities. LU-P38: Kittitas County will place a high priority in the Kittitas County Comprehensive Plan on the following State goal: RCW 36.70A.020(6) Property Rights. Private property shall not be taken for public use without just compensation having been made. The property rights of landowners shall be protected from arbitrary and discriminatory actions. Water Rights Water rights are property rights held by individual citizens, irrigation entities, municipalities, public and private utilities and governments. Water rights are recognized by state law RCW 90.023.010 Surface Waters and RCW 90.44.035 Ground Waters. Surface water rights within Kittitas County are being adjudicated in the action commonly known as Acquavella. Page 18 Kittitas County does, under its authority from the Growth Management Act, have a duty and the authority to protect ground and surface water quantity and quality. To fulfil the duty of the County under the Settlement Agreement and the Growth Management Act, Kittitas County implemented the Permanent Measures in Kittitas County Code Chapter 13.35.027 on December 2, 2015 requiring all new uses of groundwater to be mitigated and metered within the Yakima River drainage (Water Resource Inventory Area (WRIA)) 39. Kittitas County operates a water banking and metering program in the Yakima River Basin to provide rural domestic water mitigation to new groundwater uses to offset local impacts as well as the Total Water Supply Available in the Yakima River, as measured at the Parker gauge. Water use is metered, monitored and reported to Washington State Department of Ecology annually. Kittitas County offers two mitigation packages in the Green and Yellow zones of the Kittitas County Water Bank service area. The package available to each customer will be determined by the parcel’s irrigation availability. Package A, only available to customers with access to other outdoor irrigation, will offer 275 gallons per day indoor domestic use only and Package B, only available to customers without access to outdoor irrigation, will offer 275 gallons per day indoor domestic only with 25 gallons per day for outdoor use up to 500 square feet. The packages offered through the Kittitas County Water Bank were determined by a Citizen’s Advisory Committee and adopted by the Board of County Commissioners. The County continues to seek and acquire additional water holdings throughout the county and expand its service areas. Kittitas County has acquired enough senior water rights, suitable for mitigating new domestic uses, to meet the development projections in the county for 20 years within the Kittitas County Water Bank service area. This number was conservatively calculated assuming only Package B mitigation certificates would be issued, although the trend is more of a 60/40 split, with package A being more prevalent. Private water banks have overlapping and additional service areas within Kittitas County that offer mitigation that is not calculated in the 20-year development projection. Kittitas County’s water portfolio includes close to 800 ac-feet of consumptive use water to mitigate for existing domestic ground water users within Yakima River Basin of the county. Kittitas County does not require mitigation or metering for exempt well uses within the Columbia River Basin (WRIA 40). LU-P39: The County will continue to support development and implementation of the Yakima Basin Integrated Management Plan to support water supply for agricultural lands. LU-P40: Kittitas County may place limitations on the establishment of new uses of groundwater based on the county’s authority to protect ground and surface water. LU-P41: Kittitas County finds that new uses of groundwater that are not mitigated in the Yakima River drainage basin threaten to interfere with senior water rights and stream flows and create a public health and safety threat that warrants application of provisions set forth in Kittitas County Code to existing lots as allowed by RCW 58.17.170(3). LU-P42: In the rural areas, development that is less dense and features larger lot sizes will be favored. Chapter 2 LAND USE KITTITAS COUNTY Page 19 Comprehensive Plan Subarea Plans The subarea comprehensive plans for Easton, Swauk-Teanaway, Thorp, Westside and Taneum can be found in Volume II of the Kittitas County Comprehensive Plan, 1996. These subarea comprehensive plans have no official standing in future land use decisions but may be used as evidence to support future comprehensive plan amendments. They constitute a major part of the County’s public participation in building the comprehensive plan. Snoqualmie Pass Comprehensive Plan The Snoqualmie Pass Subarea Comprehensive Plan has been adopted into the Kittitas County Comprehensive Plan. An introduction of the plan is found in Chapter 7 of this document, and the complete plan is attached in Appendix 2. Urban Growth Areas Urban Growth Areas (UGAs) are intended to urbanize and become annexed in the next 20 years. Until that time, these lands will continue to be under County jurisdiction. To ensure both consistency and coordination with the future annexing jurisdiction, planning for these areas will be done in concert with the respective cities. In addition, inter-local agreements with the individual cities may be necessary to provide the necessary administrative guidance and services to these unincorporated areas. As portions of the urban growth areas develop, it is assumed that these areas will be annexed to an adjacent city. Prior to annexation, intergovernmental agreements will need to be created to address the allocation of financial burdens that result from the transition of land from County to city jurisdiction. Similarly, agreements will need to be drafted to coordinate planning efforts for the unincorporated areas of the urban growth areas and with facility providers in the other areas throughout the County. The following are additional issues to be addressed by the cities and Kittitas County for the preparation and implementation of goals and policies contained in this comprehensive plan: Joint inter-local agreements 1: Unified or consistent subdivision code; Municipal utility extension agreement for water, sewer and gas; Intergovernmental service agreements for libraries, fire, emergency medical service, and parks and recreation; Unified or consistent zoning code with provisions for urban zoning, transitional zoning, and other transitional uses; Density and land use mapping; Airport Facility-flight safety zones, density, land uses, expansion of the airport and services provided for the City of Ellensburg; Extension and acquisition of rights-of-way; 1 This list is not intended to be all inclusive. Page 20 Unified or consistent road standards, stormwater standards and level of service; Annexation agreements; and Shoreline master program amendments. The individual cities within Kittitas County are responsible for developing a final urban growth area boundary, future land use plans for the unincorporated portion of their respective urban growth areas, and facility or service needs to accommodate the 20-year population growth. These plans are to be submitted to Kittitas County for consideration and ultimately adoption as a portion of the County comprehensive plan. RCW 36.70A.110(5) states, "Final urban growth areas shall be adopted at the time of comprehensive plan adoption under this chapter..." and RCW 36.70A.110(6) states, "Each county shall include designations of urban growth areas in its comprehensive plan." Urban growth areas are identified for the cities of Ellensburg, Cle Elum, Roslyn, Kittitas, and the Town of South Cle Elum. LU-P43: Kittitas County shall seek consistency in development regulations in urban growth areas with adjacent cities and when appropriate where rural development may impact future urban growth. This may be accomplished through: Coordination through the Conference of Governments Development of Interlocal agreements Use of overlay zones such as Rural Transition Zones LU-P44: All future development should consider the development’s adaptability to both public and private utilities such as municipal water and sewer systems. LU-P45: Expansion of the UGA shall be encouraged in areas least suited for agriculture and areas not impacted by critical areas. LU-P46: In UGAs where there is an absence of urban utilities, a system of subdivision and development should be encouraged which would produce a pattern capable of re- division to a higher density at such time when utilities are available. LU-P47: Encourage and accommodate future expansion of utilities and roadways in a logical manner for new development in urban growth areas. Expansion of utilities and roadways shall not be made exclusively to accommodate new development outside of urban growth areas. LU-P48: Adopt urban growth area (UGA) boundaries to accommodate residential and employment increases projected within the boundaries over the next 20 years. Chapter 2 LAND USE KITTITAS COUNTY Page 21 Comprehensive Plan LU-P49: The County should develop a study area around each Urban Growth Area that may lead to the development of a Rural Transition Zone overlay. The study area should consider but not be limited to: Strategies to accommodate urban development in the 20-to-50-year planning horizon Shadow platting to plan for and accommodate future development Transfer of Development Rights receiving areas Use of Cluster Development Urban design standards consistent with adjacent or nearby cities LU-P50: The UGAs shall be consistent with the following criteria: a) Each UGA shall provide sufficient urban land to accommodate future population/employment projections through the designated planning period; b) Lands included within UGAs shall either be already characterized by urban growth or directly adjacent to such lands; c) Existing urban land uses and densities should be included within UGAs; d) UGAs shall provide a balance of industrial, commercial, and residential lands; e) Each UGA shall have the anticipated financial capability to provide infrastructure/services needed in the areas over the planning period under adopted concurrency standards; f) Protect natural resource and critical areas; g) Encourage the conversion of undeveloped lands into urban densities (infill); h) Provide for the efficient provision of public services; i) Promote a variety of residential densities; and, j) Include sufficient vacant and buildable land. LU-P51: Per RCW 36.70A.060 forest land and agricultural land located within urban growth areas shall not be designated by a county or a city as forest land or agricultural land of long-term commercial significance under RCW 36.70A.170, unless the city or county has enacted a program authorizing transfer or purchase of development rights. LU-P52: Lands designated agriculture, mineral resource, or forest lands of long-term significance shall not be used to expand an urban growth area. Page 22 Commercial Land Use The present and long-established land use pattern in Kittitas County is the basis for planning future business development. That pattern finds most business located in established communities and/or business districts. LU-P53: Kittitas County will act to preserve the viability and integrity of existing business districts within the incorporated and unincorporated County. LU-P54: Most comparison shopping (general merchandise, clothing, appliance, auto, sporting goods) should be located in or near existing business districts. LU-P55: Home occupations and cottage industries which result in accumulations of vehicles, appliances, or other materials should be regulated and required to provide sight screening from adjacent properties and roadways. LU-P56: Highways and roads should not be developed with new commercial sites without compelling reasons and supporting economic data. Expansion and full development of existing business districts is encouraged. LU-P57: Designate sufficient available land for specialized commercial uses that are by their nature compatible with residential, agricultural, recreational, and other general land use types. LU-P58: Promote large-scale commercial development within the UGAs by encouraging infrastructure improvements and new business recruitment. LU-P59: Promote small-scale commercial development outside of UGAs when compatible with adjacent land uses. LU-P60: Encourage an adequate inventory of developable property to accommodate the siting of new, and the expansion of existing, commercial uses. LU-P61: Identify areas where mixed commercial and industrial uses can be sited if compatibility is evident. Industrial Land Use It is the objective of this plan and the policy of the County to improve conditions, insofar as possible, to attract industry. LU-P62: Location of Industrial Land. The County should designate sufficient industrial land located in areas convenient to utilities, fire protection, and to major transportation facilities (air, rail, freeway). Industrial developments may be permitted beyond urban growth areas, when zoning allows. LU-P63: Compatibility. Industry located adjacent to residential areas or along scenic routes should be situated so as to minimize impacts on those areas and should provide screening and other measures to achieve compatibility. Chapter 2 LAND USE KITTITAS COUNTY Page 23 Comprehensive Plan LU-P64: “Major Industrial Developments” may be approved within Kittitas County as authorized by the general principles of RCW 36.70A.365. “Major Industrial Developments” means a master planned location for a specific manufacturing, industrial or commercial business that: a) Requires a parcel of land so large that no suitable parcels are available within an urban growth area; or b) Is a natural resource based industry requiring a location near agricultural land, forestland or mineral resource land upon which it is dependent. The major industrial development shall not be for the purpose of retail commercial development or multi-tenant office parks. It is the intent of the above provisions that the Major Industrial Development policies are solely intended to identify a nonexclusive list of rural areas that possibly could be considered in the future for Major Industrial Development. This listing does not in any way designate those listed areas as industrial development sites, nor does it authorize industrial development sites within rural Kittitas County. Major Industrial Development sites will only be approved and designated in the future if and when appropriate policies have been developed, amendments to the County-Wide Planning Policies have been made, and the Comprehensive Plan has been amended to reflect such amendments. Kittitas County Airport Kittitas County has an “Airport Zone”, in which to protect its general aviation airport. Through its comprehensive plan and development regulations, in compliance with RCW 36.70.547, or as amended thereafter, the County shall discourage the siting of incompatible uses adjacent to its general aviation airport. The Kittitas County Airport (Bowers Field) is the largest airport in the County and provides air transport from the Ellensburg area to other airports. It is located adjacent to Ellensburg. Zoning revisions may be necessary from time to time to provide the protection needed for the continued safe operations of the airport. Such zoning proposals should be presented to the Planning Commission for recommendation to the Board of County Commissioners. LU-P65: The County shall maintain an Airport Layout Plan for the Kittitas County Airport (Bowers Field) in conformance with the Federal Aviation Administration. The area contained in the FAR Part 77 should be designated as the Airport Overlay Zone. LU-P66: The County should consider aviation easements in the Airport Overlay Zone. LU-P67: The County should consider notifying all property owners within the Airport Overlay Zone of airport activities. LU-P68: The County should adopt the following safety zones within the Airport Overlay Zone: Inner Safety Zone Inner Turning Zone Outer Safety Zone Sideline Zone Traffic Pattern Zone Page 24 LU-P69: All aviation related land uses should be considered acceptable in the area designated as “industrial,” provided that the FAA airport design criteria are met. LU-P70: The County should promote economic development and employment opportunities for the Airport Industrial Zone and Bowers Field Overlay Zone. LU-P71: The County should establish zoning standards which will insure that the industrial uses will not impact airborne aircraft because of height structures, smoke, glare, lights which shine upward, and radio transmissions, nor any water impoundments or sanitary landfills which would create hazards from waterfowl to airborne aircraft. LU-P72: The County should promote renewable energy developments and industries within the Bowers Field Overlay Zone. RURAL AND RESOURCE LANDS Rural and Resource Land Use Designations Four land use designations have been identified within this Comprehensive Plan. The first, Rural Residential lands, are those which are adjacent or near identified UGAs or LAMIRDs and have an infill potential at similar residential density. They generally have a lower population density than urban areas but higher than most rural areas. A limited level of government services usually exists, and they are often inside Fire Districts and are outside flood areas and most hazard areas. The second, Rural Working lands, generally encourages farming, ranching and storage of agriculture products, and some commercial and industrial uses compatible with rural environment and supporting agriculture and/or forest activities. Areas in this designation often have low population densities with larger parcel size compared to Rural Residential areas. Agriculture and forestry activities are generally less in scope than in the Resource lands. Rural Recreation is the third land use designation of the Plan. These lands often include scenic roadways, vistas, ski and hiking areas, and recreational and seasonal recreation residences. They include resort activities and provide limited commercial services to tourists and seasonal residents where rural character is preserved. Rural Recreation lands may be located in flood or other hazard areas where fishing and outdoor activities are prevalent. The final rural lands designation is Limited Areas of More Intensive Rural Development, or LAMIRDS. These areas are often small, rural communities where rural residents and others can gather, work, shop, entertain, and reside. Commercial and industrial development compatible with rural character may continue to locate and prosper in rural areas under limited conditions. Chapter 2 LAND USE KITTITAS COUNTY Page 25 Comprehensive Plan Kittitas County has utilized the standards set forth in RCW 36.70A.170 to designate resource lands, which may not currently be characterized by urban growth and must have long term commercial significance. In using these criteria, Kittitas County relied on the definitions found in RCW 36.70A.030 relative to resource lands, and to designates these lands into three categories: commercial agriculture, commercial forest, and mineral resource lands. A large portion of Kittitas County contains forested lands. Of these lands, 800,275 acres have been designated as forestlands of long-term commercial significance and are designated “Commercial Forest” lands within the Plan. Furthermore, 289,516 acres of the valley floor’s agricultural land has been designated as “Commercial Agriculture” since it is agricultural land of long-term commercial significance. “Mineral” resource lands of long-term commercial significance have also been designated. Goals, policies, and objectives for Rural and Resource Lands can be found in Chapter 8 of this Plan. Yakima Training Center This designation contains those lands within the boundaries of the Yakima Training Center, an area acquired by the Federal Government for military personnel training. The Department of Defense has developed a comprehensive Integrated Cultural and Natural Resource Management Plan which serves as the guidance document for the management of installation resources. Kittitas County recognizes this plan and the goal and policy statements that result from it. In the event any portion of the Yakima Training Center was to revert to another ownership, the County reserves the right to establish land use planning goals, policies and designations prior to such transfer being effective. Other Public Lands Approximately sixty-four percent (64%) of Kittitas County is managed by State and Federal Agencies. In addition to those lands owned by the U.S. Department of Defense, there are also lands managed by the U.S. Forest Service, U.S. Bureau of Land Management, Washington State Department of Natural Resources, Washington State Department of Fish and Wildlife, etc. SHORELINES The 2016 Kittitas County Shoreline Master Program goals and policies are adopted by reference into this comprehensive plan. Please refer to the Parks, Recreation, Open Space and Natural Environment Element for further discussion of the County’s Shoreline Master Program. CRITICAL AREAS As part of the growth management planning process, Kittitas County has adopted Critical Areas Policies. The following contain those policies. Kittitas County Code Title 17A, Critical Areas, contains development regulations which were adopted to implement these policies. Page 26 Kittitas County is in the process of completing a comprehensive update of its Critical Areas Ordinance, which is scheduled to be adopted in 2019. In addition, as part of this Comprehensive Plan update an Advisory Committee participated in the formulation of goals and polices for natural environments, including critical areas. Please refer to the Parks, Recreation, Open Space and Natural Environments Element of this Plan for a discussion of critical areas, including a detailed list of Goals and Policies. CULTURAL, ARCHAEOLOGICAL AND HISTORICAL RESOURCES The County shall adopt implementing regulations consistent with the following policies: LU-P73: Minimize the risk of disturbing cultural, archaeological and historic resources within Kittitas County. LU-P74: Prevent the destruction of or damage to any site having cultural, archaeological, historic, scientific, or educational value as identified by the appropriate authorities, including affected Indian tribes and DAHP. LU-P75: Consult with professional archaeologists, DAHP, and affected Native American tribes, before permitting or otherwise approving the use of development of shoreline areas containing cultural, archaeological, or historic resources. LU-P76: Consult with professional archaeologists, DAHP, and affected Native American tribes to establish procedures for salvaging cultural, archaeological, or historic resources, and/or for maintaining such resources in an undisturbed location. LU-P77: Make informed specific land use decisions based upon information provided by DAHP or Native American tribes. LU-P78: Ensure the use of the best available information, technology, and techniques in identifying, protecting, preserving, and restoring cultural, archaeological, and historic resources. LU-P79: Consult with DAHP and affected Native American tribes as appropriate in implementing the cultural, archaeological, and historic resources goals, objectives, policies, and regulations contained in a variety of Kittitas County codes. HAZARD MITIGATION The Kittitas County Multi-Jurisdictional Hazard Mitigation Plan was developed by twelve participating jurisdictions with the assistance of Tetra Tech and received final approval from FEMA in 2012. The plan outlines hazards which have or may occur within the County, along with mitigation actions that will reduce or prevent damage from occurring during hazard events. The information and actions identified within the Chapter 2 LAND USE KITTITAS COUNTY Page 27 Comprehensive Plan plan are designed to serve as guidance for integrating hazard mitigation concepts and strategies into land use decisions. The 2012 Kittitas County Multi-Jurisdictional Hazard Mitigation Plan is adopted by reference into this comprehensive plan subject to the following limitations: The Hazard Mitigation Plan is adopted as a reference document to be used by Kittitas County as an aid in land use, capital facilities, and public policy discussions, and by members of the public wishing to propose projects, pursue grants for projects, or propose agreements with landholders. Non-compliance or inconsistency with the Hazard Mitigation Plan shall not be considered noncompliance or an inconsistency with the comprehensive plan or the GMA; nor may any noncompliance or inconsistency with the Hazard Mitigation Plan be a basis for appeal of any land use or public policy decision made by Kittitas County. KITTITAS COUNTY Page 29 Comprehensive Plan HOUSING INTRODUCTION Housing impacts the character of our region; helps to define our quality of life; and plays an important role in both state and local economies. The purpose of this element is to describe Kittitas County’s goals and policies for the preservation, improvement, and development of housing, and the mechanisms that will lead to affordable housing opportunities at all economic levels of the population. This chapter identifies existing housing conditions and needs within Kittitas County, while anticipating housing needs for the period of 2017-2037. Included at the end of this element is a stated list of goals and policies to preserve existing housing stock, promote a variety of residential densities, and encourage the availability of affordable housing for all economic segments of the community. In accordance with the Growth Management Act, this element ensures the vitality and character of established residential neighborhoods, encourage the availability of affordable housing for all demographics, promote a variety of residential densities and housing types, and encourage preservation of existing and historical housing stock. Element Organization The Housing Element consists of three main sections. The first section, “Housing Conditions and Needs,” includes statistics, which support the County’s housing goals and policies. It summarizes existing housing conditions and projected housing needs within the County. It focuses on inventory data, which supports the County’s policy objectives and general approach on growth management. The second section, “Housing Goals,” presents a general set of comprehensive goals to guide in the implementation of the comprehensive plan. The final section, “Housing Policies,” consists of a set of policies designed to help in the implementation and adherence to the Housing Element, with special consideration given to future opportunities and unforeseeable outcomes that may arise. HOUSING CONDITIONS AND NEEDS To effectively plan for the housing needs of Kittitas County’s current and future residents, it is necessary to assess the existing housing conditions and needs within the County. This section describes the number, type and character of housing units within Kittitas County. It also describes the population of Kittitas County as it relates to existing and future housing availability. A significant portion of the data contained herein comes from the U. S. Bureau of Census 2010-2015 5-year estimates, Washington State Employment Security Department, and the 2017 Office of Financial Management estimates. Other information in this section comes from published reports regarding Kittitas County housing needs and population, and from housing studies completed by cities and subareas within the County. Page 30 Number, Type and Distribution of Housing Units According to the 2017 Office of Financial Management estimates, Kittitas County has approximately 23,665 housing units. Most of the housing units (53%), are located within unincorporated areas. This represents a change from the 2000 census, when the majority of housing units were located within incorporated cities. The largest city, Ellensburg has 36% of the County’s housing units. Table 3-1 shows the distribution of housing units by city and unincorporated areas for 2000, 2010 and 2015, and the percent change in the housing distribution over the fifteen-year period. While this data suggests a shift in development trends over the last 15 years, it is important to note that the majority of unincorporated residential development is taking place within Urban Growth Areas (UGA) and other census designated places including Snoqualmie Pass, Easton, Ronald, Thorp, and Vantage 2. Availability of Utilities The majority of housing units located within unincorporated Kittitas County are not served by public water or sewer systems. The number and percent of housing units on private wells and septic tanks has surpassed those currently connected to city systems. The majority of existing housing units in Kittitas County are owner occupied single-family units. In 2015, approximately 58% of the County’s housing units were owner occupied. Existing Conditions According to the 2017 Kittitas County Homelessness and Affordable Housing Plan, nearly one-third of all housing units were built before 1970, many owned or occupied by elderly individuals or low-income families who struggle to afford repairs and upgrades. Of the occupied housing units in Kittitas County, 42.7% are renter occupied. 2 Kittitas Land Capacity Analysis, 2016 Table 3-1 Housing Unit Distribution and Percent Growth By Area Jurisdiction 2000 2010 2015 Percent Growth Kittitas County 16,475 21,900 23,084 40% Unincorporated Kittitas County 7,444 11,430 12,139 63% Incorporated Kittitas County 9,031 10,470 10,945 21% Cle Elum 956 1,105 1,098 15% Ellensburg 6,732 7,867 8,315 24% Kittitas 510 579 618 21% Roslyn 623 648 645 4% South Cle Elum 210 271 269 28% Source: Office of Financial Management, 2017 Chapter 3 HOUSING KITTITAS COUNTY Page 31 Comprehensive Plan Of the total housing units, 67% are one-unit housing units, 21% are two or more-unit housing units, and 12% are mobile homes or “specials” (defined as an entity that owns and/or manages one or more group quarter facilities). Development Trends While the number of housing units is increasing in both incorporated and unincorporated areas of Kittitas County, the number of unincorporated housing units has grown at a rate 42% faster than that of incorporated areas over the same period. If population growth in Kittitas County continues along the same pattern as it has since 2010, the majority of new housing units will be single-family homes in unincorporated areas. Changes in zoning designations and the provisions of water and sewer services in unincorporated areas has the potential to play a role in orienting future growth around selected areas. As discussed in a 2016 County commissioned study on future population growth (Population Projection Review and Analysis), these allotments are already anticipated to curtail rural residential development in the future as growth is bound to the availability of future water supplies. Tenure and Occupancy Rates According to 2017 Office of Financial Management (OFM), there are 23,665 housing units in Kittitas County. Of the identified housing units, 17,826 were occupied as of the 2016 American Community Survey projections. This suggests approximately 5,839 units were vacant within Kittitas County at the time of the survey. These vacant units include seasonal and recreational households, and units available for rent at the time of the survey. In some areas of the County such as Easton, Snoqualmie Pass and Swauk-Teanaway, seasonal and recreational units comprise a majority of the available housing stock. In total, seasonal and recreational units represent approximately 70% of vacant units within Kittitas County. Housing Ownership Of the occupied units, approximately 10,270 were occupied by the owner, while the remaining 7,556 were renter occupied. This represents a home ownership rate of 58%. This rate represents a marginal drop in home ownership over the last fifteen years. Efforts targeted at assisting first-time homebuyers and offering housing in various price ranges may work to reverse this trend. Central Washington University represents the largest generator of group housing quarters, as many students are housed on campus throughout the year. With the planned expansion of Central Washington University, affordable housing stock (especially in the Ellensburg area) is expected to become increasingly student (non- permanent resident) oriented. Supported Living Assisted living facilities and foster care facilities represent other forms of group living quarters that currently exist within Kittitas County. Persons in assisted living facilities include individuals with special needs, and those of aging populations. The portion of the County’s population which is over the age of 65 years increased by 704 people between 2010 and 2015. As this generation nears retirement, there will be a growing need for additional senior housing and assisted or supportive living units. Smaller housing units and Page 32 Accessory Dwelling Units (ADU) are popular options for individuals and families post retirement. By law, this population is eligible to live in legally “age-restricted” communities. Other persons living in group quarters include individuals with developmental disabilities. As these individuals age, it is likely that some will require assisted living or nursing care facilities 3. Value and Cost of Housing Sale prices of homes are a common indicator of the value of homes available within a community. The average sale price for homes in the Lower Kittitas County area was $250,573 in 2006. By the second quarter of 2017 the average listing price of single-family homes available for sale was $257,573, with the average climbing to $355,354 in Upper Kittitas County. The median home value within Kittitas County was listed at $280,231 4. Housing Affordability This increase in home purchase prices has made home ownership beyond the affordability of many potential homebuyers. According to the 2017 Kittitas County Homeless and Affordable Housing Plan, the median household income in Kittitas County was $45,406 compared to $60,294 in Washington State. The per capita income for Kittitas County is listed at $24,014 compared to $31,233 for Washington State. The latest 5-year estimate from the American Community Survey places median monthly ownership costs (with a mortgage) at $1,476. Although Washington State and Kittitas County are fairly similar in mortgage costs (as a percentage of income), Kittitas County has a higher proportion of households with a mortgage over 35% of income. As the Department for Housing and Urban Development (HUD) classifies families who pay more than 30 percent of their income for housing as “cost burdened”, this inequity typically translates to increased challenges in affording other necessities such as food, clothing, transportation, home improvements, and medical care. In Kittitas County, the current mortgage limit for a FHA single-family loan is $275,665. Rental Properties Data from the 2006 U.S. Census indicated a median rent of $497 for Kittitas County. 2016 contracted apartment rent was $808, (lower quartile is $569, upper quartile is $1,097) representing a 63% increase from 2006 median rent estimates. At the time of this census, there were 7,186 renter households in Kittitas County. When considering the per capita income of Kittitas County in conjunction with the HUD recommended percentage of income to be spent on rental costs, an individual should spend approximately $600 on a single bedroom housing unit. 3 Kittitas County Mental Health/Developmental Disability Board 4 Figures based on information provided by local real estate broker database listing services Chapter 3 HOUSING KITTITAS COUNTY Page 33 Comprehensive Plan Housing Availability In April of 2017, the Kittitas County Conference of Governments (COG) made a recommendation to the Board of County Commissioners to adopt Office of Financial Management (OFM) numbers and distribution of population projections through 2037. These projections are intended to guide in the development of the 2017 Kittitas County Comprehensive Plan. This recommendation included a population projection of 65,967 residents within Kittitas County by the year 2037. From this projection, County-Wide Planning Policies have set population allocations for local jurisdictions. Using this projection, the 20-year population allocation for Kittitas County is anticipated to increase by 23,297 people. Based on data collected in the American Community Survey (ACS), there was an average of 2.34 people per household in 2016. This figure was for the entire county and represented the number of individuals living within a household. The following equation can be used to determine the number of future housing units that may be needed over the next 20 years. Projected Population Increase / Average number of persons per household = Total number of dwelling units needed » 23,297 / 2.34 = 9,956 Dwelling Units Needed Total number of dwelling units needed - Existing vacant units 5 = number of additional units needed » 9,956 – 1,345 = 8,611 By using these estimates in conjunction with 2016 Census projections for the average number of people per households and the County-Wide Planning Policies 20-year population allocation for Kittitas County, the total number of additional units needed between 2017 and 2037 is 8,611. The allocation of these housing units by geographic area and type will be determined by a number of factors including land availability, property ownership, land use controls and market forces. According to 2016 Census estimates, 323 building permits were issued in 2016. For Kittitas County to adequately accommodate its 2037 population projections, approximately 430 housing units will need to be made available on a yearly basis through the 20-year planning horizon. Residential Land Supply A land capacity analysis was conducted in July of 2016, with the intent of identifying existing and future residential land capacity in accordance with RCW 36.70A.070(2)(c). This analysis looked at the total acreage of vacant, partially developed, and underutilized land currently zoned for residential development. The analysis assumes that current (2015) occupancy rates and household sizes remain constant during the 20-year planning period. Study areas with a significant percentage of units in seasonal use show a much lower population capacity per housing unit. While these estimates are expected to accommodate projected growth over the next 20 years, a number of land capacity modeling assumptions have been made. For a full description of the land capacity analysis methodology, see Appendix B of the Kittitas Land Capacity Analysis, 2016 report. It is also important to note 5 The number of vacant units was estimated at 5,411 in 2015. Of those units, approximately 73% were considered seasonal/recreation units. Of the remaining housing units, 1,345 were available in 2015 to accommodate future population growth. Page 34 that the majority of residential land use, currently characterized as underdeveloped within this study is designated Residential-Vacation and Cabin (19) under existing Kittitas County Land Use. Table 3-2 provides a summary of these findings. City Housing Assessments There are five incorporated cities in Kittitas County, including Ellensburg, Kittitas, Cle Elum, Town of South Cle Elum, and Roslyn. These cities have designated Urban Growth Areas (UGAs) outside of their current city limits. It is recognized and anticipated that as these cities undergo their own individual Comprehensive Plan Updates, they work concurrently with Kittitas County to accommodate future projected growth and housing needs. Kittitas County intends to work collaboratively with neighboring jurisdictions and incorporated cities in order to identify and address housing issues as they arise in an appropriately scaled and equitable manner. Table 3-2 Housing and Population Capacity (2015) UGA Study Areas Unit Capacity Occupancy Rate Households Persons Per Household Population Capacity Cle Elum 3,195 78% 2,407 2.19 5,434 Ellensburg 5,683 93% 2,835 2.23 11,757 Kittitas 344 91% 167 2.57 807 Roslyn 216 67% 146 2.11 307 South Cle Elum 235 87% 196 2.29 467 Non-UGA Study Areas Easton 15 38% 6 3.29 19 Lavender 173 66% 114 2.34 267 Ranch on Swauk Creek 527 53% 277 3.28 910 Ronald 633 27% 168 2.42 408 Snoqualmie Pass 2,554 28% 710 2.36 1,674 SR 903/Salmon La Sac 95 25% 24 2.54 61 Suncadia 3,514 6% 217 1.75 379 Thorp 22 91% 20 2.35 48 Vantage 742 17% 126 2.42 306 Total in Urban Areas 9,673 8,414 18,772 Total in Rural Study Areas 8,276 1,663 4,072 Source: Kittitas Land Capacity Analysis, 2016 Chapter 3 HOUSING KITTITAS COUNTY Page 35 Comprehensive Plan HOUSING GOALS Kittitas County has established the following goals to guide future housing development. These goals were developed in response to existing housing conditions and identified needs within the County. Goals are intended to support the County-Wide Planning Policies. H-G1: Support strategies that increase and maintain the availability of affordable housing for all income levels throughout the county. H-G2: Encourage mixed residential and commercial development close to employment opportunities, public transportation, and social and health services within Urban Growth Areas. H-G3: Provide equitable housing options to allow residents with supported living needs to live as independently as possible throughout the County. H-G4: Encourage large employers and educational institutions to support housing options for their employees. H-G5: Encourage the development of housing types compatible with workforce and student housing lifestyles. H-G6: Allow for the development of accessory dwelling units and cooperative housing (multi-family) within Urban Growth Areas and in mixed-use (commercial/residential) corridors. H-G7: Provide a sufficient number of housing units for future populations in rural areas of Kittitas County while maintaining environmental corridors and quality habitats. H-G8: Provide for future populations while protecting individual property rights. HOUSING POLICIES The Kittitas County community can accomplish its stated housing goals through their intentional integration into future county decisions and through the active implementation of the following policies. These policies have been developed to guide future housing development as envisioned by the Kittitas County community. Policies focus on the relationship of zoning and land use to housing needs rather than recommending specific designation alternatives. H-P1: Establish development regulations and incentives that provide an equitable supply of housing types, sizes, costs and densities which are affordable to all economic groups throughout the County. H-P2: Promote a higher density of residential land uses by implementing innovative residential developments, such as cluster developments, master planned developments, and planned unit developments within urban growth areas. Page 36 H-P3: Identify lands within areas which are served by centralized water and sewer systems, paved streets, and have other public services provided to them which are suitable for higher density residential use, including multi-family and single family planned unit developments and clustered housing. H-P4: Promote and pursue grant opportunities to increase the supply and accessibility of housing for special needs populations. H-P5: Adopt zoning and development regulations that support ongoing residential/mixed use development and the preservation or rehabilitation of existing housing stock and established neighborhood character. H-P6: Promote the preservation, rehabilitation and reuse of historic structures for housing and other neighborhood compatible uses. H-P7: Invest in the maintenance and expansion of water, sewer, streets, parks and fire protection services to adequate service levels in areas designated for higher density residential uses. H-P8: Encourage home ownership within the community. H-P9: Allow multi-family units and accessory dwelling units in mixed-use buildings within commercial zones. H-P10: Improve accessibility and public services within areas compatible with group homes, foster homes, and other specialized care facilities. H-P11: Evaluate the impact of proposed policies and procedures on the cost of developing, preserving or maintaining of residential units prior to adoption. H-P12: Develop criteria for the use of density bonuses for new housing developments that include at least 10% affordable housing within urban growth areas. H-P13: Coordinate with other agencies and non-governmental organizations for the use of competitive subsidies and grants. H-P14: Support the use of non-profit community housing that will own and lease land and/or structures to homeowners and guarantee permanent affordability of the homes in the event of resale. H-P15: Allow use of innovative technology in residential developments which promote sustainable practices and healthy lifestyles. Chapter 3 HOUSING KITTITAS COUNTY Page 37 Comprehensive Plan This page intentionally left blank. 38 KITTITAS COUNTY Page 39 Comprehensive Plan TRANSPORTATION INTRODUCTION The Transportation Element aims to provide a 20-year vision for the County’s transportation system, which respects the character of each of its regions, supports anticipated growth, and builds on Kittitas County’s development as an attractive place to live, work, and play by supporting safe and comfortable travel by all modes through 2038. The overall vision for Kittitas County’s Transportation Element is to provide a safe, balanced, and efficient multi-modal transportation system that serves anticipated local and regional growth. Guidance from County staff and the Policy Working Group helped identify five goals, which serve as the foundation for this Element: Safe Efficient and Accommodates Growth, but Respects Rural Character Complete, Multimodal, and Accommodates Outdoor Recreation Leveraged by Active Partnerships Sustainably Funded and Maintains What We Have The project list included in the Transportation Element includes a total of $127.4 million in potential projects for the 20-year planning horizon. Of this, roughly a third ($36.9 million) is allocated for capacity enhancements, including roadway improvement and expansion, bikeways, and trails and over $90 million is allocated to projects that maintain roadways, bridges, and other infrastructure. With projected revenues and expenditures for the 20-year planning horizon, the County will have a projected financial shortfall of $91 million. To bridge this gap, a variety of funding strategies are discussed. While this Transportation Element plans for long-term growth over a 20-year period, it is recommended that it be updated every five to ten years in light of new policy changes or development that can affect the transportation system. To serve as a useful document for the community, including both County staff and the general public, this Transportation Element focuses on the County’s vision and the projects and programs intended to meet that vision. TRANSPORTATION NETWORK OVERVIEW Kittitas County possesses a rich and diverse mix of land uses and destinations that require a specialized transportation plan to ensure efficient mobility and accessibility throughout the County. The transportation network accommodates many modes of travel, including walking, bicycling, public transit, and driving. Vehicular travel is still the primary mode for most travelers in and around the County. Rural roads and highways form the foundation of the transportation framework with roadways connecting the many communities in Kittitas County. Additionally, transit is available within the city of Ellensburg. The Page 40 incorporated cities have relatively well-connected street grids, while rural roadways with more limited pedestrian amenities characterize the remaining areas of the County. Pedestrian and Bicycle Network Provision of facilities for walking and biking is essential to providing a functional, multimodal transportation system that accommodates all users. Most of the highly walkable areas in Kittitas County are in incorporated downtowns: Ellensburg, Cle Elum, and Roslyn all enjoy walkable downtowns with at least partial sidewalk coverage. South Cle Elum, Kittitas, and many of the unincorporated towns have significant sidewalk deficiencies that make walking and biking more difficult. Many rural routes lack facilities like sidewalks and wide shoulders altogether, and County ordinance allows speeds up to 50 mph on rural routes unless otherwise signed. High-speed roadways without separate nonmotorized facilities make walking and biking uncomfortable and less safe. Countywide, biking is accommodated on trails and on shoulders along rural roadways. The scenic Palouse to Cascades State Park Trail (FKA John Wayne Pioneer Trail), Coal Mines Trail, and routes in the recreation areas provide bicycle access and connectivity throughout the County. Moreover, the County’s Park, Recreation & Open Space plan identifies multiple locations for future trail improvements. Transit Network The city of Ellensburg is the only location in Kittitas County with regular intracity transit service. The existing Central Transit service is a collaboration between the City, Central Washington University (CWU), and HopeSource, a Community Action Agency in Ellensburg. Approximately 54,000 transit trips were taken in 2017 on Central Transit and it recently added two new routes to its regular service, one extending west to University Way and Dolarway Road and one north to Bender Road and east to Pfenning Road. The four fixed routes were free as of July 2017. In addition to the Central Transit service, Ellensburg is also served by the Yakima-Ellensburg Commuter operated by Yakima Transit and HopeSource offers on-demand shuttle service in Cle Elum, Easton, Kittitas, Ronald, and Roslyn. HopeSource trips must be booked two days in advance and specialized needs such as medical appointments are prioritized. Some bicyclists may be uncomfortable sharing the road with high-speed vehicles. A Central Transit bus in Ellensburg. Chapter 4 TRANSPORTATION KITTITAS COUNTY Page 41 Comprehensive Plan For connections outside of the County, Greyhound has a service with a stop in Ellensburg, the Apple Line bus travels north into Chelan and Okanogan counties, and the Bellair private charter bus takes residents to and from the SeaTac Airport. Grant and Kittitas Counties were recently awarded a grant to create an express route from Ellensburg at Central Washington University to Moses Lake in Grant County. This project will facilitate travel between the counties along the I-90 corridor. Freight Network Freight and goods movement is a vital and often underappreciated component of the transportation network. Everyone is directly impacted by how goods are delivered to ports, distribution centers, stores and homes. Freight movement is essential in Kittitas County in order to bring goods to citizens as well as to export products such as the world famous Timothy Hay grown in Kittitas County. Kittitas County is home to a number of key freight-generating and time-sensitive industries, including agriculture and forestry. Providing a transportation system that accommodates these key economic generators and the timely movement of goods is important to Kittitas County. The Washington State Department of Transportation (WSDOT) has identified the state’s major truck corridors. They rank the corridors by the amount of goods that they carry each year, measured in gross tons annually. The region is also bisected by a major railroad corridor carrying over 5 million tons of goods each year. These freight modes are major economic drivers in the region, both as customers to the businesses along the routes and as providers of goods movement for producers and growers in the County. Bowers Field Airport Bowers Field (ELN) is the largest airport in Kittitas County and is located just north of Ellensburg. Home to the Central Washington University Flight training program, it provides regional connections for tourism, emergency medical services, and firefighting operations. In 2012, it supported 129 jobs and $11.8 million in regional economic activity 6. Bowers Field is planning for significant capital construction over the next six years to better serve small jet aircraft and increase economic development opportunities. Auto Network and Level of Service With many Kittitas County residents and employees relying on vehicles as their primary mode of transportation, the County’s roadway network is critical to the transportation system. Growth within the 6 WSDOT. 2012. “Airport Economic Profile”. https://www.wsdot.wa.gov/NR/rdonlyres/A3DF6FC9-CB27-4CBD-BAA4- 31F26BC08896/0/2012BowersField.pdf Freight trucks are important for economic success but also bring transportation and safety challenges. Page 42 region has increased the strain on the roadway network, both in terms of traffic congestion and wear and tear. Growth is also concentrated in already developed areas of the County due to limited water availability in many areas. Most of the congestion in Kittitas County occurs in the urban areas or at certain times of the year – near ski resorts in winter or routes accessing the lakes in the summer. Heavy seasonal congestion on the major interstates and state routes can lead to traffic diverting onto local county roads. This poses both safety risks and delays to residents and also increases the maintenance burden on the County. The Growth Management Act (GMA) requires that the Transportation Element support the land uses envisioned in the Comprehensive Plan. Thus, an important component of this plan was forecasting how the future land uses envisioned in the County, as well as regional growth, would influence demand on Kittitas County’s transportation network. Based on growth estimates from Kittitas County Conference of Governments, the County is preparing for 23,297 new residents and 11,155 new workers by 2038. The County then allocated the growth throughout the region based on adopted zoning, observed development patterns, and other county policies. Analysis was conducted on 45 segments of interstate, arterial, and collector roadways throughout the County. Roadway segment operations were evaluated and assigned a level of service (LOS) grade based on their operations in terms of a ratio of PM peak-hour traffic volumes to the roadway segment’s capacity. In Kittitas County, the standard for a roadway to be considered “acceptable” is LOS C for rural roads and LOS D for roads within urban growth boundaries. Based on this analysis only one segment is expected to exceed LOS standards during the 20-year planning horizon – Bowers Road located just to the north of Ellensburg is projected to be at LOS E by 2038. This section is within the Urban Growth Area boundary in an area of rapid development. A future planned project to connect Bowers Road to Look Road would bring this section back into compliance with the County’s LOS standards and is included in the project list. Detailed LOS results and methodology can be found in the 2018- 2038 Kittitas County Long Range Transportation Plan. Based on the regional demand and the forecasted traffic volume, all other County roadways should be able to accommodate anticipated local and regional growth over the next 20 years. Nevertheless, the County should monitor key segments especially near freeway interchanges, proposed new commercial and residential developments, and potential bottleneck locations to maintain an efficient roadway network. Rural roads are the foundation of the Kittitas County road network. Chapter 4 TRANSPORTATION KITTITAS COUNTY Page 43 Comprehensive Plan GOALS AND POLICIES Kittitas County has established five goals to accomplish its overall vision for transportation in the future. The goals establish overarching priorities that serve the vision of this Transportation Element while policies lay out specific actions. Together, the goals and policies lay the foundation for the remainder of this Element, including the proposed project list and ongoing implementation of the Element. T-G1: Safe Create a transportation network that can be shared safely by all users and provides sufficient access for emergency response. T-P1: Require new development to provide multiple access points that are designed to support emergency access and evacuation. T-P2: Develop or update the existing evacuation plan that is interagency, ties specific transportation route designations to a countywide and regionally based system of emergency traffic routes, and identifies evacuation centers that accommodate people, pets, and livestock. T-P3: Develop and maintain a safe, efficient and environmentally sound multi-modal transportation system in accordance with local, state, and federal requirements. T-P4: Provide all weather, all-season use of the road system for the movement of goods and services. T-P5: Develop road standards that incorporate traffic calming techniques that are appropriate for the roadway and surrounding land use. T-P6: Implement safety improvements in areas with high accident locations, prioritizing those locations with pedestrian or all-terrain-vehicle collisions. T-P7: Seek program funds for implementing investments identified in the countywide safety plan. T-P8: Encourage new development to provide for safe transportation alternatives. T-G2: Efficient and Accommodates Growth, but Respects Rural Character Provide a transportation system network that works hand-in-hand with existing and planned land uses, supports farm-to-market and recreational tourism needs, but respects the rural character and wildlife that residents cherish. T-P9: Ensure an efficient regional system of roads that is functional, safe, accommodates evacuation, and is consistent with adopted County policy and local comprehensive plans. T-P10: Encourage the development and implementation of transportation demand management programs appropriate for the various communities in the County. T-P11: Develop and implement a concurrency management system, which identifies existing deficiencies and funded improvements to maintain adopted level of service standards. T-P12: Build and maintain a modern transportation network that expands and grows with the needs of its growing population. Page 44 T-P13: Identify transportation corridors to be preserved as part of the overall transportation plan by requiring right-of-way dedication or easements as part of development approval, and by acquiring right- of-way for future needs. T-P14: Maintain level of service “C” in rural areas and “D” in county urban areas as measured during the PM peak hour for roadway segments along segments that are classified as collectors or higher. Network: T-P15: Provide a transportation system with a hierarchy of roads, with distinct purposes, forming a complete network. T-P16: Encourage a grid system in the Urban Growth Areas (UGAs) where practical. T-P17: Evaluate and plan for regional facility improvements that may impact the County road system. Land U se: T-P18: Evaluate the merits of a proposed land use action against the potential impacts on the transportation system by reviewing development proposals for potential impacts to the transportation system and requiring developments to identify and mitigate their transportation impacts through SEPA or other local regulatory reviews and county permits or actions. T-P19: Provide a transportation system that corresponds to and is consistent with patterns of land development and which provides access to and from population centers and recreational opportunities identified in the comprehensive plans in accordance with adopted land use plans. T-P20: Encourage land use development patterns and investments which reduce the demands on the roadway network. Farm to Market: T-P921: Encourage opportunities for the county to explore rail transportation. T-P22: Identify, designate, and protect agriculture transportation corridors that facilitate farm use. Wildlife: T-P23: Consider refinements to roadway plans and design standards to minimize impacts to wildlife. T-P24: Where appropriate, new roadways should consider incorporating wildlife friendly design features. T-G3: Complete, Multimodal, and Accommodates Outdoor Recreation Fill gaps in the system to accommodate safe and enjoyable travel by those choosing to walk, bike, or use transit, including recreational users. T-P25: Consider alternative modes when reviewing development applications, incorporate multiple modes into transportation improvement projects, and establish development standards to support the use of alternative transportation modes. T-P26: Develop a variety of performance measurements to evaluate the multi-modal transportation system and prioritize improvements. Chapter 4 TRANSPORTATION KITTITAS COUNTY Page 45 Comprehensive Plan T-P27: Work with WSDOT, transit, and local agencies to develop park-and-ride, park-and-pool, and express transit service where the need for such facilities has been identified. Non-motorized: T-P28: Public Works will work to identify and evaluate high priority non-motorized corridors and on-road bike networks; coordinating efforts with adjacent projects and maintenance. T-P29: Encourage the expansion and use of non-motorized transportation by constructing and maintaining safe, efficient, and pleasant streets for pedestrian and bicycle use. Recreation: T-P30: Promote and support recreational activities throughout the County by providing adequate access to public lands. T-P31: Coordinate with other entities to identify viable options and projects for connection to the Palouse to Cascades State Park Trail (FKA John Wayne Pioneer Trail) within Kittitas County and to adjacent counties. T-P32: Support the construction of parking facilities at identified locations known for recreational and multi-modal use. Transit: T-P33: Support efforts to provide public transportation services to the general population. T-P34: Work with local transit operators to maintain existing transit services. Where appropriate, support service expansion. For the purposes of measuring Level of Service for transit routes in Kittitas County, the table at right summarizes this Plan’s standard. T-G4: Leveraged by Active Partnerships Coordinate with a broad range of groups (including local, state, and regional agencies, airports, businesses, and the public) to develop and operate the transportation system. County/Agency P lanning: T-P35: Identify, review, and resolve interjurisdictional transportation concerns within or affecting Kittitas County. T-P36: Work with WSDOT to minimize traffic on County roads resulting from congestion on heavily used state facilities. T-P37: Work with WSDOT, QuadCo RTPO, cities and neighboring counties to develop and maintain a system of arterials, collectors and local access roads. T-P38: Coordinate transportation planning, construction and maintenance efforts with all affected agencies by developing joint transportation standards for UGAs between the County and the adjoining city or town. Page 46 T-P39: Seek partnerships with other public or private agents when mutual benefits and significant cost savings are anticipated as a result of a coordinated transportation improvement project to maximize benefits while minimizing costs. T-P40: Actively participate on selected state, regional and local transportation committees. T-P41: Ensure County plans and policies are consistent with other plans and policies within the region. T-P42: Identify stakeholders and include them in the decision-making process, and jointly develop a process for resolving conflicts between jurisdictions. T-P43: Promote public information and communication with businesses, organizations, and individual citizens as part of the transportation planning and decision-making process. Airports/Airfields: T-P44: Protect Kittitas County Airport (Bowers Field), Cle Elum Municipal, DeVere Field and Easton State airports from adjacent incompatible land uses and/or activities that could impact the present or future use of these or other public use airports as essential public facilities. T-P45: Recognize air transport and airports as an important mode of the transportation system and coordinate with FAA and WSDOT Aviation Division. T-P46: Maintain up-to-date maps of airport overlays and make available to the general public. T-G5 : Sustainably Funded and Maintains What We Have Plan for a financially-viable system that considers the full lifecycle costs of infrastructure and leverages outside funds, while maintaining existing transportation facilities in a state-of-good-repair to ensure their continued function. Funding/Costs: T-P47: Improve the sustainability of the county’s funding for maintenance, operations, and capital improvements. Periodically review funding status and consider either increasing revenues generated by existing sources or establishing new funding sources for transportation. T-P48: Maximize local funds by pursuing outside funding sources for all transportation improvement projects. T-P49: Consider all funding options for financing transportation improvements by evaluating the potential funds, including taxes, grants, fees, etc., and securing funds from all available sources. T-P50: Encourage efforts to reduce the costs associated with administration of transportation improvement projects by identifying opportunities to consolidate or coordinate administration responsibilities. T-P51: Ensure the transportation system can support new development and that new development funds all new construction and improvements that might be necessary to maintain adopted level of service standards. Chapter 4 TRANSPORTATION KITTITAS COUNTY Page 47 Comprehensive Plan Project Choice/Prioritization: T-P52: Prioritize projects and expenditures of transportation funds that have multiple benefits. T-P53: Prioritize arterial improvements and maintenance activities based on traffic volumes, multimodal uses, and identified safety concerns. T-P54: Establish appropriate performance measures by maintaining the Pavement Management System (PMS) to measure pavement conditions and to prioritize maintenance or improvement projects, and the Hazard Elimination Safety Program to identify potentially hazardous locations and to prioritize mitigation measures. T-P55: Maintain an arterial system that can accommodate legal weights year-round by developing a program for identifying and prioritizing maintenance and reconstruction projects for roads that are used primarily for freight and goods movement. Maintenance: T-P56: Provide scheduled preservation and maintenance of valuable roadway assets. T-P57: Consider the traffic volumes, type of use, adjacent land uses, and maintenance costs before approving any new county-maintained gravel roads. T-P58: Maintain and operate transportation infrastructure according to industry standards. T-P59: Encourage and initiate Road Improvement Districts to bring all roads up to County standards. T-P60: Protect at-risk roads by imposing seasonal weight restrictions as appropriate. MODAL NETWORKS Roads in Kittitas County serve different travel purposes, and the modal networks therefore prioritize a different balance of users on each corridor. Determining how the entire transportation network fits together in Kittitas County requires identifying desirable routes for each mode, combining them to locate overlaps, and then identifying infrastructure enhancements to ensure safe and complete facilities for all modes. The following sections review the priority networks for each mode and establish their level of service standards. Walking Walking is the most fundamental transportation mode of all since virtually all trips include a walking component. Effective pedestrian facilities enable community building and social equity. While many of the County’s roads do not need fully separate sidewalks or paths due to the lack of destinations in close proximity in rural areas, arterials and collectors in the Urban Growth Areas (UGA) and Limited Areas of More Intensive Rural Development (LAMIRDs) may warrant dedicated pedestrian infrastructure. The County is required by Federal guidelines to establish an ADA Transition Plan. This should be prioritized to ensure that both new and existing pedestrian infrastructure is accessible for all users. Page 48 Table 4-1 and Table 4-2 establish guidance in terms of the level of accommodation that the County wishes to provide for pedestrians. Table 4-1 applies to the UGA and LAMIRD areas, where pedestrian demands warrant special attention. Table 4-2 applies to unincorporated areas outside of the UGA and LAMIRD areas, where pedestrian demands are considerably lower. Table 4-1 Pedestrian Accommodation Descriptions for Roadways within the UGA and LAMIRDs LOS Description Improved network of paved trails that are ADA accessible and have marked wayfinding signage and milepost markers. Maintain existing sidewalk and pedestrian facility provided on one side of the street. No pedestrian facility or existing facilities allowed to decay. Table 4-2 Pedestrian Accommodation Descriptions for Roadways Outside of the UGA and LAMIRDs LOS Description Improved network of pedestrian facilities from what exists today. Maintain existing sidewalk and pedestrian facilities. No maintenance of existing facilities, allowed to decay. Chapter 4 TRANSPORTATION KITTITAS COUNTY Page 49 Comprehensive Plan Bicycling The cities within the County already offer recreational bicycling options on the various trails spanning its length such as the Coal Mine Trail and Palouse to Cascade State Park Trail (formerly known as John Wayne Trail). Connecting to these routes from other areas of the County can be challenging, however, due to the lack of bicycle infrastructure. Bicyclists can share the road with motorists but high speeds, lack of paved shoulders, and lack of separation from auto traffic can be a deterrent. Table 4-3 establishes guidance in terms of the level of accommodation that the County wishes to provide for bicycles. Transit Transit operations are not dictated by the County but Kittitas County can still create an environment that is welcoming to transit. The County will work with Central Transit to assist with transportation accommodations for planned service expansions and identify areas where additional or future service or improvements are needed. Table 4-4 provides guidance for the County’s level of accommodation for transit. Table 4-3 Bicycle Accommodation Descriptions LOS Description Installation of facilities that provide more separation from vehicle traffic. Maintain existing bicycle infrastructure and support city and regional entities in implementing improvements. No maintenance of existing bicycle facilities, allowed to decay. Table 4-4 Transit Accommodation Descriptions LOS Description Work with transit to accommodate access to transit service expansion. Work with transit to maintain existing transit service. Failure to partner with transit operator. Page 50 Freight & Auto Most trips in Kittitas County occur along its roadway network, which serves as the backbone for accessing homes, jobs, and other destinations. Many of these routes are rural, however, and do not see significant traffic volumes throughout the day. Similarly, goods movement and delivery vehicles use some corridors frequently while other roads see only the occasional local delivery. The 2018-2038 Kittitas County Long Range Transportation Plan calls out the functional classification of each of Kittitas County‘s roads, in terms of whether it is an arterial, collector, or local road. These classes indicate the level of priority of each road for automobiles, specifically in terms of facilitating vehicle and freight mobility as well as other modes. The detailed figures in the 2018-2038 Kittitas County Long Range Transportation Plan show potential future road extensions, which may be completed over time as development occurs. The Long Range Transportation Plan also identifies the major WSDOT freight corridors that support goods movement. These classifications indicate the annual weight of goods that travel a corridor, whether via large trailer loads or smaller delivery vehicles. The functional classification and freight class of a road should guide future investments in streetscape to ensure that roads can carry appropriate freight loads. Kittitas County will maintain its current LOS standards of LOS C for rural roads and LOS D for roads within urban growth boundaries. Of the 45 road segments analyzed, all currently meet the County’s LOS standard. CAPITAL PROGRAM Collectively, the Transportation Element’s capital program adds up to $127 million in transportation improvements to be constructed over the next twenty years as seen in Table 4-5. The program was developed to create a transportation system that realizes Kittitas County’s transportation goal: a safe, balanced, and efficient multi-modal transportation system that serves anticipated local and regional growth. This vision is guided by the transportation goals outlined in this Element. With this goal in mind, the project list was developed. The detailed project list, located in the 2018-2038 Kittitas County Long Range Transportation Plan, describes the recommended projects, which represent a balance of safety, maintenance, and operational improvements for all modes. These projects provide a starting point for the County in developing its Six-Year Transportation Improvement Program, which is updated annually and is developed based on knowledge related to project feasibility and funding availability. Regional Collaboration The County’s priority in this plan is to coordinate with a broad range of groups to develop and operate the transportation system. A key element of this will be partnering with the city governments, WSDOT, U.S. Forest Service (USFS), and Federal Highway Administration (FHWA) to ensure regional travel patterns and spillover of interstate traffic onto county roads do not impact quality of life in Kittitas County. Chapter 4 TRANSPORTATION KITTITAS COUNTY Page 51 Comprehensive Plan Cities There are city projects outside of Kittitas County’s purview that will affect travel in and around the County. Ellensburg recently updated their comprehensive plan and identified transportation projects within the city limits that are needed to accommodate future growth. The County should balance its land use and roadway network with adopted city plans. Coordination with Ellensburg as well as the other cities within the County will be necessary to determine the best allocation of resources for transportation improvements. Transit Facilities On the transit side, Ellensburg is working to improve Central Transit service and facilities within the City that will connect with regional transit options. Greater Kittitas County currently only has on demand transit service within the region but a more integrated Central Transit network would support the County transit and any future expansions. Increased Central Transit service would also connect residents to the intercity Yakima Commuter route that travels between Ellensburg and Yakima during the week. WSDOT WSDOT supports multimodal integration into projects and planning multi-agency and community network interconnectivity. The state system provides access to key destinations within the County, so WSDOT will partner with Kittitas County to ensure that both agencies’ needs and concerns are addressed. One of the biggest projects that will impact travel in the region is the WSDOT I-90 Snoqualmie Pass East widening. The first two phases of the project will complete widening, paving, and safety improvements Table 4-5 Costs of Kittitas County Transportation Plan (20+ Years) Project Needs Description Total Cost (in millions) Road Projects to Accommodate Growth Ensuring LOS standards are met $2.4 Roadway Investments Traffic signals, intersection improvements, capacity enhancements $19.6 Nonmotorized Bicycle and pedestrian projects, trails $4.9 Evacuation Priority evacuation routes $10 Bridge Replacement Replacement of bridges that are structurally deficient or +75 years $61.6 Maintenance and Rehabilitation Overlay, pavement repair, and bridge repairs $28.8 Planning Planning studies $0.1 Total $127.4 Source: Fehr and Peers, 2018 Page 52 along seven miles of I-90 and are projected to be finished in 2019. Completion of this roadway is expected to improve safety and mobility within Kittitas County. U.S. Forest Service The USFS owns and maintains roads throughout Okanogan-Wenatchee National Forest, which covers a large portion of Kittitas County. Maintenance and repairs are necessary to provide access to popular recreation destinations. Collaboration with the USFS is necessary to ensure these facilities are maintained and accessible to Kittitas County residents and visitors. Federal Highway Administration The Federal Highway Administration (FHWA) partners with local agencies to oversee maintenance, capital projects, and preservation of the country’s roads and bridges. It regulates road operations, provides research and guidance on transportation best practices, and is a potential source of funds for improvement projects throughout the County. FUNDING STRATEGIES This Transportation Element considers Kittitas County’s funding picture over the next 20 years and provides strategies to support implementation. Based on historical revenues, the County will generate an estimated $207 million over the 20-year planning horizon, with $130 million available for operations and $77 million restricted for capital expenses. With a projected $171 million in operational expenses, the County faces a $41 million deficit in operating revenues. The $77 million in revenue for capital expenses is not sufficient to complete the $127 million of projects on the County’s prioritized project list. The County faces an additional $50 million deficit in revenues for capital projects. Together, the County faces a $91 million deficit in operating and capital costs. Detailed revenue and expenditure calculations can be found in the 2018-2038 Kittitas County Long Range Transportation Plan. Any funding strategy must balance stated goals against developing sustainable revenue sources that are feasible for the County to implement. Historically, the County’s transportation program has been operating at capacity. During the last few years, transportation revenues have dropped below operating expenditures. At the same time, the County has been accumulating a growing list of capital projects that are critically needed to provide safe roads, highways, bridges, and infrastructure. In addition, the County had been growing at a steady rate and this growth is expected to continue. Looking into the future, Kittitas County faces a fundamental, structural challenge—and this larger systemic issue must be considered as part of a long-term transportation funding strategy. Balancing Financial Capacity With Future Funding Needs When comparing total available revenues for transportation with expected costs over the 20-year planning horizon, revenues fall short of paying for the current estimated operating and capital costs. Chapter 4 TRANSPORTATION KITTITAS COUNTY Page 53 Comprehensive Plan Two main strategies can be used to balance this implementation plan: 1) Decrease expenses by decreasing level-of-service or further prioritizing capital projects. 2) Increase revenue, through increases in existing funding tools or implementation of new funding or financing tools. Decreasing current expenses is not likely to yield large gains, as the County has already implemented this strategy where possible. Given the limited ability of the County to further reduce expenditures, a list of potential funding and financing tools was compiled to help address future funding needs. It is recommended that the County pursue a Transportation Benefit District (TBD) and then establish a Vehicle Licensing Fee, in combination with a County Road property tax levy lid lift. It should also explore Transportation Impact Fees and a Sales and Use Tax levied via a Transportation Benefit District as avenues for additional revenue. While Impact Fees can only be used for capital costs, the other three can be used to cover both operating and capital costs. Table 4-6 summarizes these tools and their potential for revenue. Another option that could be explored is tolling on county roads. Tolling can help to manage congestion due to overflow from state facilities, as it helps drivers realize the true costs of using county roads instead of state roads. However, the infrastructure to support tolling is not yet in place and could be costly and staff intensive to implement and maintain. Table 4-6 Potential Additional Revenue Generated by Funding Tools Funding Source 2018 – 2023 2024 – 2027 Total, 2018 – 2027 2028 – 2037 Total, 2018 – 2037 (Years 1 – 6) (Years 7 – 10) (Years 1 – 10) (Years 11 – 20) (Years 1 – 20) Transportation Benefit District – Vehicle Licensing Fee $6,540,000 $6,510,000 $13,050,000 $18,570,000 $31,610,000 Transportation Benefit District – Sales and Use Tax $4,740,000 $3,500,000 $8,250,000 $9,990,000 $18,240,000 County Road property tax levy lid lift ($1.75 per $1000 AV) $22,170,000 $13,150,000 $35,320,000 $26,990,000 $62,320,000 Transportation Impact Fees $6,000,000 $4,000,000 $10,000,000 $10,000,000 $20,000,000 Total $39,450,000 $27,160,000 $66,620,000 $65,550,000 $132,170,000 Note: These figures are rounded to the nearest 10,000. Source: Kittitas County Public Works 2018; Washington State Department of Licensing 2018; BERK Consulting 2018. 54 KITTITAS COUNTY Page 55 Comprehensive Plan C APITAL FACILITIES PLAN INTRODUCTION The purpose of the Capital Facilities Plan (CFP) is to plan for adequate public facilities within the County’s financial capability. The CFP provides the framework for this planning effort and adopts by reference a six- year list of proposed projects and financing plan called the Kittitas County’s Capital Improvement Program (CIP). Projects proposed in the CIP are public facility improvements needed to shape and maintain our quality of life. All of the public facility improvements identified in the CIP must be consistent with the land use element of the Comprehensive Plan and scheduled to be in place concurrently with development impacts to maintain or exceed adopted standards for levels of service. Kittitas County public facilities include County owned buildings, land, parks and roads. Other public facility plans that are not under Kittitas County ownership are also listed or included by reference, such as plans for water, sewer, fire, schools, and parks. A capital project may include a newly constructed facility, a renovated facility, a major repair, or reconstruction of damaged or deteriorating facilities. This plan does not cover routine maintenance, furniture, or equipment. Statutory Requirements The Growth Management Act (GMA), adopted by the Washington State Legislature, requires comprehensive planning to guide growth and development. The CFP is one of six mandatory planning elements that GMA requires in each County’s Comprehensive Plan (RCW 36.70A.070 (3)). The CFP must identify specific facilities, include a realistic financing plan, and adjust the plan if funding is inadequate. Washington Administrative Code (WAC 365-196-415) provides requirements and recommendations for the CFP element. Relationship with Other Documents There is a direct relationship between the CFP and the land use element of the Comprehensive Plan. The land use element determines where and at what density population and employment growth will be located. The CFP identifies the thresholds of growth when new and expanded public facilities will be needed, and indicates the County’s priority system for constructing the identified public facilities. Although some public facilities are provided by government agencies or private entities other than the County, the County is responsible to show that these services are available. Identified improvements to public facilities that are owned or operated by Kittitas County shall also be included in the County's annual budget. Any identified public facility improvements that are not owned or operated by the County, but by independent districts or private organizations, should be included in the annual budgets and Capital Improvements Programs of the entities which provide those public facilities. Page 56 State, local government, and district plans that are affected by proposed public facility improvements will be considered prior to inclusion of the improvements in the CIP. This includes considering a city’s comprehensive plan when evaluating proposed improvements that affect that city’s Urban Growth Area. CFP Update Process Any updates to the CFP element of the Comprehensive Plan will be considered concurrently with other proposed amendments that are docketed for the annual Kittitas County’s Comprehensive Plan amendment review. Kittitas County’s Capital Improvement Program (CIP), adopted by reference, is a dynamic document that will be updated annually to reflect new cost information, funding information, project list changes, and existing facility updates. The annual updates to the CIP will be done prior to the annual budget process so that CIP projects can be included in the annual budget. CAPITAL PROJECT SELECTION PROCEDURES Levels of Service Standards The County’s levels of service standards for public facilities are as shown in Table 5-1. Application of Levels of Service Standards The County and public facility providers will use the level of service standards shown in Table 5-1 for identifying improvements needed to: Address existing deficiencies. Preserve existing capacity. Provide for new development Enhance quality of life. Meet other community needs not related to growth. Table 5-1 Kittitas County Level of Service Standards Facility Category Type Standard for Level of Service 1. Transportation Roads LOS C in rural areas and LOS D in federal urban areas 2. Parks and Recreation Regional Parks 5 acres per 1,000 population 3. Solid Waste Disposal Solid Waste 4.0 lbs. per capita per day Chapter 5 CAPITAL FACILITIES PLAN KITTITAS COUNTY Page 57 Comprehensive Plan The County will evaluate whether or not these levels of service standards are being met when updates to the Comprehensive Plan are performed according to the deadlines in RCW 36.70A.130(1), when urban growth areas are reviewed according to RCW 36.70A.130(3), and facilities are inadequate, the County will consider one or more of the following strategies: Reduce public facility demand. Reduce level of service standards. Increase revenue. Reduce the cost of the needed public facilities. Reallocate or redirect population and employment growth to make better use of existing facilities. Phase growth or adjust the timing of development if the lack of public facilities is a short term issue. Revise countywide population forecasts within the allowable range. The County will also evaluate if proposed development activities would reduce the levels of service of public facilities below the adopted standards. If a proposal is expected to impact a transportation facility, lowering its levels of service below the standard, then preliminary development approval shall not be granted unless improvements or strategies are made concurrent with the development that will maintain the levels of service standards. All other types of public facilities with level of service standards listed above do not have the specific concurrency requirement that transportation facilities have, but they do require the provision of adequate public facilities as a condition of project approval. Project Criteria Other Than Levels of Service Standards Public facility improvements that are not needed for maintaining levels of service standards can be programmed if they are: Facility repairs. Remodel. Renovation. Replacement of obsolete or worn out structures. Improvements that do not reduce financing for other improvements needed to achieve or maintain the standards for levels of service. Improvements that do not contradict, limit or substantially change the goals and policies of any element of this Comprehensive Plan. Public facility improvements may also provide capacity in excess of what would be required to achieve or maintain levels of service standards (i.e., the minimum capacity of a capital project is larger than the capacity required to provide the level of service). Excess capacity is beneficial if it results in economies of scale making it less expensive than a comparable amount of capacity if acquired at a later date. However, these projects should be given a lower priority than projects needed to maintain levels of service standards. Analysis of Future Development The County will estimate the type and amount of public facilities needed to accommodate future growth by evaluating previously issued development permits and determining future growth patterns. Page 58 Future development will be required to pay its fair share of the capital improvements needed to address the impact of such development and the portion of the cost of the replacement of obsolete or worn out facilities. The different methods of payment allowed for these capital improvements include: Voluntary contributions for the benefit of any public facility. SEPA mitigation payments. Dedications of land. Provision of public facilities. Future development will not be required to pay fees for needed public facilities to reduce or eliminate existing deficiencies. The growth forecasts, to be used for planning purposes and the specific growth targets for each UGA, are developed using the Kittitas County population projections established by the State of Washington Office of Financial Management (OFM). The OFM prepares high, medium and low forecasts for each county, with the middle range representing the most likely scenario. Kittitas County jurisdictions determined that the high forecast best represents growth trends in this area. This 2% growth rate was selected as a slight refinement to OFM’s projections, based on a review completed by Berk & Associates in July 2016. The OFM projections are provided as a range of low, medium or high. For Kittitas County, the OFM projections range from 0% growth for the low projections, 1.08 percent growth for the medium projection, and 2.13% for the high projection. Typically, Counties and Cities will simply adopt the medium projection to for their planning purposes. Because the medium projection is OFM’s actual estimate, and the high and low projections are to provide for a margin of safety, it is assumed that the medium projection will be the most accurate in most cases. Occasionally, however, a local government will have reason to believe that OFM’s projections are not reflective of local conditions. In such cases the burden is on the local government to refine or overturn the OFM projections before using different projections for comprehensive planning. While Kittitas County is not using the middle projection for this Comprehensive Plan, the projection of 2% as the growth rate, which falls between the high and medium OFM projections, is well within the range for acceptable planning practices under GMA, because it does still fall within the overall range of OFM projections. The County’s decision to deviate from the OFM medium growth projection is based on careful analysis and local knowledge of the growth patterns and trends in recent years, as well as well-founded projections of what to expect in the future. In 2015 Kittitas County and the Cities/Town within the County entered into inter-local agreements to study the 2012 OFM projections. This resulted in the Berk & Associates report, which lists several factors that argue in favor of a higher than medium projection growth rate, including the emergence of Kittitas County as a retirement destination. Also, as housing prices and cost of living have increased in King and Snohomish Counties, the desirability of Kittitas County as a location for long distance commuters has increased substantially. This trend is not expected to change over the next 20-year planning timeline. In addition to the Berk analysis of OFM’s 2012 projections, data released by OFM in September 2017 support the County’s decision to use a higher than medium projection growth rate. The OFM publication “Growth Chapter 5 CAPITAL FACILITIES PLAN KITTITAS COUNTY Page 59 Comprehensive Plan Management Act Population Projections – 2017 Update” (September 2017) estimates Kittitas County’s current population at 44,730, while the 2012 medium projection for 2017 was 43,671. In other words, the actual 2017 population is 1,059 more people than was projected 5 years ago. Based on this fact, as well as factors discussed above and contained in the Berk analysis, the County’s decision to use 2% as a projected growth rate is well within reason and is defensible by GMA planning standards. Siting Public Facilities There are types of public facilities that cannot be located in rural areas of the County but must remain in the City or Urban Growth Areas (UGA). These include new municipal urban public facilities for residential development such as sewage collection and treatment, urban street infrastructure, and storm water collection facilities. The County may coordinate planning and development of public facilities in UGAs with municipalities and public facility providers by entering into interlocal/joint planning agreements, contracts, memorandums of understanding or joint ordinances. Capital facilities and utilities may be constructed and operated by outside public service providers on rural properties if they are within the boundaries of a Master Planned Resort (MPR), LAMIRD, or Fully Contained Community which is approved pursuant to County Comprehensive Plan policies and development regulations. Electric and natural gas transmission and distribution facilities may be sited throughout Kittitas County both inside and outside of municipal boundaries, UGAs, MPRs, LAMIRDs, and Fully Contained Communities. The County will coordinate with the Kittitas County Conference of Governments and/or municipalities within the County when siting regional and community facilities. This coordination may include developing an inventory of essential facilities, determining a fair share allocation of essential facilities, determining needed facilities and the jurisdiction responsible for each facility, conducting public involvement strategies, and assuring protections for the environment, public health, and public safety. Improvements to Public Facilities Identified in Other Plans Various plans have been prepared that identify potential capital projects that can be included in a future six- year plan. The County will consider these projects as funding becomes available or when it is determined that public facilities have inadequate levels of service. The following plans will be considered: Swiftwater Corridor Vision Plan. It was prepared by a citizen’s advisory committee in 1997 to identify unique and special features within the State Route 10 corridor. This plan recommends strategies and capital improvements that are focused on economic development and tourism programs. Kittitas County Outdoor Recreation Inventory. It was completed June 1, 2004 by the Recreation Advisory Committee to identify recreation activities and services. The recreation opportunities and facilities include parks, trails, river access, public lands access, campgrounds and picnic facilities. Economic Development Strategic Plan, prepared for the Kittitas County Economic Group in July, 2009. It is a framework for investment decisions and providing guidance in growth for the County’s economic future. Solid Waste Management Plan – Identified to be updated in 2019. Page 60 Airport Plan (Bowers Field) Kittitas County has an “Airport Zone”, in which to protect its general aviation airport. Through its comprehensive plan and development regulations, in compliance with RCW 36.70.547, or as amended thereafter, the County shall discourage the siting of incompatible uses adjacent to its general aviation airport. The Kittitas County Airport (Bowers Field) is the largest airport in the County and provides air transport from the Ellensburg area to other airports. It is located adjacent to Ellensburg. Zoning revisions may be necessary from time to time to provide the protection needed for the continued safe operations of the airport. Such zoning proposals should be presented to the Planning Commission for recommendation to the Board of County Commissioners. Prioritizing Public Facility Projects Prioritization of projects and programs can be difficult, so the County established the following general guidance in prioritizing public facility projects, from highest to lowest priorities: 1) Repair existing public facilities to achieve or maintain adopted level of service(s). 2) Construct new or expanded public facilities to achieve or maintain adopted level of service(s). 3) Repair existing public facilities or construct new public facilities to eliminate hazards. 4) Construct new or expanded public facilities to achieve or maintain adopted level of service(s) as forecasted during the next six-years. 5) Repair existing public facilities or construct new public facilities to reduce the operating cost of providing a public service or facility. 6) Construct new facilities to provide excess capacity that will be needed beyond the next six-years. 7) All other facilities the County is obligated to complete that do not meet the criteria above. EXISTING FACILITIES Kittitas County currently owns and is responsible for maintaining existing facilities listed in Table 5-2. These facilities are located both in the County and within incorporated Cities within Kittitas County. These listed facilities, new facilities, and the updating and maintenance of these facilities will be described in the Capital Improvement Plan (CIP) on an annual basis. Chapter 5 CAPITAL FACILITIES PLAN KITTITAS COUNTY Page 61 Comprehensive Plan Kittitas County Facilities Value of Facility Kittitas County Facilities Value of Facility County Courthouse – Building Not Determined Cle Elum MRW Building $62,000.00 Boating Storage Building $75,490.61 Cle Elum Transfer Station Pole Building $6,204.20 Sorensen Building $158,680.95 Ryegrass Leachate Conveyance Tank Building $132,570.19 Public Safety Building Not Determined Compost Facility Building $82,265.39 Sheriff Office Building Not Determined Ryegrass Building $32,278.38 Permit Center Building $777,991.00 Hazardous Waste Storage Building $53,225.34 Jail Pod Not Determined Shop Building $25,000.00 Office/Restrooms $81,327.74 Office Building $65,000.00 Maintenance Shop Building $81,327.74 Scale House Building $30,000.00 Armory $472,840.00 Transfer Street Building $300,000.00 Upper District Court Building $876,762.69 Cle Elum Transfer Station Building $500,000.00 Posse Barn Building $81,327.74 Cle Elum Scale House Building $30,200.00 Posse Barn 1 Building $81,327.74 Cle Elum Employee Building $30,000.00 Posse Barn 2 Building $43,283.75 Recycling Shed $6,339.59 Light Horse Barn $81,327.74 Airport Hanger Building 404 $490,090.00 Bloom Pavilion Building $81,327.74 Vantage Restroom $30,364.00 Second Rodeo Barn $81,327.74 Gold Buckle Club Building $201,951.00 First Rodeo Barn $81,327.74 Mobile Home #1 $9,145.15 Restroom 1 Building $81,327.74 House Behind Laundry $39,628.99 Restroom 2 Building $81,327.74 House Behind F&L $45,725.76 Swine Barn Building $81,327.74 F&L Tavern $33,532.22 4-H/Home Arts Building $81,327.74 Shady Brook Laundry $24,387.07 Grandstand Main Building $81,327.74 Shady Brook Enclosed Shed $15,241.92 Buckaroo Stands Building $81,327.74 Shady Brook Open Shed $9,145.15 Covered Bleachers – West $81,327.74 Shady Brook Warehouse $21,338.69 Uncovered East Bleachers $81,327.74 Shady Brook House 900 N Alder $57,919.29 Covered Bleachers – West $100,000.00 Shady Brook Mobile Homes Group $48,774.15 Cattle Barn Building $81,327.74 LC Shop Office Addition $30,335.70 Superintendent Building $81,327.74 LC Repair Shop $48,207.08 Superintendent Building $43,283.75 UC Repair Shop $25,710.44 Frontier Village $81,327.70 LC East Equipment Shed $82,252,89 Frontier Village Buildings $81,327.72 LC Northeast Equipment Shed $23,035.68 New Ticket Office Building $81,970.00 LC West Equipment Shed $70,009.61 New Ticket Office Building $28,372.75 LC Northwest Equipment Shed $25,525.68 Ticket Office Gate $7,588.39 UC East Equipment Storage Building $41,600.20 Bowling Alley Building $256,833.54 2010 UC Equipment Storage Building $124,087.68 Ryegrass Landfill Building $27,450.64 Table 5-2 Kittitas County Existing Facilities Page 62 FINANCING Funding Sources for Public Facility Projects Identifying funding sources for public facility projects is critical to the success of the Kittitas County’s Capital Improvement Program (CIP). It requires coordination among County Departments and a thorough understanding of the fiscal capacity of the County to finance these facilities. Public facility projects are often very expensive, requiring multi-year commitments of financial resources. It is important to understand that a CIP does not represent a financial commitment or guarantee that the projects will be implemented. County approval does not automatically authorize funding. It does approve the program in concept and provides validity to the planning process. In an attempt to stretch money as far as possible, many different funding sources are considered. The financing of some projects relies on outside grant resources. If grants are not received the projects may be delayed, removed, or financed with dedicated revenues, general revenues, excess surplus funds, or bond financing. The various methods of financing are as follows: 1) County enterprise funds have been established for certain County Departments such as the Solid Waste Department. Enterprise funds are financing from: Debt to be repaid by user fees and charges and/or connection or capacity fees for enterprise services. Current assets (i.e., reserves, equity or surpluses, and current revenue, including grants, loans, donations and interlocal agreements). A combination of debt and current assets. 2) Non-enterprise funds are financed from: Current assets: (i.e., current revenue, fund equity and reserves) Debt (see County’s debt management policy) Combination of current assets and debt. The County is guided by the following three principles in selecting a funding source for public facility improvements: 1) Equity: Whenever appropriate, the beneficiaries of a project or service will pay for it. For example, if a project is a general function of government that benefits the entire community, such as a school, police station, or library, the project will be paid for with general tax revenues or financed with general obligation bonds. If, however, the project benefits specific users, such as water and sewer facilities, the revenues will be derived through user fees or charges, targeted taxes, and assessments. 2) Effectiveness: In selecting a source or sources for financing projects, the County will select one or more that effectively funds the total cost of the project. For example, funding a capital project, or the debt service on a project, with a user fee that does not provide sufficient funds to pay for the project is not an effective means of funding the project. Chapter 5 CAPITAL FACILITIES PLAN KITTITAS COUNTY Page 63 Comprehensive Plan 3) Efficiency: If grants or current revenues are not available to fund a project, the County will select a financing technique that provides for the lowest total cost consistent with acceptable risk factors and principals of equity and effectiveness. These methods currently consist of fixed-rate general obligation or revenue bonds issued by the County, special funding programs funded by state or federal agencies, or special pool financing. When public facility improvements are located both in the City and Urban Growth Areas, the County and City can jointly sponsor the formation of Local Improvement Districts, Road Improvement Districts, and other benefit areas for the construction or reconstruction of infrastructure to a common standard. When Funding Is Unavailable If revenues that require voter approval in a local referendum that has not been held or is held and is not successful, the CIP will be revised at the next annual amendment to adjust for the lack of such revenues, in any of the following ways: Reduce the level of service for one or more public facilities; Increase the use of other sources of revenue; Decrease the cost, and therefore the quality of some types of public facilities while retaining the quantity of the facilities that is inherent in the standard for level of service; Decrease the demand for and subsequent use of public facilities; A combination of the above alternatives. Developments that require public facility improvements shall be required to secure financing for these improvements as a condition of final County approval. Maintenance Financing The County intends to set aside sufficient revenue to finance ongoing maintenance needs and to provide periodic replacement and renewal of public facilities. This is necessary to keep public facilities in good repair and to maximize their useful life. The County should not provide a public facility, or accept the provision of a public facility by others, if the County or other provider is unable to pay for the subsequent annual operating and maintenance costs of the facility. SIX-YEAR PLAN The County shall provide, or arrange for others to provide, the public facility improvements planned to take place in the next six-year period, with projected beginning and completion dates, estimated costs, and proposed methods of financing. This information is detailed in Kittitas County’s Capital Improvement Program (CIP) and is considered the six-year plan. Page 64 The six-year plan is reviewed and updated annually in conjunction with the annual budget process for corrections, updates, and modifications concerning costs, revenue sources, identified public facilities, and schedule. Each update to the six-year plan in the CIP is adopted by reference. EXISTING FACILITY INVENTORY Kittitas County’s Capital Improvement Program (CIP) includes an inventory of the public facilities in Kittitas County. The CIP’s existing public facility inventory is updated annually, and each update is adopted by reference. The purpose of maintaining a current inventory of existing public facilities is to show what facilities are currently available to County residents, what condition they are in, and whether they have sufficient capacity to address long-term community needs. GOALS CF-G1: Provide needed public facilities that are within the ability of the County to fund the facilities, or within the County's authority to require others to provide the facilities. CF-G2: Manage the land development process to ensure that all development receives public facility levels of service equal to the standards adopted by the County Commissioners by implementing the schedule of capital improvements contained in this Capital Facilities Plan, and by using the fiscal resources. CF-G3: Provide consistency with the adopted land use map and the goals and policies of other elements of this Comprehensive Plan. CF-G4: Provide and maintain adopted standards for levels of service for existing and future development in a manner and location consistent with the Land Use Element of this Comprehensive Plan. CF-G5: Develop criteria and cooperative and structured processes through the Kittitas County Conference of Governments for siting regional facilities. CF-G6: The County may identify lands useful for public purposes and incorporate such designations in the comprehensive plan. CF-G7: Ensure that Essential public facilities, which are identified by the County, by regional agreement, or by State or Federal government, follow all local approvals by the County and each municipality in the County. CF-G8: Ensure public involvement when siting of essential public facilities using timely press releases, newspaper notices, public information meetings, and public hearings. Chapter 5 CAPITAL FACILITIES PLAN KITTITAS COUNTY Page 65 Comprehensive Plan CF-G9: Administer the County's policies and regulations on facility siting with and in advance of other planning goals including, but not necessarily limited to, the following: Promotion of economic development and employment opportunities. Protection of the environment. Positive fiscal impact and on-going benefit to the host jurisdiction. Serving population groups needing affordable housing. Receipt of financial or other incentives from the State and/or other local governments. Fair distribution of such public facilities throughout the County. Requiring State and Federal projects to be consistent with this policy. CF-G10: Provide adequate public facilities to urban growth areas. CF-G11: The County and each municipality in the County will coordinate and address fiscal issues including tax revenue sharing, the provision of regional services and annexations through the development of interlocal agreements. CF-G12: As growth continues to occur both in the urban and rural areas of Kittitas County, evaluate increased impacts on existing library services and increasing demands for additional library services. POLICIES CF-P1: The County shall establish standards for levels of service for public facilities. The levels of service shall be cooperatively defined by all segments of the public and private sector involved in providing a service. CF-P2: The County shall determine the quantity of capital improvements that is needed. CF-P3: Legal restrictions on the use of many revenue sources limit the extent to which types of facilities compete for priority with other types of facilities because they do not compete for the same revenues. All capital improvements that are necessary for achieving and maintaining a standard for levels of service adopted in this Comprehensive Plan are included in the financially feasible schedule of capital improvements contained in this Capital Facilities Plan. The relative priorities among types of public facilities (i.e., roads, sanitary sewer, etc.) were established by adjusting the standards for levels of service and the available revenues until the resulting public facilities needs became financially feasible. This process is repeated with each update of the Capital Facilities Plan, thus allowing for changes in priorities among types of public facilities. CF-P4: Capital improvements within a type of public facility are to be evaluated on the following criteria and considered in the order of priority listed below. The County shall establish the final priority of all capital facility improvements using the following criteria as general guidelines. Any revenue source that cannot be used for a high priority facility shall be used beginning with the highest priority for which the revenue can legally be expended: A. Reconstruction, rehabilitation, remodeling, renovation, or replacement of obsolete or worn out facilities that contribute to achieving or maintaining standards for levels of service adopted in this Comprehensive Plan. Page 66 B. New or expanded facilities that reduce or eliminate deficiencies in levels of service for existing demand. Expenditures in this priority category include equipment, furnishings, and other improvements necessary for the completion of a public facility (i.e., recreational facilities and park sites). C. New public facilities, and improvements to existing public facilities, that eliminate public hazards if such hazards were not otherwise eliminated by facility improvements prioritized according to Policies A or B, above. D. New or expanded facilities that provide the adopted levels of service for new development and redevelopment during the next six fiscal years, as updated by the annual review of this Capital Facilities Plan. The County may acquire land or right-of-way in advance of the need to develop a facility for new development. The location of facilities constructed pursuant to this Policy shall conform to the Land Use Element, and specific project locations shall serve projected growth areas within the allowable land use categories. In the event that the planned capacity of public facilities is insufficient to serve all applicants for development permits, the capital improvements shall be scheduled to serve the following priority order: » Previously approved permits for redevelopment. » Previously approved permits for new development. » New permits for redevelopment. » New permits for new development. » Improvements to existing facilities, and new facilities that significantly reduce the operating cost of providing a service or facility, or otherwise mitigate impacts of public facilities on future operating budgets. E. New facilities that exceed the adopted levels of service for new growth during the next six fiscal years by either: » providing excess public facility capacity that is needed by future growth beyond the next six fiscal years, or » providing higher quality public facilities than are contemplated in the County's normal design criteria for such facilities. F. Facilities not described in Policies A through F, above, but which the County is obligated to complete, provided that such obligation is evidenced by a written agreement the County executed prior to the adoption of this Comprehensive Plan. CF-P5: All facilities scheduled for construction or improvement in accordance with this Policy shall be evaluated to identify any plans of State or local governments or districts that affect, or will be affected by, the proposed County capital improvement. CF-P6: Project evaluation may also involve additional criteria that are unique to each type of public facility, as described in other elements of this Comprehensive Plan. CF-P7: Kittitas County shall consider recreation needs and the services, which the County is able to provide from the countywide recreation plan and in coordination with other agencies and jurisdictions within Kittitas County. Recreation opportunities and facilities include, but are not limited to parks, trails, river access, public lands access, campgrounds and picnic facilities. Chapter 5 CAPITAL FACILITIES PLAN KITTITAS COUNTY Page 67 Comprehensive Plan CF-P8: Kittitas County shall consider the applicable adopted city’s comprehensive plan for capital facilities and its relation to the identified Urban Growth Areas. CF-P9: Existing and future development shall both pay for the costs of needed capital improvements. CF-P10: Existing development may be required to pay for the capital improvements that reduce or eliminate existing deficiencies, some or all of the replacement of obsolete or worn out facilities and may pay a portion of the cost of capital improvements needed by future development. CF-P11: Existing development's payments may take the form of user fees, charges for services, special assessments and taxes. CF-P12: Future development shall be required to pay its fair share of the capital improvements needed to address the impact of such development and may pay a portion of the cost of the replacement of obsolete or worn out facilities. Upon completion of construction, "future" development becomes "existing" development, and shall contribute to paying the costs of the replacement of obsolete or worn out facilities. CF-P13: Future development's payments may take the form of, but are not limited to, voluntary contributions for the benefit of any public facility, impact fees, mitigation payments, capacity fees, dedications of land, provision of public facilities, and future payments of user fees, charges for services, special assessments and taxes. Future development shall not pay fees for the portion of any public facility that reduces or eliminates existing deficiencies. CF-P13: Existing and future development may both have part of their costs paid by grants, entitlements or public facilities from other levels of government and independent districts. CF-P14: Capital improvements shall be financed, and debt shall be managed as follows: Capital improvements financed by County enterprise funds (i.e., solid waste) shall be financed by: » Debt to be repaid by user fees and charges and/or connection or capacity fees for enterprise services. » Current assets (i.e., reserves, equity or surpluses, and current revenue, including grants, loans, donations and interlocal agreements). » A combination of debt and current assets. » Capital improvements financed by non- enterprise funds shall be financed from either current asset: (i.e., current revenue, fund equity and reserves), or debt, or a combination thereof. Financing decisions shall include consideration for which funding source (current assets, debt, or both) will be Page 68 a) most cost effective, b) consistent with prudent asset and liability management, c) appropriate to the useful life of the project(s) to be financed, and d) the most efficient use of the County's ability to borrow funds. Debt financing shall not be used to provide more capacity than is needed within the schedule of capital improvements for non-enterprise public facilities unless one of the following conditions are met: » The excess capacity is an integral part of a capital improvement that is needed to achieve or maintain standards for levels of service (i.e., the minimum capacity of a capital project is larger than the capacity required to provide the level of service). » The excess capacity provides economies of scale making it less expensive than a comparable amount of capacity if acquired at a later date. » The asset acquired is land that is environmentally sensitive, or designated by the County as necessary for conservation, or recreation. » The excess capacity is part of a capital project financed by general obligation bonds approved by referendum. CF-P15: The County shall not provide a public facility, nor shall it accept the provision of a public facility by others, if the County or other provider is unable to pay for the subsequent annual operating and maintenance costs of the facility. CF-P16: In the event that sources of revenue require voter approval in a local referendum that has not been held, and a referendum is not held, or is held and is not successful, this Comprehensive Plan shall be revised at the next annual amendment to adjust for the lack of such revenues, in any of the following ways: Reduce the level of service for one or more public facilities. Increase the use of other sources of revenue. Decrease the cost, and therefore the quality of some types of public facilities while retaining the quantity of the facilities that is inherent in the standard for level of service. Decrease the demand for and subsequent use of capital facilities. Combination of the above alternatives. CF-P17: All development permits issued by the County which require capital improvements that will be financed by sources of revenue which have not been approved or implemented (such as future debt requiring referenda) shall be conditioned on the approval or implementation of the indicated revenue sources, or the substitution of a comparable amount of revenue from existing sources. CF-P18: The County and Cities may jointly sponsor the formation of Local Improvement Districts, Road Improvement Districts, and other benefit areas for the construction or reconstruction of infrastructure to a common standard, which are located in the City and the Urban Growth Areas. CF-P19: Provide adequate public facilities by constructing needed capital improvements which (1) repair or replace obsolete or worn out facilities, (2) eliminate existing deficiencies, and (3) meet the needs of future Chapter 5 CAPITAL FACILITIES PLAN KITTITAS COUNTY Page 69 Comprehensive Plan development and redevelopment caused by previously issued and new development permits. The County's ability to provide needed improvements will be demonstrated by maintaining a financially feasible schedule of capital improvements in this Capital Facilities Plan. CF-P20: The County shall provide, or arrange for others to provide, the capital improvements listed in the schedule of capital improvements in this Capital Facilities Plan. The schedule of capital improvements may be modified as follows: The schedule of capital improvements shall be updated annually beginning in conjunction with the annual budget process. Pursuant to the Growth Management Act, the schedule of capital improvements may be amended one time during any calendar year. The schedule of capital improvements may be adjusted by ordinance not deemed to be an amendment to the Comprehensive Plan for corrections, updates, and modifications concerning costs; revenue sources; acceptance of facilities pursuant to dedications which are consistent with the plan; or the date of construction (so long as it is completed within the 6-year period) of any facility enumerated in the schedule of capital improvements. CF-P21: The County shall include in the capital appropriations of its annual budget all the capital improvements projects listed in the schedule of capital improvements for expenditure during the appropriate fiscal year, except that the County may omit from its annual budget any capital improvements for which a binding agreement has been executed with another party to provide the same project in the same fiscal year. CF-P22: The County Commission finds that the impacts of development on public facilities within the County occur at the same time as occupancy of development authorized by a final development permit. The County shall issue development permits only after a determination that there is sufficient capacity of the public facilities to meet the standards for levels of service for existing development and the impacts of the proposed development concurrent with the proposed development. For the purpose of this policy and the County's land development regulations, "concurrent with" shall be defined as follows: The availability of public facility capacity to support development concurrent with the impacts of such development shall be determined in accordance with the following: » For roads: The necessary facilities and services are in place at the time a development permit is issued; or The necessary facilities are under construction at the time a development permit is issued, and the necessary facilities will be in place when the impacts of the development occur; or Development permits are issued subject to the condition that the necessary facilities and services will be in place when the impacts of the development occur; or The County has in place commitments to complete the necessary public facilities within six years. CF-P23: No final development permit shall be issued by the County unless there shall be sufficient capacity of public facilities available to meet the standards for levels of service for existing development and for the proposed development. Page 70 CF-P24: No preliminary development permit shall be issued by the County unless the applicant complies with one of the following policies: The applicant may voluntarily request a determination of the capacity of public facilities as part of the review and approval of the preliminary development permit. The applicant may elect to request approval of a preliminary development permit without a determination of capacity of public facilities provided that any such order is issued subject to requirements in the applicable land development regulation or to specific conditions contained in the preliminary development permit that: » Final development permits for the subject property are subject to a determination of capacity of public facilities, as required by GPO5.21. » No rights to obtain final development permits, nor any other rights to develop the subject property have been granted or implied by the County's approval of the preliminary development permit without determining the capacity of public facilities. CF-P25: Development permits shall be subject to the following requirements: The determination that facility capacity is available shall apply only to specific uses, densities and intensities based on information provided by the applicant and included in the development permit. The determination that facility capacity is available shall be valid for the same period of time as the underlying development permit, including any extensions of the underlying development permit. The standards for levels of service of public facilities shall be applied to the issuance of development permits on the following geographical basis: Roads: applicable roads and areas impacted by the proposed development. CF-P26: The County shall develop, adopt and use implementation programs which integrate its land use planning and decisions with its planning and decisions for public facility capital improvements. CF-P27: The County and each municipality in the County may establish a countywide process for siting essential public facilities of region-wide significance. This process may include: An inventory of needed facilities. A method of fair share allocation of facilities. Economic and other incentives to jurisdictions receiving such facilities. A method of determining which jurisdiction is responsible for each facility. A public involvement strategy. Assurance that the environmental and public health and safety are protected. CF-P28: The County may develop and adopt regulations that ensure that the facility siting is consistent with the adopted County comprehensive plan, including: The future land use map. The Capital Facilities Plan Element and budget. The Utilities Element. The Transportation Element. The Housing Element. Chapter 5 CAPITAL FACILITIES PLAN KITTITAS COUNTY Page 71 Comprehensive Plan The Rural Element. The Economic Development Element. The comprehensive plans of adjacent jurisdictions that may be affected by the facility siting. Regional general welfare considerations. CF-P29: Essential public facilities sited outside of urban growth areas must be self-supporting and not require the extension, construction, or maintenance of urban services and facilities. CF-P30: The County and each municipality in the County shall designate urban growth areas and encourage adequate public facilities and services concurrent with development. CF-P31: Levels of service for public facilities in the unincorporated portion of the urban growth areas shall be the same as the County's adopted standards. CF-P32: New municipal urban public facilities (central sewage collection and treatment, public water systems, urban street infrastructure and stormwater collection facilities) will not be extended beyond urban growth area boundaries for residential development. Water service - public or private - may be provided beyond urban growth area boundaries. This policy does not apply to storm water drainage. CF-P33: Capital Facilities and Utilities may be sited, constructed, and operated by outside public service providers (or sited, constructed, and/or operated jointly with a Master Planned Resort (MPR), LAMIRD, or Fully Contained Community to the extent elsewhere permitted), on property located outside of an urban growth area if such facilities and utilities are located within the boundaries of such resort or community which is approved pursuant to County Comprehensive Plan policies and development regulations. CF-P34: Electric and natural gas transmission and distribution facilities may be sited within and through areas of Kittitas County both inside and outside of municipal boundaries, UGAs, Master Planned Resorts, LAMIRDs, and Fully Contained Communities, including to and through rural areas of Kittitas County. CF-P35: Financing Providers of public facilities are responsible for paying for their facilities. Providers may use sources of revenue that require users of facilities to pay for a portion of the cost of the facilities. As provided by law, some providers may require new development to pay impact fees or mitigation payments for a portion of the cost of public facilities. CF-P36: The County may enter into interlocal-joint planning agreements, contracts, memorandums of understanding or joint ordinances with municipalities and other providers of public facilities to coordinate consistent planning for and development of the Urban Growth Area. CF-P37: To recognize the Swiftwater Corridor Vision Plan as a planning tool that provides recommendations for specific strategies to improve, enhance, and sustain the corridor’s unique intrinsic qualities and the many enjoyable experiences it offers. Selected projects within the vision Page 72 plan shall not place additional management policies or regulations on private property or adjacent landowners beyond those that already exist under federal, state, regional, and local plans and regulations. DEFINITIONS Capital improvements: Land, improvements to land, structures (including design, permitting, and construction), initial furnishings and selected equipment. Capital improvements have an expected useful life of at least 10 years. Other “capital” costs, such as motor vehicles and motorized equipment, computers and office equipment, office furnishings, and small tools are considered to be minor capital expenses in the County’s annual budget, but such items are not “capital improvements” for the purposes of the Comprehensive Plan, or the issuance of development permits. Concurrency: All public facilities needed to serve new development and/or a growing service area population must be in place at the time of initial need. If the facilities are not in place, a financial commitment must have been made to provide the facilities within six years of the time of the initial need. Such facilities must be of sufficient capacity to serve the service area population and/or new development without decreasing service levels below locally established minimum standards, known as Levels of Service (LOS). The impacts of development on public facilities within the County occur at the same time as occupancy of development authorized by a final development permit. The County shall issue development permits only after a determination that there is sufficient capacity of public facilities to meet the standards for levels of service for existing development and the impacts of the proposed development concurrent with the proposed development. "Concurrent with" shall be defined as follows: The availability of public facility capacity to support development concurrent with the impacts of such development shall be determined in accordance with the following: For roads: The necessary facilities and services are in place at the time a development permit is issued; or a) The necessary facilities are under construction at the time a development permit is issued, and the necessary facilities will be in place when the impacts of the development occur; or b) Development permits are issued subject to the condition that the necessary facilities and services will be in place when the impacts of the development occur; or c) The County has in place commitments to complete the necessary public facilities within six years. Development permit: Any document granting, or granting with conditions, an application for a land use designation or redesignation, zoning or rezoning, subdivision plat, short plat, site plan, building permit, special exception, variance, or any other official action of the County having the effect of authorizing the development of land. Final development permit: A building permit, site plan approval, final subdivision approval, short subdivision approval, variance, or any other development permit which results in an immediate and continuing impact upon public facilities. Chapter 5 CAPITAL FACILITIES PLAN KITTITAS COUNTY Page 73 Comprehensive Plan Preliminary development permit: A land use designation or re-designation, zoning or rezoning, or subdivision preliminary plat. Public facility: The capital improvements and systems of each of the following: a) Airport b) County administrative offices c) County fairgrounds d) Emergency medical services e) Juvenile Detention f) Library services g) Maintenance shop, storage facilities, and parking h) Parks and recreation i) Probation services j) Regional justice center k) Roads l) Sanitary sewer m) Schools n) Solid waste o) Surface water management p) Transit q) Water 74 KITTITAS COUNTY Page 75 Comprehensive Plan UTILITIES INTRODUCTION The Kittitas County Comprehensive Plan utilities element shall, at minimum, consist of the general location, proposed location, and capacity of all existing and proposed utilities, including but limited to, electrical lines, water bank, telecommunication lines and natural gas lines. The primary regulatory agency for most utilities in Washington State is the Washington Utilities and Transportation Commission (WUTC), a state agency. The WUTC ensures that safe and reliable service is provided to customers at reasonable rates. The Commission regulates the rates and charges, services, facilities, and practices of most of Washington's investor-owned gas, electric and telecommunication utilities. As defined by the WUTC, some utilities are considered a critical service, namely electricity and standard telephone, and must be provided "upon demand." In order to fulfill public service obligations, these utility providers must plan to extend or add to their facilities when needed. On the other hand, natural gas is not considered a necessity, but rather a utility of convenience. All utilities regulated by the WUTC are prohibited from passing the cost of new construction onto the existing rate base. Federal agencies also play a role in regulating some of these utilities. For example, the Federal Communications Commission (FCC) regulates telecommunications. In addition, the Federal Energy Regulatory Commission (FERC), an independent commission with the U.S. Department of Energy, sets rates and charges for the transportation and sale of natural gas, and for the transportation of oil by pipeline, for the transmission and sale of electricity, and the licensing of hydroelectric power projects. Local government, too, has a role in regulation for certain utilities, such as franchise agreements. However, the effort behind meeting Growth Management Act requirements is not primarily regulatory; rather it is to promote coordination and cooperation between jurisdictions and utility providers. Virtually all land uses require one or more of the utilities discussed in this Chapter. Local land use decisions drive the need for new or expanded utility facilities. In other words, utilities follow growth. Expansion of the utility systems is a function of the demand for reliable service that people, their land uses, and activities place on the systems. Participation Kittitas County recognizes the vast array of utilities provided by various companies and government agencies. Utilities provided include electricity, natural gas, telephone, wireless, cable, and irrigation purveyors. Capital Facilities Plans of utility providers available in Kittitas County is hereby adopted by reference to meet the requirements of identifying proposed facilities. Page 76 GOALS U-G1: Appropriately place utility facilities within public rights-of-way, where feasible. U-G2: The County should coordinate with the cities and towns throughout the county on utility planning. U-G3: The County should coordinate with all utility providers. U-G4: Kittitas County should coordinate with other utilities to create a County-wide utilities location map using Geographic Information System (GIS) mapping. U-G5: Multi-jurisdictional utility facility coordination and cooperation should include efforts to coordinate the procedures of making specific land use decisions to achieve consistency in timing inter-jurisdictional coordination in the planning and provisions of utilities. U-G6: Decisions made regarding utility facilities should be consistent with and complementary to regional demand and resources and should reinforce an interconnected regional distribution network. U-G7: Within the urban growth areas, development of less than one acre in size would not be required under County ordinances to provide water systems to the properties for irrigation system water. U-G8: Any and all easement rights shall be acquired under normal lawful procedures. U-G9: Avoid, where possible, routing major electric transmission lines above 55 KV through urban areas and critical areas. U-G10: Kittitas County should reduce the risk of accidents caused by hazardous liquid pipelines, natural gas lines, sewer lines, and other potential hazardous materials, which are conveyed both above and below ground. U-G11: The County should promote the joint use of transportation rights-of-way and other corridors consistent with the underlying private property rights and easement limitations. U-G12: Develop a study area encompassing the entire county to establish criteria and design standards for the siting of wind farms to include but not be limited to: Location relative to residential development Location relative to visual impacts Location relative to audible impacts Issues pertaining habitat and avian impacts U-G13: Develop a study area encompassing the entire county to establish criteria and design standards for the siting of solar power production facilities (SPPS). Chapter 6 UTILITIES KITTITAS COUNTY Page 77 Comprehensive Plan POLICIES U-P1: On an annual basis, provide all private utility companies copies of the Kittitas County revised 6-year Capital Facilities Plan, particularly the schedule of proposed road and public utility construction provides so that the companies may coordinate construction, maintenance, and other needs in an efficient manner. U-P2: Expansion of improvement of utility systems should be recognized primarily as the responsibility of the utility providing the corresponding service. U-P3: Decisions made by the Kittitas County regarding utility facilities will be made in a manner consistent with and complementary to regional demands and resources. U-P4: Additions to and improvements of utilities facilities will be allowed to occur at a time and in a manner sufficient to serve growth. U-P5: Process permits and approvals for all utility facilities in a fair and timely manner, and in accordance with the development regulations that ensure predictability and project concurrency. U-P6: Community input should be solicited prior to county approval of utility facilities, which may significantly impact the surrounding community. U-P7: Utility facility planning by Kittitas County will be coordinated with a planning effort by other jurisdictions for utility facility development. U-P8: The County shall coordinate the formulation and periodic update of the utility element and relevant implementing development regulations with adjacent jurisdictions. U-P9: The County shall coordinate and seek to cooperate with other jurisdictions in the implementation of multi-jurisdictional utility facility planning and improvement. U-P10: Provide timely and effective notice to utilities regarding construction, maintenance, or repair of streets, roads, highways, or other facilities, and coordinate such work with the serving utilities to ensure that utility needs are appropriately considered. U-P11: Trespass on utility easements shall be discouraged. U-P12: Kittitas County reserves the right to review all applications for utilities placed within or through the County for consistency with local policies, laws, custom, and culture. U-P13: Kittitas County will address hazardous liquid pipelines, natural gas lines, sewer lines, and other potentially hazardous materials through the County’s development regulations. The development regulations shall include the specific addition or restriction of these and associated uses as well as the Page 78 possible adoption of performance standards for siting, maintenance, and monitoring. These performance standards shall include best management practices. U-P14: Kittitas County recognizes reclamation irrigation districts within Kittitas County as utilities. Kittitas County also recognizes smaller private and cooperative irrigation water providers, including but not limited to: Westside Irrigation Company Taneum Ditch Company Bull Ditch Company U-P15: Kittitas County recognizes that some county easements and rights-of-way provide current and historic water conveyance. Kittitas County also recognizes the damage done to roadways by some of these conveyances. Kittitas County will allow current conveyances where properly maintained and operated but will assume no liability or responsibility for delivery of irrigation water, including maintenance of ditches, unless conducive to good roadside management practices. New irrigation conveyances may be installed within the county easement or right-of-way but must be separated from the county roadside ditch. U-P16: It is the position of Kittitas County that it is inappropriate for utilities to over or under build other utilities. A specific example of such requirements may be found in RCW 35A.14.900 and other state law. U-P17: Kittitas County encourages the extension of utilities to major industrial developments. U-P18: Utilities may be extended to serve a Master Planned Resort or Fully Contained Community, which is approved pursuant to County Comprehensive Plan policies and development regulations, so long as all costs associated with utility and service extension and capacity increases directly attributable to the MPR or Fully Contained Community are fully borne by the resort or community. To the extent state law (including without limitations a tariff filed with the Washington Utilities and Transportation Commission (WUTC) requires contrary cost allocations, such state law shall control. U-P19: Capital Facilities and Utilities may be sited, constructed, and operated by outside public service providers (or sited, constructed, and/or operated jointly with a Master Planned Resort (MPR), limited area of more intensive rural development (LAMIRD), or Fully Contained Community to the extent elsewhere permitted), on property located outside of an urban growth area if such facilities and utilities are located within the boundaries of such resort or community which is approved pursuant to County Comprehensive Plan policies and development regulations. U-P20: Electric and natural gas transmission and distribution facilities may be sited within and through areas of Kittitas County both inside and outside of municipal boundaries, UGA’s, Master Planned Resorts, LAMIRDS, and Fully Contained Communities, including to and through rural areas of Kittitas County. U-P21: Encourage joint electric utility construction standards for all electrical infrastructure constructed in the UGA. In the interim, Puget Sound Energy and the Kittitas County Public Utility District will allow the City of Ellensburg to review any new construction in the UGA. U-P22: The Kittitas County’s plan for utility facilities will be formulated, interpreted and applied in a manner consistent with and complimentary to the serving utility’s public service obligations. Chapter 6 UTILITIES KITTITAS COUNTY Page 79 Comprehensive Plan U-P23: Establish a process to recognize and designate properties in the county that are suitable locations of Solar Power Production Facilities. U-P24: Establish overlay zones to preserve prime agricultural land by designating areas of the county that are appropriate for the siting of solar power production facilities. U-P25: Require written notification to the Department of Defense when the county receives application for an energy plant or alternative energy resource. 80 KITTITAS COUNTY Page 81 Comprehensive Plan SNOQUALMIE PASS SUBAREA COMPREHENSIVE PLAN – MASTER PLAN INTRODUCTION Planning Area The Snoqualmie Pass study area encompasses approximately 26 square miles on both sides of Snoqualmie Pass in the Cascade Mountains. Approximately 65% of the study area is within Kittitas County, with the remainder in King County. Nearly sixteen square miles is publicly owned by the United States Forest Service lying within both the Mt. Baker/Snoqualmie National Forest and the Wenatchee National Forest. An additional five square miles is owned by the Plum Creek Timber Company. The remaining five square miles is under other private ownerships ranging in parcel size from small single-family lots to over 500 acres. A full description of the five planning areas is found in the Snoqualmie Pass Sub-Area Comprehensive Plan Master Plan in Appendix 2. S UBAREA O VERALL GOALS The following overall goals were identified in the Sub-Area Plan: 1. Create a shared vision of the future of the Pass area through a community-based updated Comprehensive Plan. 2. Create a vibrant year-round community in the Pass area capable of supporting, and suitable for, both residents and recreational visitors to the area alike. 3. Establish a unifying theme or motif for development in the Pass area, whether through consistent signage or common area elements, encouraged design features, or similar approaches. 4. Increase the economic and housing viability of the Pass area by giving the economic impact of any activity or decision high priority. 5. Protect the ability to expand recreational opportunities, both winter and summer, to accommodate visitor growth. 6. Plan adequate infrastructure improvements, both transportation and utilities, to accommodate present and future needs. 7. Preserve and protect environmentally sensitive areas and scenic vistas. GOALS AND POLICIES Specific goals and policies for land uses within the Snoqualmie Pass Subarea can be found in Appendix 2 of this Plan. KITTITAS COUNTY Page 83 Comprehensive Plan RURAL AND RESOURCE LANDS INTRODUCTION 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. Rural lands often have an established land use pattern that inhibits urban character and are generally, and anticipated to continue to be, served by septic systems and individual wells or small community water systems. The Rural and Resource Lands chapter of the Kittitas County Comprehensive Plan addresses unincorporated portion of the County outside Urban Growth Areas (UGA). The Land Use Element in Chapter 2 and the Rural and Resource Lands chapter together form the basis for future land use patterns within the County. They also form a basis for decision makers to make land use decisions in the unincorporated areas in Kittitas County. This Chapter is in two sections. The first section discusses land use designations for the County’s rural lands and is the County’s Rural Element. It outlines the goals, policies and objectives related to protecting rural character with a variety of densities as required by the Washington State Growth Management Act. (RCW 36.70A.070(5)) Rural lands are outside UGAs and commercial agricultural, commercial forest, and mineral lands. The second section provides for goals, policies and objectives for the County’s resource lands. Resource lands are considered the commercial agriculture lands, the commercial forested lands and mineral lands. GOALS The State of Washington Growth Management Act requires that the County “include measures that apply to rural development and protect the rural character of the area as established by the County.” These measures must be used to control rural development, assure visual compatibility of rural development with surrounding areas, reduce sprawl and protect against conflict with the use of agricultural, forest and mineral resource lands (RCW 36.70A.070). The definition of “Rural Character” is defined at RCW 36.70A.030(16) and is the basis for the following broad goals in this Element. RR-G1: Open space and visual and natural landscape should predominate over the built environment RR-G2: Opportunities should exist for traditional rural lifestyle and rural based economies. RR-G3: Spaces and development should be compatible with fish & wildlife habitat RR-G4: Undeveloped land should not be converted to development of sprawl and low density. Page 84 RR-G5: Activities generally should not require extension of urban governmental services. RR-G6: Land use should be consistent with protection of surface and ground water flows and recharge/discharge areas. “Rural development” refers to development outside the urban growth area and outside agricultural, forest, and mineral resource lands designated pursuant to RCW 36.70A.170. Rural development can consist of a variety of uses and residential densities, including clustered residential development, at levels that are consistent with the preservation of rural character and the requirements of the rural element.” (RCW 36.70A.030(17)) “Rural governmental services” include those public services and public facilities historically and typically delivered at an intensity usually found in rural areas, and may include domestic water systems, fire and police protection services, transportation and public transit services, and other public utilities associated with rural development and normally not associated with urban areas. (RCW 36.70A.030(18)) The Resource section of this Chapter refers to the commercial agriculture, forest, and mineral resources of long-term significance that are not characterized by urban growth. (RCW 36.70A.170) POLICIES Kittitas County planning policies help define rural and resource lands, appropriate land uses and service levels, and unique rural features. They also identify innovative land use techniques which may be used to protect these features. Rural policies are intended to enhance and protect the County’s rural character, and to encourage appropriate rural land use patterns and service levels. As Kittitas County is a primarily rural area, many of the goals and policies listed in this and other elements are intended to be interpreted through a broad-spectrum rural lens. Rural Lands planning policies include: RR-P1: The County shall promote the retention of its overall character by establishing zoning classifications that preserve rural character identified to Kittitas County. RR-P2: In order to protect and preserve Resource Lands, non-resource development and activities on adjacent Rural lands shall require preservation of adjacent vegetation, existing landforms (e.g. ravines) or use of other methods that provide functional separation from the resource land use. RR-P3: The use of cluster platting and conservation platting shall be encouraged in specific rural areas to lessen the impacts upon the environment and traditional agricultural/forestry uses and to provide services most economically. The use of other innovative land use techniques that protect rural character and resource land uses will be evaluated for future implementation. RR-P4: 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. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 85 Comprehensive Plan RR-P5: Protecting and preserving resource lands shall be given priority. Proposed development allowed and adjacent to resource lands shall be conditioned to protect resource lands from negative impacts from that development. RR-P6: Allow for lands which offer adequate supply of rock and gravel resources located in areas compatible for such uses and conditioned so that operation does not negatively impact rural character. RR-P7: Policies will be consistent with Kittitas County’s “right to farm” ordinance, 17.74 KCC. RURAL LANDS Introduction Kittitas County’s rural land use designation consists of a balance of differing natural features, landscape types, and land uses. Rural land uses consist of dispersed and clustered residential developments, farms, ranches, wooded lots, and agricultural and recreational/commercial and industrial uses that serve local, national and international populations as customers. Rural landscapes encompass the full range of natural features including wide open agriculture and range land, forested expanses, rolling meadows, ridge lines and valley walls, distant vistas, streams and rivers, shorelines and other critical areas. Rural lands exhibit a vibrant and viable landscape where a diversity of land uses and housing densities are compatible with rural character. “Rural character,” as identified through scientific research over the past two decades, indicates that residents of rural communities, homebuilders, and planners see it in various ways depending upon the community and the rural area. This research demonstrates that “rural character” is not identical in all areas and must be determined by communities. Overall, the research shows that “rural character” is best determined by concepts existing within the community such as existing densities and building materials (Tilt, et. al., 2006), “nature-related areas” particularly having forest, not just trees, and open spaces related to the community (Kaplan, Austin, 2004, 2003, and 2001), and “natural amenities and perception of recreational and (individual community) residential development” (Mascouriller, 2002). Study shows that cluster development, when used not to increase density creating suburban or urban-like environments, are most marketable, and preserve “open spaces” desired by communities and potential residents most effectively of all development techniques at this time (Burney, 2006 and Lacey, 1990). Kittitas County residents, through an extensive publi c involvement process in 2012, provided descriptions of “rural” that they wish to preserve. Such descriptions include many of the conclusions presented by scientific research including, “natural open spaces and streams,” “forests,” “recreational opportunities and spaces,” “agriculture lands and activities,” “mountain views,” and “development away from urban areas.” These descriptions capture the essence of “rural Page 86 character” in Kittitas County, and fall squarely within the broad definition in RCW 36.70A.030. “Rural character” in Kittitas County is predominantly a visual landscape of open spaces, mountains, forests, and farms and the activities which preserve such features. It balances environmental, forest, and farm protection with a variety of rural development and recreational opportunities. Many sizes and shapes of properties can be found in the Rural Lands as well as assorted economic activities and opportunities, small rural residential development, and recreational opportunities throughout the County. The Interstate and State Highway systems which traverse the length and width of the County introduce countless travelers and visitors to the County. The County’s highways and byways provide access to opportunities and means to create and preserve agri-tourist activities. They also provide access to extensive outdoor recreation activities identified by State law and by residents of Kittitas County as being “rural.” This rich mix of uses and transportation systems allows the variety of lifestyle choice, which makes up the fabric of rural Kittitas County community life. The most common uses in rural lands are agriculture, recreation and logging, which have been basic industries historically and remain important in terms of employment, income and tax base. Kittitas County will strive to encourage and support these activities in areas they occur and are appropriate. Some choose a private, more independent lifestyle, or space for small farm activities. Others choose the more compact arrangement found in clustering, with its accompanying open space and close neighbors designed in ways that enhance and preserve rural character. One of the main attractions of the rural residential lifestyle is the low intensity of development and the corresponding sense of a slower pace of living. Part of what creates that attraction is the rural-level facilities and services. This Comprehensive Plan supports and preserves this rural lifestyle by limiting service levels to those historically provided in the County’s rural areas. Residents should expect County services, such as road maintenance and emergency responses to be limited and to decrease as the distance from a rural activity center or urban area increases. Planning for Rural and Resource Lands Present rural land uses in Kittitas County are a mixture of diverse development patterns stemming from trends established decades ago. The County has been characterized as having an abundance of rural uses including the strong recreational opportunities throughout the entire area. The existence of mountainous topography, intense forest lands, and large lakes in the Upper Kittitas County area draws large populations to skiing, camping, hunting, and hiking opportunities. Vibrant river and stream waters invite sports fishermen from around the State to the area. Hunting is prevalent in all areas of the County, including the middle portion of the region where sage and tall grasses are abundant for game bird and mammal habitat. The Lower Valley of Kittitas County has extensive irrigation and rich soils which have been valuable for agriculture and vital to the economy. Many farms have existed over a century and are very characteristic of the County’s dominant rural character. Small, unincorporated communities exist throughout the County. These communities provide distinct, yet small scale services which rural residents depend upon. Many of these communities are located within “Limited Area of More Intensive Rural Development” or LAMIRDs as defined with the Washington State Growth Management Act. Combined, this mix of rural densities and uses has created a landscape unique to Kittitas County’s rural lifestyle. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 87 Comprehensive Plan The Rural and Resource element is intended to preserve rural character through adopted goals and policies designed to encourage and protect the types of uses that are characteristic to the rural area. The goals and policies are intended to accomplish this in part by reducing conflicting land uses within the County’s rural area while providing a variety of rural densities, protecting agriculture land resources and activities, guarding the County’s water resources and insuring appropriate services and facilities for such environments. A variety of rural densities characteristic to a rural environment are encouraged through the adoption of goals and policies within this Element. This Element also provides for a variety of rural uses which are compatible with the County’s rural character, and decrease the need for road and utility improvements, police and fire protection, schools in rural areas and other services often found in more urban environments. Without limiting these types of urban services, their existence can often contribute to “rural sprawl,” or the scattering of development throughout rural areas which can be inconsistent with an identified rural character. The proper mix of rural uses and densities permits rural growth to be accommodated in a variety of areas where it is compatible with both resource and urban activities. The goals and policies of this Element are also intended to provide for the preservation of viable and vibrant landscapes associated with rural character. At the same time, these policies seek to capitalize on the recreational characteristics while preserving the natural resources in the County. Nonconforming Lots Nonconforming lots, i.e. lots that do not meet the County’s current zoning standards - present a challenge to the County’s plans to preserve the rural character of the County outside Urban Growth Areas. A recent count yielded approximately 5,900 nonconforming lots that fall below the minimum lot size for the rural areas. These are legally created lots that were created prior to the current zoning and subdivision rules. Because these lots were created legally, they are theoretically capable of being developed in the future. However, in practical terms, the majority of these lots are unlikely to be able to meet existing development standards, ranging from legal access (many are landlocked) to meeting the minimum lot size necessary for the provision of septic systems and a well (since neither public water nor sewer are available). Addressing the issue of nonconforming lots is a challenge that the County recognizes will need long-term, incentive-based approaches. Over time the County may consider inclusion of those nonconforming lots most capable of future development for inclusion in a Transfer of Development Rights program or some similar incentive program. Purpose of Rural Lands Following are goals that relate to the general intent of Rural Lands: RR-G7: The County should consistently work to preserve and maintain the rural character of Kittitas County for the benefit of its residents. RR-G8: The County should strive to sustain and protect the westerly mountainous, recreational open space, and its easterly non-resource agricultural and rangeland activities. RR-G9: The County should continue to explore ways to provide rural economic opportunity. Page 88 RR-G10: The County should look for opportunities for a variety of rural density and housing choices while maintaining rural character and protecting health and safety. RR-G11: The County should provide for infrastructure and services necessary to rural development. The policies outlined below are intended to reduce conflicting land uses within the entire County’s rural area while providing a variety of rural densities, protecting open spaces, and insuring that appropriate services and facilities are provided for rural developed environments. RR-P8: Incentive-based land use strategies will be examined and adopted to encourage land uses which are compatible to the rural environment. RR-P9: Encourage development activities and establish development standards which enhance or result in the preservation of rural lands. RR-P10: Allow for a variety of rural densities which maintain and recognize rural character, agricultural activities, rural community and development patterns, open spaces and recreational opportunities. RR-P11: Only allow comprehensive plan amendments, rezones, bonus densities, and other measures that increase rural densities where adequate supplies of potable water are available that will not adversely affect surface and ground water and agriculture. RR-P12: Set allowed densities based on the available water resources and reserve adequate resources to support the Kittitas County’s economic base, including agriculture. RR-P13: Development shall be located distances from streams, rivers, lakes, wetlands, critical areas determined necessary and as outlined within existing Shorelines Management Program, the Critical Areas Ordinance and other adopted resource ordinances in order to protect ground and surface waters. RP-14: Uses common in rural areas of Kittitas County enhancing rural character, such as agriculture uses in Lower Kittitas and rural residential uses and recreation uses in Upper Kittitas shall be protected from activities which encumber them. RP-15: 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. RR-P16: Land use development within the Rural area that is not compatible with Kittitas County rural character or agricultural activities as defined in RCW 90.58.065(2)(a) will not be allowed. RR-P17: Limit development in rural areas through density requirements that protect and maintain existing rural character, natural open space, critical areas, and recreation areas. Direct rural development to lands that have adequate public services. RR-P18: Buffer standards and regulations should continue to be developed that will be used between incompatible rural uses. RR-P17: Cottage and home occupations which are rural in nature are allowed within all rural land use designations and regulations. Impact upon surrounding environments and upon existing public services shall be considered when such industries are proposed. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 89 Comprehensive Plan RR-P18: Future “General Commercial” zones will not be allowed outside Urban Growth Areas and LAMIRDs. RR-P19: Kittitas County will provide criteria within its zoning code to determine what uses will be permitted within rural zone classifications in order to preserve rural character. RR-P20: Residential and commercial buildings outside Type 1 LAMIRDs will be located in areas buffered by vegetation to maintain Kittitas County’s historic rural character. RR-P21: Functional separation and setbacks found necessary for the protection of water resources, rural character and/or visual compatibility with surrounding rural areas shall be required where development is proposed. RR-P22: Provisions will be made for roadside stands, farmers’ markets, “U-pick,” and customer share cropping operations. Rural Designations Rural Lands are divided by function of the uses intended. The purpose of placing certain lands in these land use designations is to accommodate these various functions. The following goals are intended to guide the designation of rural lands: RR-G12: Permit residential development in rural areas which enhance and protect rural character. RR-G13: Preserve and protect non-resource forests and agriculture lands which are dominant in Kittitas County. RR-G14: Provide opportunity for development for recreational purposes which are consistent with rural character and protect public health and safety. RR-G15: Provide opportunity for limited development of rural community. Rural Land Use Descriptions Rural areas provide a choice in living environments through a mix of large lots and existing smaller lots in rural centers and Limited Areas of More Intensive Rural Development (LAMIRDs). Table 8-1 identifies the Rural Land Use designations within the Kittitas County rural areas and corresponding zoning classifications. The table also displays the estimated acreages of each designation and classification determined by the Geographic Information System (GIS) of the County. The land use designations are limited in number to reflect the functions within the rural areas of the County. Page 90 Four land use designations have been identified within the Rural Land Use Plan. Rural Residential lands are those which are adjacent or near UGAs or LAMIRDs. They generally have a lower population density than urban areas but higher than most rural areas. A limited level of government services usually exists, and they are often inside Fire Districts and are outside flood areas and most hazard areas. Rural Residential lands are characterized by activities generally associated with small-scale farms, dispersed single-family homes, and some types of recreational uses and open spaces. Lands are typically too far from the urban area to enable cost-effective provision of public services, and the typical uses do not require urban services. The second rural designation within the Plan is the Rural Working lands. Uses within this designation generally encourage farming, ranching and storage of agriculture products, and some commercial and industrial uses compatible with the rural environment and supporting agriculture and/or forest activities. Areas in this designation often have low population densities with larger parcel sizes compared to Rural Residential areas. Agriculture and forestry activities are generally less in scope than in the Resource lands. Rural Recreation is the third land use designation. These lands often include scenic roadways, vistas, ski and hiking areas, and recreational and seasonal recreation residences. They include resort activities and provide limited commercial services to tourists and seasonal residents where rural character is preserved. Rural Recreation lands may be located in flood or other hazard areas where fishing and outdoor activities are prevalent. The final rural lands designation is Limited Areas of More Intensive Rural Development, or LAMIRDs. These areas are often small, rural communities where rural residents and others can gather, work, shop, entertain, and reside. Commercial and industrial development compatible with rural character may continue to locate and prosper in rural areas under limited conditions. LAMIRDs are typically areas that were developed prior to the enactment of the Growth Management Act. Zone classifications shown in Table 8-1 outline the zones designed to achieve the goals and policies outlined in the designations. There are relatively few classifications within the Rural Residential and Rural Working lands. Most zoning classifications exist within the LAMIRDs since they allow a broader and more intense mix of uses. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 91 Comprehensive Plan Type of Land Use Land Use Use Intensity Description Acres Zoning Classification Acres1 Resource Commercial Agriculture Resource Lands Agricultural lands of long-term commercial significance 289,515.8 Commercial Agriculture 289,515.8 Commercial Forest Resource Lands Forest lands of long- term commercial significance 800,275.0 Commercial Forest 800,275.0 Mineral Lands Resource Lands Mineral lands of long- term commercial significance 5,690.7 Zoning Classification Varies2 5,690.7 Section Total: 1,095,481.5 Rural Rural Working Low Supports Ag, Timber and Mineral uses not in resource lands 328,754.3 Agriculture 20 111,226.4 Forest and Range 217,527.9 Rural Residential Moderate Residential opportunities with rural character outside of UGAs and LAMIRDS 29,900.9 Agriculture 5 11,921.6 Rural 5 17,936.5 General Commercial 0.7 Planned Unit Development 42.1 Rural Recreation Moderate Activities to support and enhance recreational opportunities 10,461.9 General Commercial 22.0 Master Planned Resort 6,444.5 Planned Unit Development 363.8 Rural Recreation 3,681.7 LAMIRD More Intense Non-incorporated urban like development 1,210.4 Agriculture 20 28.3 Agriculture 3 42.4 Forest and Range 77.6 General Commercial 194.2 General Industrial 4.7 Highway Commercial 45.2 Light Industrial 36.3 Limited Commercial 13.6 Planned Unit Development 218.0 Residential 412.3 Residential 2 41.8 Rural 3 42.4 Rural 5 53.6 Section Total: 370,327.6 County Total: 1,465,809.1 1,465,809.1 1 Acreages are approximate. Note: The totals in this table are subject to change based on improved accuracy of GIS shapefiles and assessor’s information. Table 8-1 Rural Land Use Designations, Corresponding Zoning Classifications and Acreages Page 92 Rural Residential Following are the goals of the Rural Residential designation: RR-G16: Allow for residential opportunity with rural character and a variety of densities outside UGAs without population expecting all urban services. RR-G17: Generally, provide services supporting rural development and lower population densities. RR-G18: Designate areas where lots are generally less than 10 acres in size and have a common land use pattern. RR-G19: Permit siting in areas generally without commercial activity. RR-G20: Protect residential activities from flooding areas and natural hazard areas. RR-G21: Preserve views of open space while providing opportunity for variety of rural densities. The following are policies for activities on Rural Residential lands: RR-P23: Municipal, or public urban services should not be extended outside of urban growth areas in Rural Lands. However, municipal services may be provided to a Master Planned Resort which is approved pursuant to County Comprehensive Plan policies and development regulations so long as all costs directly attributable to the extension of such services to the resort or community, including capacity increases, are fully borne by the resort or community. RR-P24: Residential development near water will limit impervious surfaces to the size necessary to conduct the allowed use proposed on the site. RR-P25: New rural residential development shall provide adequate water for domestic use. RR-P26: Capital Facilities and Utilities may be sited, constructed, and operated by outside public service providers (or sited, constructed, and/or operated jointly with a Master Planned Resort (MPR), limited area of more intensive rural development (LAMIRD)) on property located outside of an urban growth area if such facilities and utilities are located within the boundaries of such resort or community which is approved pursuant to County Comprehensive Plan policies and development regulations. RR-P27: Electric and natural gas transmission and distribution facilities may be sited in any areas of Kittitas County including “Rural” designated areas, municipalities, UGAs, Master Planned Resorts, and LAMIRDs. RR-P28: Public services and public facilities established under RCW 36.70A.070(5)(d) are limited to just those necessary to serve the developed area boundaries and will not be allowed to expand into adjacent Rural Lands. RR-P29: Essential public facilities as defined in RCW 36.70A.200 shall be allowed located in rural lands when: The nature of the facility requires spaces for operation not commonly found in UGAs Can be self-supporting and not depend upon services of municipalities Operational needs require use of rural lands Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 93 Comprehensive Plan Operation of such facilities will not affect the activity or nature of rural lands. RR-P30: Clustering of development can only occur where it results in the protection of open space and protects against conflicts with the use of farming or other resource lands. When clustering of development is proposed on land that shares boundaries with public lands and provides existing public access to recreational uses on adjacent public lands, easements for public access connections shall be considered during development review. The open space portion of the cluster development shall be located to protect fish & wildlife habitat and migration corridors. RR-P31: County restrictions on free-running dogs shall be developed and enforced. RR-P32: Residential uses, where permitted, shall be located where farming and forestry activities and opportunities are not negatively impacted. RR-P33: Residences will be located to create the least interference with the movement of farm vehicles and farmlands. RR-P34: The benefits of cluster residential development will be explored with criteria for such to occur in rural areas. Criteria, such as limited density, open space minimums and lot size maximums, will be developed to preserve the rural character existing in the area where clustering is proposed. RR-P35: Cluster residential development in forested areas will be sited to maintain visual compatibility with the surrounding landscape and to limit the removal of natural vegetation and trees. RR-P36: Planned Unit Developments (PUD) in rural areas will only be established where such developments will not result in high density environments which require urban services and reduce maintenance of rural character. RR-P37: Innovative housing developments which preserve rural character will be encouraged. RR-P38: Future amendments should consider placing more emphasis on public benefits that can be accessed and enjoyed by the general public, such as public access trails, publicly accessible formal and informal recreation features, and contiguous open space protected in perpetuity through conservation easements. RR-39: Public benefits of cluster platting that are provided as Transfer Development Rights lots shall be specifically identified on recorded plats and maintained through easements, covenants, plat notes or other mechanisms. Rural Working Following are the goals pertaining to the designation of Rural Working lands: RR-G22: Provide preservation of agriculture activities where producers can live and work on their own lands separate from Resource Lands. RR-G23: Support the continuation, whenever possible, of agriculture, timber and mineral uses on lands not designated for long-term commercial significance. Page 94 RR-G24: Provide some buffer between rural residential lands and resource lands. RR-G25: Provide areas of low intensity land use activities within the agriculture and forest activities. The following are policies for activities on Rural Working lands: RR-P40: Conveyance instruments including plats and short plats, development permits and building permits, within 500 feet of land designated as Rural Working lands or Resource Lands shall contain a notice to potential buyers and residents as directed within RCW 36.70A.060(1)(b). RR-P41: Right to farm ordinances will continue and new ordinances achieving the objective will be researched. RR-P42: Irrigation delivery facilities should be managed and maintained to facilitate the unimpeded delivery of water to agricultural lands. RR-P43: Kittitas County will continue to research new land use techniques such as Transfer Development Rights, Purchase of Development Rights and open space preservation tools to provide economic incentives to farmers to continue agriculture activities. RR-P44: Planned Unit Developments (PUD) should be prohibited in Rural Working land zones. RR-P45: Commercial/Industrial development in Rural Working lands shall be compatible to the rural environment, and must be developed as determined necessary to not significantly impact surface and groundwater. RR-P46: Development standards for access, lot size and configuration, fire protection, water supply and dwelling unit location will be adopted for development within or adjacent to forest and agriculture lands. RR-P47: Kittitas County will continue to research innovative incentive-based strategies – including tax incentives - that encourage and support farming activity. RR-P48: Kittitas County will encourage voluntary farm conservation and agriculture preservation activities, and support activities engaged in agriculture preservation. RR-P49: In addition to the notice requirements in RCW 36.70A.060(1)(b), non-farming residents should be informed on the practices of farming so that they are aware of the non-urban activities and impacts that occur in the agricultural environment. RR-P50: Open ranges are a resource land not subject to nuisance complaints due to residential activity. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 95 Comprehensive Plan RR-P51: Where proposed residential development is determined in conflict with natural resource activities, all mitigation measures to make the development compatible with the activities shall be completed and cost borne by the developer. Liberty Historic District The Liberty Historic District is an historic mining town recognized by the National Register of Historic Places. Development in this district is subject to the Historic District Overlay Zone. Liberty Historic Land Use Issues and Concerns: 1) The Liberty Historic District is a nationally designated historic district in the County. 2) The surrounding forested lands around Liberty are important to the natural historic character of the town site, including the four privately owned parcels. 3) The designation of the Liberty townsite as a special historical suburban classification would require the development of a community water system. 4) Liberty has a small finite number of buildable lots. RR-P52: The Liberty Historic District is in the Rural Working land use designation. To ensure compatibility with the historic district, development in the adjacent forest lands shall conform to any standards that assure compatibility. RR-P53: Future development in the historic district shall be primarily residential and be consistent with any existing or new design review standards. Rural Recreation Following are the goals pertaining to the Rural Recreation designation: RR-G26: Maintain and enhance the extraordinary and expansive recreational opportunities in Kittitas County. RR-G27: Provide safe opportunities to develop public and private recreational spaces while preserving rural character. RR-G28: Increase rural tourist and rural recreational spaces while maintaining environments characteristic to rural areas. RR-G29: Allow for and encourage commercial activities characteristic to recreational activity while maintaining rural character. Substantial amounts of recreation lands in this County are owned by the public and private parties. These provide more than ample opportunities for water recreation, hunting, fishing, camping, hiking, trail riding, winter recreation and wildlife viewing. In addition to publicly-owned areas, many private businesses cater to the public in providing skiing, golfing, camping and trail riding on private lands. Rural recreation in Kittitas County is also largely provided in the form of recreational residences, primarily in the upper western area of the County. These developments are often “second homes” for persons living in other parts of the State These recreational residences are a significant contributor to the County’s economy. Page 96 This Element of the Plan addresses the policies for these existing and future seasonal and full-time residential structures. The County and the various cities have different roles regarding public and private recreation. Rural residents, with their larger acreage home sites, do not depend upon the neighborhood parks popular in cities to the same extent as the urban population. The residents of the County, as well as others throughout the State and Nation, depend upon the massive trail systems which provide hiking, horse riding, biking, and other exclusive recreational opportunities throughout the year. The distribution of a wide variety of recreation areas over such a large expanse impacts County roads and public safety agencies. Kittitas County is a recreation destination for many out-of-County tourists, and while this benefits local businesses, it also increases the County’s recreation related expenditures. Maintaining recreational lands access and safety, and the County’s existing recreation facilities should be a key focus. Following are the policies for activities on Rural Recreation lands. RR-P54: Convenience and motorist services, when permitted near highway, freeway and major arterial intersections, shall be designed to be compatible with surrounding rural character. RR-P55: The County should seek financial support from State and federal agencies to assist in providing for recreational area access and safety. RR-P56: Developments located for commercial, residential/recreational purposes, such as Master Planned Resorts or Planned Unit Developments, shall have adequate water, septic and public facilities to service such development without over-burdening the County public services. RR-P57: Commercial service proposals in Rural Recreation areas shall have provisions within any conditional use decisions to assure compatibility with adjacent rural environments. RR-P58: Developers should be required to approach project design which provides a visual rural environment characteristic of Kittitas County including preservation of open spaces, adequate buffering between development and natural areas, and preservation of critical areas and forested lands. RR-P59: Rural recreation development should be promoted where there is potential for limited infill of seasonal recreation structure, in areas where seasonal structures are not uncommon, and upon soils and geologic conditions which can support structural development. RR-P60: Consider incentive programs that create active and passive open space. RR-P61: Commercial uses proposed for development to service recreational tourists and residents will be permitted in spaces when found to be suitable to surrounding rural areas. RR-P62: International Wildland-Urban Interface Code should be enforced when approving a recreational residential structure for greatest protection of life and property. RR-P63: Specific natural hazards in rural recreation areas shall be considered before creation of habitable or residential structure. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 97 Comprehensive Plan Master Planned Resorts The Master Planned Resort (MPR) designation applies to those lands that comprise a self-contained and fully integrated planned unit development. MPRs are typically destination resort facilities consisting of short-term visitor accommodations associated with a range of developed on-site indoor or outdoor recreational facilities. A MPR may also include residential uses within its boundaries, but only if the residential uses are integrated into and support the on-site recreational nature of the resort. A MPR may constitute urban growth outside of urban areas as limited by these policies. Kittitas County has a wide range of natural features, including climate, vegetation, water, resources, scenic qualities, cultural, and geological features, which are desirable for a wide range of recreational users to enjoy. MPRs offer an opportunity to utilize these special features for enjoyment and recreational use. MPRs can bring significant economic diversification and benefits to communities, while at the same time enhancing environmental values. MPRs can address these unique opportunities while maximizing retention of environmental features, critical habitats, resource lands, and other critical features. MPRs can be located and planned in ways that do not detrimentally affect projected growth scenarios in urban growth areas and limited areas of more intense rural development (LAMIRDs). MPRs should be designed to stand alone, by not requiring adjacent areas to develop land uses to support the resort use. Recognizing these factors, policies guiding the location and development of MPRs must consider varied and unique criteria. MPRs may be approved in the County in accordance with: (1) RCW 36.70A.360 or .362 Master planned resorts, as amended; (2) County Comprehensive Plan policies; and (3) County Development Regulations. For general guidance purposes, the County MPR policies rely upon the June 1994 “Master Planned Resorts Draft Comprehensive Plan Policy Guidance” prepared by the Washington State Department of Community, Trade and Economic Development Task Force. Following are the policies pertaining to Master Planned Resorts in Rural Areas: RR-P64: MPRs should have a thorough review process prior to being located or designated and such review process should be phased, consistent, specific, and timely. RR-P65: A MPR will be planned and designed by looking at the entire site or area and adjacent lands and communities. RR-P66: A MPR should be designed in context with its surrounding environment, natural and man-made. A MPR should not adversely affect surrounding lands in any significant way. RR-P67: A variety of urban residential densities should be included in a MPR site design, providing efficient, compact residential land use. Residential uses may include single-family detached lots and multi-family and attached residential structures. Clustering of residential units in a manner that preserves open space is strongly encouraged. Overall MPR density shall not exceed an average of one unit per acre. Non-urban residential densities are appropriate within a MPR if they promote and are linked to the on-site recreational features and value of the resort. RR-P68: A MPR application should include a clear and detailed mapped description of how the development phases of the MPR fit together. Estimated timelines for site development, building construction and all necessary public and private capital facilities, utilities, and services should be provided. Page 98 RR-P69: A MPR should be physically and, for the most part, visually separated from the nearest developed area. RR-P70: A substantial physical buffer should be included in a MPR’s internal site design, allowing adjacent lands to be separated from the MPR so that activities within the MPR create no significant increases in ambient noise, reductions in air quality, or visual alterations outside the MPR. To the extent possible, natural features such as water bodies, vegetation cover, slopes, or existing man-made features should be utilized as the MPR’s buffer. The actual width of a MPR’s buffer should be evaluated to determine the appropriate separation from adjacent lands. The term “substantial physical buffer” is intended to mean more than one- hundred feet between a MPR’s perimeter and adjacent lands. RR-P71: A MPR should maintain and enhance the physical environment. Planning for a MPR should be based on natural systems, constraints, and opportunities. Design characteristics should consider the overall context of the MPR, maintaining a common character throughout the project, which blends with natural features on-site. RR-P72: An application for a MPR, a sub-area plan for an existing resort, should include site plans depicting the locations and describing the attributes of all on-site and surrounding natural features, critical plant and animal habitats, and potentially hazardous areas. The plan should propose opportunities to integrate the site’s natural amenities with the proposed built amenities. RR-P73: Historic and archeological features are to be preserved. Serious consideration should be given to whether such features could be appropriately integrated into a MPR’s proposed features as valuable attributes. RR-P74: A design theme for a MPR may be appropriate but is not required. However, multiple discordant themes should be avoided. RR-P75: Natural and man-made recreational facilities and opportunities shall be the central focus of a MPR. RR-P76: Recreational facilities will be included with initial development phases of a MPR. RR-P77: Recreational facilities and visitor accommodations should be phased along with other types of development within a MPR. RR-P78: A MPR will include significant recreational areas and facilities on-site so that the use of off-site recreational areas and facilities by resort visitors and associated impacts are minimized. RR-P79: A MPR will have a primary focus on short-term visitor accommodations, including vacation and second homes. Other residential uses may be permitted within a MPR if such uses are integrated into and support the on-site recreational nature of the resort. RR-P80: Short-term visitor accommodations should constitute more than fifty percent (50%) of all resort accommodation units. RR-P81: Short-term visitor accommodations, such as hotel rooms, should be included with the first and initial phases of a MPR development. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 99 Comprehensive Plan RR-P82: An adequate supply of affordable employee housing within a MPR, or within a reasonable distance of a MPR, should be demonstrated. If this supply cannot be demonstrated, steps should be taken to mitigate the lack of affordable housing supply, so that an unreasonable burden is not placed on the affordable housing markets of surrounding communities. A MPR’s ability to hire local residents should be taken into account in determining whether an “adequate supply” of affordable housing is available. RR-P83: Retail and commercial services should be designed to serve only the users of the MPR and should be limited in scope and location to serve only as ancillary uses within the MPR. RR-P84: Retail and commercial services offered on-site by a MPR should not duplicate the full range of commercial services available in adjacent communities. Retail and commercial services offered on-site by a MPR should be designed to discourage use from outside the MPR by locating such services well within the MPR site rather than on its perimeter. RR-P85: A full-range of commercial services should only be provided within the urban growth areas of the surrounding region. RR-P86: Adequate security, fire suppression and first aid facilities and services should be provided on-site, taking into account the emergency facilities and levels of service available from the County sheriff and local fire and emergency medical districts. RR-P87: MPR community sewer, water and stormwater facilities (including associated treatment facilities) will be provided on-site and should be limited to meeting the needs of the MPR. RR-P88: Public facilities, utilities, and services will be provided to the MPR so long as all costs associated with such extensions, capacity increases, and services are borne by the MPR. Such public facilities, utilities, and service providers may include the County, the cities and towns within the County, water and sewer districts, and owners of water systems. RR-P89: MPR facilities, utilities, and services should be designed to accommodate only the projected needs of the resort users. Because a resort is fully occupied only occasionally, MPR facilities and utilities need not be designed to meet peak user occupancy demands and should rely in part on storage and other appropriate mechanisms and technology to meet peak demands. RR-P90: Construction of a MPR and all necessary on- site and off-site capital facilities and utilities infrastructure will be concurrent, but may be provided in phases to meet the needs of development phases as constructed and utilized. RR-P91: Impacts to public services should be fully reviewed and fair and proportionate mitigation provided by the MPR. Page 100 RR-P92: All school district facility and service impacts should be mitigated by the MPR on a fair and proportionate basis. Review and mitigation of impacts on affected school districts may take into consideration the relatively low student population typically generated by a MPR. RR-P93: County road standards should be followed for on-site and off-site roadways and access points; provided, however that some flexibility with respect to on-site road design standards may be appropriate if the MPR’s natural features and critical areas are to be maintained. Administrative variance procedures should be utilized for this purpose. RR-P94: At all times, MPR road standards will meet the minimum safety standards adopted by the County Fire Marshal. RR-P95: On-site roadway and access costs should be fully borne by the MPR, and off-site road impacts should be mitigated by the MPR in proportion to its demonstrated impacts, including secondary impacts. RR-P96: Traffic impacts of the MPR, on-site and between the MPR and nearby areas of interest, should be mitigated by appropriate measures, e.g., transit/shuttle services, pedestrian and bicycle trails, etc. RR-P97: All external road connection points with the MPR should be determined through review agreements with affected agencies and local governments in the region. Limited Areas of More Intensive Rural Development (LAMIRDs) Following are the goals pertaining to Limited Areas of More Intensive Rural Development: RR-G30: Establish areas of community pattern that accommodate community activities without having to incorporate RR-G31: Provide opportunity for residential infill which provides a variety of housing and yet maintains rural character RR-G32: Provide for rural community settings which do not require urban level services and maintain existing rural development patterns that have existed for long periods Many counties, including Kittitas County, contain historical rural settlements that pre-date the Growth Management Act (GMA) and that are characterized by higher density development and economic activity than the surrounding rural area. These areas may pro vide rural community identity, residential neighborhoods and goods and services, or provide rural employment opportunities. These are areas designated “Limited Area of More Intensive Rural Development” LAMIRD designation and is an optional tool provided by the GMA that is intended to recognize these pre-existing development patterns; provide for limited infill, development or redevelopment; and allow for necessary public services to serve the LAMIRD. To be consistent with the requirements of the GMA, designated LAMIRDs must have clearly identifiable and logical outer boundaries delineated predominately by the built environment and/or physical boundaries, such as bodies of water, streets and highways, and land forms and contours. Although new development and redevelopment is allowed, development cannot extend beyond the established boundary and contribute to a new pattern of low density sprawl. Public facilities and services provided to LAMIRDs must not permit low density sprawl. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 101 Comprehensive Plan The “Limited Area of More Intensive Rural Development” (LAMIRD) designation has been assigned to Snoqualmie Pass, Easton, Ronald, Thorp, and Vantage. Other un-incorporated communities presumably designated as rural areas include: Liberty, Thrall, Lauderdale, Sunlight Waters, Fairview, Denmark, Badger Pocket, Elk Heights, Teanaway, Reecer Creek, and Sky Meadows, as well as others. Based on the LAMIRD types established in RCW 36.70A.070(5), Kittitas County establishes three categories of LAMIRD designations. These are: Rural Activity Center – Rural development consisting of infill, development, or redevelopment of existing commercial, industrial, residential, or mixed-use areas, whether characterized as shoreline development, villages, hamlets, rural activity centers, or crossroads developments. Rural Recreational Center – Intensification of development on lots containing, or new development of, small-scale recreational or tourist uses that rely on a rural location and setting, but do not include new residential development. Rural Employment Center – Intensification of development on lots containing isolated nonresidential uses or new development of isolated small-scale businesses that are not principally designed to serve the rural area, but do provide job opportunities for rural residents. The following policies provide guidance for designation and development within LAMIRDS generally, as well as more specific guidance for each type of LAMIRD. RR-P98: The County should allow for designation of LAMIRDs in the rural area, consistent with the requirements of the GMA. RR-P99: The following factors should be considered when designating a LAMIRD and establishing boundaries: a) Existing development pattern, potential for redevelopment and infill, and for Type 1 LAMIRDs the ability to establish a logical outer boundary; b) Rural character of the potential LAMIRD and surrounding area; c) Existing and potential mix of uses, densities and intensities and potential impacts to the surrounding area; d) Presence/location of infrastructure and other “man-made” facilities; e) Distance from other LAMIRD, UGA, designated resource land or other special land use designation. If in close proximity, consider the potential for sprawl, and/or land use conflicts; f) Feasibility, cost and need for public services; g) Significant natural constraints or features to be preserved; and h) Public input and comment. RR-P100: Once boundaries are established, geographic expansion will not be permitted unless needed based on one or more of the following criteria: a) to correct for mapping errors, or b) to correct for other informational errors, or c) when otherwise consistent with the requirements of GMA. Page 102 RR-P101: Allow inclusion of undeveloped land in LAMIRDs for limited infill, development or redevelopment when consistent with rural provisions of the Growth Management Act. RR-P102: Require that development or redevelopment harmonize with the rural character of the surrounding areas. RR-P103: Recognize that public services will continue to be provided at a rural level of service. Public services and facilities will not be provided in a manner that allows low-density sprawl. RR-P104: Development densities, intensities or uses that require urban level of services should not be allowed. RR-P105: Continue to protect the long-term viability of designated forest, mineral and agricultural resource lands. RR-P106: Strip commercial development along State and County roads will not be permitted in any LAMIRD. RESOURCE LANDS Kittitas County has utilized the standards set forth in RCW 36.70A.170 to designate resource lands, which may not currently be characterized by urban growth and must have long term commercial significance. In using these criteria, Kittitas County relied on the definitions found in RCW 36.70A.030 relative to resource lands, and to designates these lands into three categories: lands of commercial agriculture, lands of commercial forest and mineral resource lands. A large portion of Kittitas County contains forested lands. Of these lands, 800,380 acres have been designated as forestlands of long-term commercial significance and are designated “Commercial Forest” lands within the Plan. Furthermore, 286,000 acres of the valley floor’s agricultural land has been designated as “Commercial Agriculture” since it is agricultural land of long-term commercial significance. “Mineral” resource lands of long-term commercial significance have also been designated. Planning of Resource Lands As provided in the GMA, a primary purpose of this Rural and Resource Lands chapter is to implement a combination of techniques to preserve resource lands. In addition to the traditional large-lot zoning categories that limit the density of development and restrict or prohibit inappropriate uses of resource lands, Kittitas County is committed to implementing innovative land use management techniques in resource lands as permitted by the Growth Management Act including, but not limited to, transfer of development rights and conservation platting. Such innovative techniques that allow development on one portion of land while leaving the remainder in resource or open space use will be carefully created in regulations to preserve and protect resource lands. Such innovative development activity will be properly managed and designed to assure conservation of resource lands and to encourage the continuation of the predominant agricultural and resource based economy of Kittitas County. Commercial Agriculture lands are those that have been identified as lands with soils and location characteristics that suggest that they will be used for commercial agriculture use in perpetuity and are Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 103 Comprehensive Plan considered a resource to the economy. Commercial Forest lands are those that have been identified as areas where logging has been the main source of activity in the past and where such lands can or will be preserved for that resource and activities associated with forests. Mineral lands that have long-term significance for extraction of minerals allow for the extraction of mineral resources, and occur in various zones. Following are general policies for all Resource lands in Kittitas County. RR-P107: Conserve important natural resource lands with the implementation of a Transfer of Development Rights program, a market-based tool in which land owners volunteer to sell the right to develop their land to areas where greater density is more appropriate, permanently conserving specified natural resource lands. RR-P108: Development standards for lot size and configuration, fire protection, water supply and structure location will be adopted for land use activity within or adjacent to resource lands. RR-P109: Kittitas County will continue to research innovative incentive-based ordinances that encourage and preserve resource land activity. RR-P110: Open ranges are a resource land not subject to nuisance complaints due to residential activity RR-P111: The County should research tax incentives that encourage the establishment and continuance of resource land protection and preservation. RR-P112: Where proposed development is determined incompatible with natural resource activities, all mitigation measures to make the development compatible with the activities shall be completed at expense of the developer. RR-P113: Forest land and agricultural land located within UGAs should not be designated by a county or a city as forest land or agricultural land of long-term commercial significance, unless the city or county has enacted a program authorizing transfer or purchase of development rights. RR-P114: Lands designated commercial agriculture or commercial forest lands should not be used to expand an urban growth area or designated as future urban growth expansion areas. RR-P115: Ongoing agriculture and forestry activities in rural working and resource lands should not be unduly restricted by development regulations. Commercial Agriculture Land Use The purpose and intent of this designation is to comply with the requirements of the GMA to guide adoption of regulations which assure that use of lands adjacent to agricultural lands of long term significance will not interfere with continued use of that land for agricultural purposes [RCW 36.70A.060]. In classifying and conserving the agriculture resource lands in Kittitas County, it has considered the minimum guidelines found in WAC 365-190 including: Lands not characterized by urban growth; Lands capable of being used for agricultural production based primarily on physical and geographic characteristics; Page 104 Lands having long-term significance for agriculture which takes into account, among other things, the proximity to urban growth areas, public facilities and services, intensity of nearby uses and other things which might contribute to potential revision of use based upon marketing factors. It is the County’s intent to meet these agricultural resource requirements by establishing a “Commercial Agricultural” designation. Based on the review criteria established by Kittitas County, land located in the Commercial Agricultural Zone has been formally designated as “Agricultural Lands of Long-term Commercial Significance.” Comprehensive Plan Goals Regarding Designation of Agricultural Lands of Long-Term Commercial Significance For purposes of designating Agricultural Lands of Long-Term Commercial Significance, and in considering any request for de-designation of such lands, Kittitas County has identified the following criteria: Designation and De-designation of Agricultural Lands of Long-Term Commercial Significance The purpose of this section is to identify the goals and policies in Kittitas County necessary to implement Goal 8 (RCW 36.70A.020(8)) of the GMA concerning Agricultural Lands of Long-Term Commercial Significance. (8) Natural resource industries. Maintain and enhance natural resource-based industries, including productive timber, agriculture, and fisheries industries. Encourage the conservation of productive forest lands and productive agricultural lands, and discourage incompatible uses. All decisions dealing with the designation or de-designation of Agricultural Lands of Long- Term Commercial Significance shall be in support of that goal. 1. Definitions. The County adopts and shall utilize the following definitions and considerations: “Agricultural land” means land primarily devoted to the commercial production of horticultural, viticultural, floricultural, dairy, apiary, vegetable, or animal products or of berries, grain, hay, straw, turf, seed, Christmas trees subject to the excise tax imposed under RCW 84.33.100 through 84.33.140, finfish in upland hatcheries, or livestock, and that has long-term commercial significance for agricultural production.7 7 RCW 84.33.100 through 84.33.118 were repealed or decodified by 2001 c 249 §§ 15 and 16. RCW 84.33.120 was repealed by 2001 c 249 § 16 and by 2003 c 170 § 7. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 105 Comprehensive Plan “Long-term commercial significance” includes the growing capacity, productivity, and soil composition of the land for long-term commercial production, in consideration with the land’s proximity to population areas, and the possibility of more intense uses of the land. In determining “the combined effects of proximity to population areas and the possibility of more intense uses of the land” upon agricultural lands, the County shall consider: (a) the availability of public facilities; (b) tax status; (c) the availability of public services; (d) relationship or proximity to urban growth areas; (e) predominant parcel size; (f) land use settlement patterns and their compatibility with agricultural practices; (g) intensity of nearby land uses; (h) history of land development permits issued nearby; (i) land values under alternative uses; and (j) proximity of markets. 2. Designation Criteria. In order to be designated Agricultural Lands of Long-Term Commercial Significance in Kittitas County, the land must: (1) not be characterized by urban growth; (2) be primarily devoted to agriculture, and (3) have long-term significance for agriculture. Land shall be designated Agricultural Lands of Long-Term Commercial Significance (referred to as Commercial Agricultural Lands in the Kittitas County Code) in accordance with the designation criteria and considerations set forth herein. A. Land Grade Consideration. Agricultural Lands of Long-Term Commercial Significance shall be prime and unique farmland soils as mapped by the United States Department of Agriculture Natural Resources Conservation Service and considered capable of agricultural use according to land capability criteria in Agriculture Handbook No. 210 or successor guide adopted by the federal agency. B. Other consideration. In determining whether land should be designated as Agricultural Land of Long- Term Commercial Significance, the County may also consider the needs and nature of the agricultural industry. C. Designation. Upon a determination that a tract qualifies as Agricultural Lands of Long-Term Commercial Significance (referred to as Commercial Agricultural Lands in the Kittitas County Code) under the definitions and considerations noted above, such lands shall be so mapped in the Comprehensive Land Use Plan map of Kittitas County and shall be zoned Commercial Agricultural lands under Kittitas County zoning code, section KCC 17.31. The County's Commercial Agricultural zoning code, KCC 17.31, shall control uses, maintenance and enhancement of the agricultural industry and conserve productive agricultural lands consistent with the needs and best practices of the industry. Lands presently mapped as “commercial agriculture” shall retain that designation unless a specific de-designation request is filed by the owner for a review under the guidelines of this Ordinance. 3. De-designation criteria. A. Definitions. De-designation is a change of land classification from Agricultural Lands of Long-Term Commercial Significance to another GMA classification. B. De-designation Criteria. The considerations and criteria for de-designation are the same as the considerations and criteria for designation identified in sections 1 and 2 above. De-designation Page 106 requests may be initiated by the County or by individuals based on a request to consider (1) a mistake in the original designation or (2) that factors leading to the original designation have changed, rendering the site inappropriate for long-term commercially significant agricultural land designation. C. A de-designation request shall provide a legal description of the property subject to the request and map showing the agricultural land grades listed above for the property. The request shall specifically address each of the factors above deemed pertinent to the consideration of designation and de- designation. 4. Applications and Processing. A. Applications for the designation of Agricultural Lands of Long-Term Commercial Significance shall be docketed with the planning department for annual consideration by the Kittitas County Planning Commissioners and Board of County Commissioners as a change to the County comprehensive plan and map in accordance with Chapter 15.B of the Kittitas County Code. Applications for de-designations of Agricultural Lands of Long-Term Commercial Significance must be accompanied, and processed along with, a specific development application. B. In determining a request to designate or de-designate Agricultural Land of Long-Term Commercial Significance, the County may consider the needs and nature of the agriculture industry (Lewis County v. Western Washington Growth Management Hearings Bd., 157 Wn.2d 488, 139 P.3d 1096 (2006)). C. In considering a request for de-designation, the County shall make the same considerations as in designating lands under the provisions of Section 2 above (City of Redmond v. Central Puget Sound Growth Management Hearings Board, 116 Wn. App. 48, 65 P.3d 337 (2003) (Benaroya II). D. In addition to such considerations as may be undertaken by the County under these provisions, the County shall address in writing: (1) the factors that warrant the designation or de-designation, and (2) how the action meets the objectives of Goal 8 of GMA (RCW 36.70A.020(8)) to maintain and enhance a productive agriculture industry and to encourage the conservation of productive agricultural lands and to discourage incompatible uses when making a decision on designation or de-designation of Agricultural Lands of Long-Term Commercial Significance. Following are policies to protect and ensure continued employment of Commercial Agricultural land use. RR-P116: The County will oppose laws and regulations which restrict agriculture and support laws and regulations which enhance agriculture. RR-P117: The County should develop a study area where the various Rural land use designations and the Commercial Agriculture designation interface occurs which may lead to the development of a Commercial Agriculture Transition Zone overlay. The study area should consider but not be limited to: Strategies that site land use activities within or adjacent to Commercial Agriculture lands that minimize conflicts with agricultural activities. Effectiveness of Transfer of Development Rights from Commercial Agriculture to Rural lands. Use of Cluster Development to minimize impacts. Use of open space to act as a “buffer” between Rural and Commercial Agriculture designations. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 107 Comprehensive Plan RR-P118: Continue and expand support for right-to-farm ordinances. RR-P119: The County should promote the preservation of agricultural activities through programs that encourage long-term ownership and production on agricultural lands. RR-P120: Kittitas County recognizes that new residents may not understand the rural living differences encountered in Kittitas County; therefore, the County supports the efforts of educational opportunities and agencies to educate on rural living and agricultural activities of long term significance. RR-P121: The County should encourage development projects whose outcome will be the significant conservation of farmlands. RR-P122: The County should identify and designate agriculture transportation corridors that facilitate farm use. RR-P123: The County should participate in sound voluntary farm conservation or preservation plans (i.e., be recipients and overseers for conservation easements and/or assist with transferable development rights programs). RR-P124: The County should look into additional tax incentives to retain productive agricultural lands. RR-P125: The County should create a growth management agricultural advisory council comprised only of agriculture producers to review and make recommendations to the Board of County Commissioners on at least an annual basis over the coming 20 years on: a) the status of agriculture in Kittitas County, b) County agriculture policies and regulations, c) local agriculture marketing and economic planning, and d) review and make recommendations regarding zoning and development regulations. RR-P126: Current agricultural uses in urban residential areas should continue to be allowed as the lands transition to urban residential uses. RR-P127: The County should provide for flexible use of agricultural lands that are located in areas with limited or no irrigation. RR-P128: The County will continue to support development and implementation of the Yakima Basin Integrated Management Plan to support water supply for agricultural lands. Incentives for Commercial Agriculture Land Use It is the policy of Kittitas County to encourage and support agricultural uses of lands within the Commercial Agricultural designation. The County will continue to explore additional incentives for conserving both rural and resource lands. These incentives may be developed through the Kittitas County Comprehensive Plan and subsequent implementation mechanisms. RR-P129: The County should establish an agricultural advisory commission to advise the BOCC on agricultural issues. Page 108 RR-P130: The County should develop incentives for farming and ranching to continue as significant land uses, for example, innovative cluster platting, transfer of development rights, and planned unit developments, and agricultural commercial binding site plan for agriculture-supporting uses. RR-P131: The County should work with landowners to ensure waters in naturally occurring ponds and springs (with no surface connection to a stream) are retained for stock water uses when they are on or adjacent to lands used as pasture or range for livestock. RR-P132: Where appropriate, Kittitas County will exert its influence to help provide the delivery of water to all lands within the County. RR-P133: Encourage all development to incorporate drought tolerant or native vegetation as a major component of their landscaping plan (i.e. xeriscaping) RR-P134: To the extent possible the Board of County Commissioners shall promote processing facilities for the products produced upon those lands designated as Commercial Agricultural under this Chapter and WAC 365.190.050 (6). RR-P135: All plats, short plats, development permits, and building permits issued for development activities on, or within five hundred feet of, lands designated as agricultural lands, forest lands, or mineral resource lands, shall contain a notice that states that: “The subject property is within or near designated agricultural lands, forest lands, or mineral resource lands on which a variety of commercial activities and mineral operations may occur that are not compatible with residential development for certain periods of limited duration. Commercial natural resource activities and/or mineral operations performed in accordance with County, State and federal laws are not subject to legal action as public nuisances.” (RCW 7.48.305) Commercial Forest Land Use Commercial forestland, approximately 800,380 acres, claims approximately half of the Kittitas County land area. A checkerboard pattern of private, State, and federal land ownerships characterizes the County forests. The primary land use activities in commercial forest areas are commercial forest management, forest recreation, agriculture, mineral extraction, sand and gravel operations and those uses that maintain and/or enhance the long-term management of designated commercial forest lands. Traditionally forestlands in the County contributed regional economic value by providing employment and income from resource management, which includes: harvesting, fishing, hunting, mining, grazing and recreation. Even though revenue has diminished from forest products, it is recognized that forestlands provide other public benefits and values such as: watersheds, wildlife and fish habitat. It is recognized that the designation “Commercial Forest Lands” has been used to encompass all forested lands that do provide a variety of public benefits including non-productive and high elevation lands within ownerships. It is clear that the Legislature intended that counties planning under the GMA should consider land characteristics and economic factors when designating commercial forest lands. As stated by the Washington Supreme Court, “the GMA is not intended to trap anyone in economic failure.” Lewis County v. Western Washington Growth Management Hearings Board, 157 Wash.2d 488, 505 (2006). Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 109 Comprehensive Plan For purposes of designating Forest Lands of Long-Term Commercial Significance, and in considering any request for de-designation of such lands, Kittitas County has identified the following criteria. Designation and De-designation of Forest Lands of Long-Term Commercial Significance The purpose of this section is to identify the goals and policies in Kittitas County necessary to implement Goal 8 of the GMA concerning Forest Lands of Long-Term Commercial Significance: (8) Natural resource industries. Maintain and enhance natural resource-based industries, including productive timber, agricultural, and fisheries industries. Encourage the conservation of productive forest lands and productive agricultural lands, and discourage incompatible uses. All decisions dealing with the designation or de-designation of forest resource lands shall be in support of that goal. 1. Definitions. The County adopts and shall utilize the following definitions and considerations: A. “Forest land” means land primarily devoted to growing trees for long-term commercial timber production on land that can be economically and practically managed for such production, including Christmas trees subject to the excise tax imposed under RCW 84.33.100 through 84.33.140, and that has long-term commercial significance.8 B. “Long-term commercial significance” includes the growing capacity, productivity, and soil composition of the land for long-term commercial production, in consideration with the land’s proximity to population areas, and the possibility of more intense uses of the land. C. In determining whether forest land is "primarily devoted to growing trees for long-term commercial timber production on land that can be economically and practically managed for such production," the following factors shall be considered: (a) The proximity of the land to urban, suburban, and rural settlements; (b) surrounding parcel size and the compatibility and intensity of adjacent and nearby land uses; (c) long-term local economic conditions that affect the ability to manage for timber production; and (d) the availability of public facilities and services conducive to conversion of forest land to other uses. 2. Designation Criteria. In order to be designated Forest Lands of Long-Term Commercial Significance in Kittitas County, the land must: (1) not be characterized by urban growth; (2) be primarily devoted to the growing of trees for long- term commercial timber production on land that can be economically and practically managed for such production, and (3) have long-term significance for the commercial production of timber. Land shall be designated Forest Lands of Long-Term Commercial Significance (referred to as Commercial Forest Lands in the Kittitas County Code) in accordance with the designation criteria and considerations set forth herein. 8 RCW 84.33.100 through 84.33.118 were repealed or decodified by 2001 c 249 §§ 15 and 16. RCW 84.33.120 was repealed by 2001 c 249 § 16 and by 2003 c 170 § 7. Page 110 A. Land Grade Consideration. In Kittitas County, the most common tree species are ponderosa pine and dry mixed conifer, including Douglas fir. Most of the forest lands in Kittitas County are composed of land grades 4 and 5 as mapped by the Department of Natural Resources. Forest Lands of Long-Term Commercial Significance shall include lands that have a predominance of land grades 3-6 (i.e., more than 60% of the site has requisite land grade) as defined in WAC 458-40-530. B. Other Mandatory Factors. In the designation of Forest Lands of Long-Term Commercial Significance, the County shall also consider and address in writing the effects of proximity to population areas and the possibility of more intense uses of the subject land as indicated by (WAC 365-190-060): 1) The availability of public services and facilities conducive to the conversion of forest land. 2) The proximity of forest land to urban and suburban areas and rural settlements: Forest lands of long-term commercial significance are located outside the urban and suburban areas and rural settlements. 3) The size of the parcels: Forest lands consist of predominantly large parcels. 4) The compatibility and intensity of adjacent and nearby land use and settlement patterns with forest lands of long-term commercial significance. 5) Property tax classification: Property is assessed as open space or forest land pursuant to chapter 84.33 or 84.34 RCW. 6) Local economic conditions which affect the ability to manage timberlands for long-term commercial production. 7) History of land development permits issued nearby. C. Other considerations. In determining whether land should be designated as Forest Land of Long-Term Commercial Significance, the County may also consider the needs and nature of the timber industry. D. Designation. Upon a determination that a tract qualifies as Forest Lands of Long-Term Commercial Significance (denominated Commercial Forest Lands in the Kittitas County Code) under the definitions and considerations noted above, such lands shall be so mapped in the Comprehensive Land Use Plan map of Kittitas County and shall be zoned Commercial Forest lands under Kittitas County zoning code, section KCC 17.57. The County's Commercial Forest zoning code, KCC 17.57, shall control uses, maintenance and enhancement of the forest products industry and conserve productive forest lands consistent with the needs and best practices of the industry. Lands presently mapped as “commercial forest” shall retain that designation unless a specific de-designation request is filed by the owner for a review under the guidelines of this Ordinance. 3. De-designation Criteria. A. Definitions. De-designation is a change of land classification from Forest Lands of Long-Term Commercial Significance to another GMA classification. B. De-designation Criteria. The considerations and criteria for de-designation are the same as the considerations and criteria for designation identified in sections 1 and 2 above. De-designation requests may be initiated by the County or by individuals based on a request to consider (1) a mistake in the original designation or (2) that factors leading to the original designation have changed, rendering the site inappropriate for long-term commercially significant forest land designation. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 111 Comprehensive Plan C. A de-designation request shall provide a legal description of the property subject to the request and map showing the forest land grades listed above for the property. The request shall specifically address each of the factors above deemed pertinent to the consideration of designation and de- designation. 4. Applications and Processing. A. Applications for the designation of Forest Lands of Long-Term Commercial Significance shall be docketed with the planning department for annual consideration by the Kittitas County Planning Commissioners and Board of County Commissioners as a change to the County comprehensive plan and map in accordance with Chapter 15.B of the Kittitas County Code. Applications for de- designations from Forest Lands of Long-Term Commercial Significance to another GMA designation may only be sought in conjunction with a specific development proposal. B. In determining a request to designate or de-designate Forest Land of Long-Term Commercial Significance, the County may consider the needs and nature of the timber industry (Lewis County v. Western Washington Growth Management Hearings Bd., 157 Wn.2d 488, 139 P.3d 1096 (2006)). C. In considering a request for de-designation, the County shall make the same considerations as in designating lands under the provisions of Section 2 above (City of Redmond v. Central Puget Sound Growth Management Hearings Board, 116 Wn. App. 48, 65 P.3d 337 (2003) (Benaroya II). D. In addition to such considerations as may be undertaken by the County under these provisions, the County shall address in writing: (1) all of the factors that warrant the designation or de-designation, and (2) how the action meets the objectives of Goal 8 of GMA (RCW 36.70A.020(8)) to maintain and enhance a productive timber industry, to encourage the conservation of productive forest lands and to discourage incompatible uses when making a decision on designation or de-designation of Forest Lands of Long-Term Commercial Significance. Page 112 Below are the policies for activities on Commercial Forest lands. RR-P136: The County should promote active management of lands to create and maintain healthy forests through support of related infrastructure. RR-P137: Classification and designation of Forest Lands of Long-Term Commercial Significance shall be made to maintain and enhance natural resource-based industries, including productive timber industries. RR-P138: Any proposal for de-designation of commercial forestlands shall be subject to a cumulative impacts analysis, including the size and ownership of the commercial forestlands remaining in the County, the needs of the local forest products industry and impacts to those needs by the proposed de-designation, and the potential benefits that may result from the proposed de-designation including higher property taxes and economic stimulus. RR-P139: The County should encourage incentives and alternatives to keep working forests viable by considering when feasible emerging markets such as carbon sequestration, Transfer of Development Rights, Bio-fuel and bio-energy production that offset the loss of the traditional log and special forest product markets. RR-P140: Resource activities performed in accordance with County, State and federal laws should not be subject to legal actions as public nuisances. RR-P141: The County should support and encourage the maintenance of commercial forest lands in timber and current use property tax classifications consistent with RCW 84.28, 84.33 and 84.34. RR-P142: Kittitas County will support local forest landowners seeking regulatory relief in order to help them remain economically viable. RR-P143: Land use activities within or adjacent to commercial forest land will be sited and designed to minimize conflicts with forest management and other activities on commercial forestlands. RR-P144: Kittitas County will encourage rural developments in the Wildland Urban Interface (WUI) and the owners of adjacent commercial forest lands to develop Community Wildfire Protection Plans (CWPPs). RR-P145: When appropriate, the County will encourage cluster developments on adjacent non-commercial forestlands so that open space buffers adjacent forestland from development. RR-P146: Kittitas County will advocate active management of Federal and State forest lands to create and maintain healthy, fire-safe forests. Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 113 Comprehensive Plan RR-P147: It is the policy of the County to encourage the continuation of commercial forest management by: a) supporting land trades that result in consolidated forest ownerships; and b) working with forest managers to identify and develop other incentives for continued forestry; and c) encouraging and supporting a local and regional infrastructure of manufacturing facilities that use wood products within an economically viable 100 mile circle. RR-P148: The County shall require that all plats, short plats, development permits, and building permits issued for development activities on, or within five hundred feet of, lands designated as Commercial Forest lands contain a notice that states that: “The subject property is within or near designated agricultural lands, forest lands, or mineral resource lands on which a variety of commercial activities and mineral operations may occur that are not compatible with residential development for certain periods of limited duration. Commercial natural resource activities and/or mineral operations performed in accordance with County, State and federal laws are not subject or legal action as public nuisances.” Commercial Mineral Resource Lands The Growth Management title of the Revised Code of Washington states that each County shall designate, where appropriate, “mineral resource lands that are not already characterized by urban growth and that have long-term significance for extraction of minerals"(RCW 36.70A. 170). The Act defines minerals as sand, gravel and valuable metallic substances, and states that each County shall adopt development regulations to assure the conservation of mineral resource lands (RCW 36.70A.060). In classifying mineral resource lands, Kittitas County shall identify and classify aggregate and mineral resource lands from which the extraction of minerals occurs or can be anticipated. Areas for sand, gravel and other metallic substances of long-term commercial significance shall be identified by the County. Proposed land uses within these areas designated as mineral resource lands may require special consideration to ensure future supply of aggregate and mineral resource material will be available. Classification of mineral lands shall be based on geographic, environmental, and economic factors, existing land uses and land ownership. Kittitas County shall also consider the combined effects of proximity to population areas and the possibility of more intense uses of the lands as indicated by: a) General land use patterns in the area; b) The availability of utilities or public services; c) Relationship or proximity to urban growth area(s), which shall include areas of where historic growth has occurred d) Predominant surrounding parcel size, subdivision or zoning for urban or small lots, or land settlement patterns and their compatibility with mineral lands of long-term significance; e) Intensity of nearby land uses; f) History of land development, or permits issued nearby; g) Land values under alternative uses; h) Location of public roads, access or proximity to the point of use or markets; i) Availability and adequate water supplies; j) Physical and topographical characteristics of the mineral resource site; k) Depth of the resource; Page 114 l) Depth of the overburden; m) Physical properties of the resource including quality and type; n) Life of the resource; o) Resource availability in the region; p) Long-term economic conditions which affect the ability to manage and/or maintain commercially viable mineral lands of long-term commercial significance, which should include consideration of the following market factors: The location of manufacturing or processing facilities, Equipment and transport costs, Site productivity and production costs, Taxes and administrative costs. De-designation Kittitas County, hereby adopts the following provision with respect to de-designation of mineral resource land: 1) Change in circumstances pertaining to the comprehensive plan or public policy; 2) A change in circumstances beyond the control of the landowner pertaining to the subject property; 3) An error in designation; or 4) New information on natural resources land or critical area status. In considering any one of these elements, the criteria for designation should additionally be considered. Areas meeting the criteria for Mineral Lands of Long- Term Commercial Significance and classified as such, including future discoveries, are designated on the final Comprehensive Plan map and included in the final Comprehensive Plan. The map shows the location of Mineral Lands of Long-Term Significance and will be updated and amended as new mining sites, meeting the designation criteria, are approved. RR-P149: The County should allow for extraction of mineral resources where such extraction does not significantly impact other natural resources. RR-P150: When the County reviews proposed new land uses that have the potential to conflict with commercial mining activities, such as residential subdivisions, consideration of both surface and mineral rights ownership should be included in the review. RR-P151: New uses, such as residential and commercial uses, conflicting with existing commercial mining activities in designated mineral resource areas shall be required to locate away from such mining activities. RR-P152: The County shall require that all plats, short plats, development permits, and building permits issued for development activities on, or within five hundred feet of, lands designated as mineral resource lands, shall contain a notice that states that: “The subject property is within or near designated mineral resource lands on which a variety of commercial activities and mineral operations may occur that are not compatible with residential development for certain periods of limited duration. Commercial natural resource activities and/or mineral operations performed in accordance with County, State and federal laws are not subject or legal action as public nuisances.” Chapter 8 RURAL AND RESOURCE LANDS KITTITAS COUNTY Page 115 Comprehensive Plan RR-P153: The impact of potential residential/commercial development upon Mineral Resource Lands of Long-term Significance shall be considered when determining the compatibility of the proposed development within the Rural area. 116 KITTITAS COUNTY Page 117 Comprehensive Plan SUNCADIA PLANNED RESORT SUBAREA PLAN SUBAREA DEFINED A master planned resort means a self-contained and fully integrated planned unit development, in a setting of significant natural amenities, with primary focus on destination resort facilities consisting of short-term visitor accommodations associated with a range of developed on-site indoor or outdoor recreational facilities (RCW 36.70a.360). a. The Suncadia Master Planned Resort Subarea (also referred to as MountainStar Development) includes the real property shown on the Suncadia Master Planned Resort Subarea Map which is available from the Kittitas County Planning Department. b. Adjacent lands are not included within the Suncadia Master Planned Resort Subarea. Lands outside the Suncadia Master Planned Resort Subarea boundary are encompassed within, and regulated by the County’s Comprehensive Plan and development regulations. c. Master planned resorts may make use of capital facilities, utilities, and services provided by outside service providers, and may enter into agreements for shared facilities with such providers, when all costs directly attributable to the resort, including capacity increases, are fully borne by the resort. SUBAREA POLICIES The County hereby adopts the Master Planned Resort Policies in Chapter 2 of the Comprehensive Plan and those identified within the Suncadia Development Agreement as adopted on April 16, 2009 as the planning policies to guide the development of the Suncadia Master Planned Resort Subarea. LAND USES Land uses within the Suncadia Master Planned Resort Subarea shall be consistent with (a) any development regulations adopted by the County to implement the Suncadia Master Planned Resort Subarea, (b) the terms and conditions of any MPR Development Permit approved by the County for Suncadia, (c) the terms and conditions of any Development Agreement entered into by the County pursuant to RCW 36.70B.170 through .200, and Ch.15A.11 KCC, Development Agreements, and (d) RCW 36.70A.360. SERVICES AND FACILITIES Adequate provision for services and facilities to the Suncadia Master Planned Resort Subarea as set forth in the Conceptual Master Plan for Suncadia shall be ensured by the terms and conditions of any MPR Development Permit approved by the County to implement the Suncadia Master Planned Resort Subarea, Page 118 and by the terms and conditions of any development agreement entered into by the County pursuant to RCW 36.70B.170 through .200, and Ch. 15A.11 KCC, Development Agreements. DEVELOPMENT REGULATIONS Development regulations applicable to the Suncadia Master Planned Resort Subarea shall be those established through Subarea Implementation as set forth in Section 9.6. SUBAREA IMPLEMENTATION Development of the Suncadia Master Planned Resort Subarea shall be governed by (a) the Subarea Policies set forth in Section 9.2, (b) any development regulations adopted by the County to implement the Suncadia Master Planned Resort Subarea, (c) the terms and conditions of any MPR Development Permit approved by the County for Suncadia, and (d) the terms and conditions of any development agreement entered into by the County pursuant to RCW 36.70B.170 through .200, and Ch. 15A.11 KCC Development Agreements. COUNTYWIDE PLANNING POLICIES (MPR EXCERPTS) (Urban Growth Areas): Municipal services may be extended to serve an approved Master Planned Resort pursuant to the Kittitas County Comprehensive Plan Master Planned Resort Policies and RCW 36.70A.360. Such services include but are not limited to: central sewage collection and treatment, public water systems, urban street infrastructure, and storm water collection facilities. GPO 2.47 Kittitas County will consider creating a wildfire protection policy tied to land use zoning that will protect both the private landowner and public lands from wildfire. When the use of forested lands is changed, the party doing the changing is responsible for providing a fire-resistant buffer around the property. Policy 3.1 (Reduce Sprawl): When commercial facilities are developed in conjunction with an approved Master Planned Resort, those portions of hotel/motel, short-term visitor accommodations, residential uses, conference and meeting rooms, and eating and drinking, and active recreation service facilities which are not devoted to retail sales shall not be subject to the 4,000 square foot limitation. All other retail, wholesale, or service related facilities included in the Master Planned Resort shall be subject to the 4,000 maximum square foot size. Policy 3.2 (Reduce Sprawl): Temporary industrial uses may be allowed within Master Planned Resorts approved by the County pursuant to RCW 36.70A.360 and the County Comprehensive Plan Master Planned Resort policies; provided, any such use shall be limited to master planned resort construction, development, maintenance, and operational purposes and shall be subject to annual review and approval by the County. Policy 3.6 (Reduce Sprawl): The County may authorize master planned resorts in Kittitas County pursuant to RCW 36.70A.360-362, and the County’s Comprehensive Plan Master Planned Resort Policies. Chapter 9 SUNCADIA PLANNED RESORT SUBAREA PLAN KITTITAS COUNTY Page 119 Comprehensive Plan This page intentionally left blank. 120 KITTITAS COUNTY Page 121 Comprehensive Plan ECONOMIC DEVELOPMENT INTRODUCTION Economic Development has the potential to create and maintain a strong and vibrant local economy, while further supporting a high quality of life. By encouraging a greater number and variety of economic opportunities, Kittitas County residents will benefit from increased services and well-paying employment opportunities within the community in which they live. Within Kittitas County, economic development can be defined as public and private initiatives that promote job creation, business retention and recruitment, increase goods and services to residents and businesses, and provide job training programs; all of which combine to develop a stronger tax base. The purpose of this chapter is to establish the objectives for economic growth and vitality that will enhance the County’s character and quality of life. Supporting economic development and the policies that underline these objectives will assist in the attraction and retention of business and industry within Kittitas County. Element Organization The Economic Development Element consists of three main sections. The first section, “Economic Conditions and Needs” includes statistics, which support the County’s economic goals and policies. It summarizes existing economic conditions and projected economic needs within the county. The second section, “Economic Goals” presents a general set of comprehensive goals to guide in the implementation of the Comprehensive Plan. The final section, “Economic Policies” consists of a set of policies related to implementation of the Economic Development Element, with special considerations given to future opportunities that may arise. ECONOMIC CONDITIONS AND NEEDS Household Income As reported within the American Community Survey (ACS) 5-Year Estimate, the median household income in 2017 was $53,163, which is 20% less than the reported median household income in Washington over the same period (Table 10-1). Page 122 Kittitas County Washington State Number Percent Number Percent Less than $10,000 1,911 10.8% 155,404 5.6% $10,000 to $14,999 967 5.5% 102,595 3.7% $15,000 to $24,999 1,796 10.2% 217,004 7.9% $25,000 to $34,999 1,625 9.2% 228,787 8.3% $35,000 to $49,999 2,024 11.5% 335,962 12.2% $50,000 to $74,999 3,618 20.5% 497,935 18.1% $75,000 to $99,999 2,403 13.6% 372,647 13.5% $100,000 to $149,999 2,217 12.6% 450,796 16.4% $150,000 or more 1,087 6.2% 394,567 14.4% Median household income (dollars) $ 53,163 $ 66,174 Source: ACS 5-Year Estimates, 2017 In 2014, Central Washington University (CWU) Department of Public Affairs conducted a study on the economic impacts of the University on Kittitas County (this study was based on the conclusions of a prior study conducted by ECONorthwest in 2009). Both studies concluded that the presences of CWU plays a significant role in boosting Kittitas County household incomes, effectively stabilizing the local economy. These effects are largely experienced outside the purview of the American Community Survey estimates. In 2014, one in nine jobs in Kittitas County was at CWU with $91 million in payroll. The 50,000-yearly individuals CWU draws to local restaurants, hotels, and retail businesses suggests a higher potential income than that identified within the 2015 ACS. S trengths, Weaknesses, Opportunities and Threats Analysis (SWOT) As part of the Yakima and Kittitas Counties Regional Comprehensive Economic Development Strategy (CEDS) planning efforts, a SWOT (Strengths, Weaknesses, Opportunities and Threats) analysis of Kittitas (and Yakima) Counties was conducted. The results of this analysis are included as part of this chapter (Table 10-2). Table 10-1 Household Income, Kittitas County (ACS 5-Year Estimates, 2017) Chapter 10 ECONOMIC DEVELOPMENT KITTITAS COUNTY Page 123 Comprehensive Plan Strengths Weaknesses Diversified industry makeup: » Renewable and alternative energy » Strong agricultural markets » Support of small business and the microenterprise culture Proximity to major metro areas: Seattle, Portland, Spokane » Strong capabilities in logistics and distribution » Highway accessibility University presence: » CWU, YVCC, PNWU Stellar quality of life: » Abundance of outdoor recreation » Diverse interesting culture » Climate » Exceptional community healthcare Downtown vitality Abundant [sustainable] natural resources Strong and diverse labor force Young demographic Premier sports facilities and event location Lack of family-wage employment opportunities Low K-16+ education attainment » Workforce skills gaps Complacency towards growth and economic diversification Environmental obstacles and regulations » Predictability of legislation Crime rate perception Bilingual challenges Few industrial and commercial development sites Loss of natural resource jobs Recreation for children is limited Limited professional services including CPA’s, dentists, consultants, doctors, and engineers Water capacity Pay disparity to major metro areas No port district in Kittitas or Yakima County Opportunities Threats Capture spin-off growth from businesses from Western WA metro areas » Capture overflow from neighboring metro areas Improve visibility of available sites » GIS inventory available Raise educational attainment » Growth of talent, research, and facilities for higher education » Business education partnerships » Alternative workforce education options Collaborative inter-county cooperation » Work together to create a unified regional vision Develop and promote tourism » Outdoor recreation options » Capitalize on developing industries like wineries and breweries, that focus on tourism in the region Facilitate small business development » Accelerate small business through incubators and small business networks » Promote and support downtown redevelopment efforts Develop renewable and alternative energy facilities Cultivate and promote bilingual workforce Create arts culture Environmental challenges and regulations » Water supply scarcity » Declining forest health, fire danger » Water quality uncertainty » Planning and zoning barriers to new investment and alternative energy and innovations Regulations and permitting business responsiveness Lack of economic resilience » Diversification of industries Loss of young talent Limited economic development resources and incentives » Lack of economic development resources and incentives » Limited small business advancement opportunities Distribution impacts from Urban Center traffic congestion Source: Yakima and Kittitas Counties Regional Comprehensive Economic Development Strategy, 2015 Table 10-2 SWOT Analysis, Kittitas (and Yakima) County Page 124 Employment Growth and Distribution While unemployment within Kittitas County and Washington State are comparable at 7.77% and 7.85% respectively, Kittitas County has a smaller percentage of participants in the labor force. While this can be attributed, in part, to CWU students living in Kittitas County, it also points to a growing future demand in available job opportunities for students and other populations entering the workforce. Major Employment Industries Education and health care are the greatest industry employers, both in Kittitas County and Washington State (Table 10-3). While true, Kittitas County has a significantly greater proportion of its population employed in education and health care than Washington State. Kittitas County also employs a higher percentage of people in the fields of art, food, entertainment, agriculture, fishing, and mining. These spikes in specific employment sectors can be linked to the rural character of Kittitas County and the resource based industries that come with this character, blending with urban entertainment centers brought about by cities and CWU. Minor Employment Industries Manufacturing industries and scientific and professional industries are noticeably lower in Kittitas County than in comparison with the rest of Washington State. Both industries are more than 5% lower than the state average. In part, this may be attributed to the lack of land within Kittitas County where the manufacturing of goods is an accepted or permitted use. Central Washington University’s emphasis on programs oriented around education and teaching may also play a role. Industry Kittitas County Washington State Number Percent Number Percent Agriculture, forestry, fishing/hunting, and mining 930 4.4% 88,598 2.6% Arts/entertainment, recreation, accommodation and food services 2,870 13.7% 313,576 9.2% Construction 1,630 7.8% 216,981 6.3% Educational services, health care and social assistance 6,098 29.2% 737,105 21.6% Finance/insurance, real estate, rental, leasing 593 2.8% 184,982 5.4% Information 344 1.6% 78,645 2.3% Manufacturing 1,073 5.1% 353,242 10.3% Other services, except public administration 931 4.5% 158,441 4.6% Professional, scientific, management, administrative services 1,330 6.4% 431,652 12.6% Public administration 1,065 5.1% 175,741 5.1% Retail trade 2,538 12.1% 403,198 11.8% Transportation, warehousing, and utilities 1,016 4.9% 177,993 5.2% Wholesale trade 483 2.3% 97,969 2.9% Total 20,901 3,418,123 Source: ACS 5-Year Estimates (C24030), 2017 Table 10-3 Civilian Employment by Industry Chapter 10 ECONOMIC DEVELOPMENT KITTITAS COUNTY Page 125 Comprehensive Plan Tourism, Parks, Recreation and Open Space While recreation and tourism related industries are underrepresented in these estimates, it is important to recognize their significant and impactful role in potential economic development throughout the County. These industries represent a unique opportunity to expand consumer spending, create new residents, and cement the county’s reputation as an area with a strong sense of place. Kittitas County tourism spending between 1991 and 2013, increased by 4.6% or to $170,200,000 resulting in a 4.5% increase in earnings or to $53,100,000 in tourism related employment, and -0.7% in employment or to 2,380 jobs by 2013. Kittitas County, Roslyn, Cle Elum, and Ellensburg’s combined revenues (from the state- shared and added local lodging tax) increased from $163,627 in 1994 to $1,296,722 by 2014 increasing at an annual average growth rate of 13.7%9. Small Business Opportunities Small Business Loans can be viewed as another indicator of economic development within Kittitas County. From 2012 to 2015 the percentage of SBA Loans has decreased from 30.43 percent to 17.39 percent. This represents a 13.04 percent drop in loans targeted at small business entrepreneurial investments. Over the same time period, Washington State SBA Loans has increased from 19.53 percent in 2012, to 30.94 percent in 2015 10. Population Growth Based on 2017 Office of Financial Management population estimates and projections, Washington State grew by an estimated 126,600 persons, a 1.76 percent increase over the past year. This was the largest percentage increase since before the 2008 Financial Crisis. Migration (people moving in versus people moving out) was identified as the primary driver behind Washington’s population growth. Over that same time period, Kittitas County was the 7th fastest growing County in the state. This growth spiked from 2016 to 2017, when Kittitas County grew at a rate of 2.33 percent, with a net influx of 1,020 people. This was the fastest single-year percent change for any county within Washington State. The following data offers a few high-level takeaways concerning employment growth and distribution in the coming years: 1. Population growth in Kittitas County lagged behind the rate of Washington in the 1980’s, but it has been above the state average since 1990. 9 Kittitas County PROS and Tourism Plans, 2016 10 Small Business Administration; extracted from USASpending.gov Page 126 2. From 2016 to 2017, population in Kittitas County grew at an average rate of 2.33 percent, with a net influx of 1,020 people. Washington State Grew at a rate of 1.76 percent over the same time-period. 3. While Millennials represent the largest generation of individuals within Kittitas County, the percentage of persons 65 and over is growing while the percentage of persons under 18 years of age has dropped for the last 5 years 11. 4. Total covered employment in Kittitas County grew at an average rate of 1.33% per year from 2002 through 2014, slightly slower than population growth over the same period. Population and employment growth tend to grow at similar rates. When employment grows slower than population rates, it may indicate an increase in unemployment, a decrease in the labor force participation rate, or a decrease in the number of workers commuting from outside of Kittitas County. 5. Population in Kittitas County is projected to grow at an average annual rate of two percent (2%), resulting in a population of 65,967 people in 2037. (BCC Resolution 2017-068) This projection includes an assumption that sixty-five percent (65%) of the future population will reside within urban areas. 6. Employment in Kittitas County is expected to grow at an average annual rate of two percent (2%), resulting in a total of 30,517 jobs by 2037. (BCC Resolution 2017-068) This projection includes an assumption that eighty percent (80%) of job growth will locate in urban areas (and that twenty percent will locate in rural areas outside the established urban growth boundaries). Current projections indicate employment in Kittitas County will continue to grow at a slightly slower rate than population (as it has since the early 2000s). This trend in labor force participation can be attributed (in part) to an aging population. Given the range of growth rates in the State’s population forecast for Kittitas County, employment growth is anticipated to grow at a rate of 0.5% to 2.0% per year over the next 20 years. The low end of this range, however, is unlikely to occur unless the US or Washington State experiences a severe economic recession. While this scenario is possible, it is unlikely to provide a useful projection scenario for planning purposes. 11 ACS 5-Year Estimates, 2015 Chapter 10 ECONOMIC DEVELOPMENT KITTITAS COUNTY Page 127 Comprehensive Plan ECONOMIC GOALS AND POLICIES Economic Goals Kittitas County has established the following goals to guide future economic development. These goals were developed in response to existing economic conditions and identified needs within the County and support the County-Wide Planning Policies. E-G1: Support economic development initiatives that meet the varied needs and demands of the community. E-G2: Support the retention and expansion of existing local businesses and industries. E-G3: Recruit new business and industries to foster a strong and diverse base of jobs and wages. E-G4: Encourage economic growth while protecting the rural character of the County. E-G5: Promote a balance of employment opportunities and housing. E-G6: Encourage the full economic use of commercial and industrial lands, buildings, and infrastructure. E-G7: Encourage efforts to decrease business loss to other regional markets. E-G8: Protect the viability of the airport as a significant economic resource to the community by encouraging compatible land uses, densities, and reducing hazards that may hinder economic viability of the airport. E-G9: Balance economic development with environmental stewardship, social equity, and fiscal responsibility/sustainability. Economic Policies The goals, which have been developed to guide future economic development in Kittitas County, can be accomplished through adherence to the intent of this chapter and implementation of the following policies. While it is hard to predict what businesses may develop in the County, the goals and policies aim to work together in order to help encourage economic development. E-P1: Develop and maintain the infrastructure and public facilities needed to support economic activity and growth. E-P2: Establish and expand education, research and other related activities that support existing local industries and businesses. E-P3: Develop partnerships and collaboration with other economic development organizations, the business community, other government entities and educational institutions. E-P4: Support the long-term sustainability of natural resource based activities. E-P5: Promote tourism and tourist based businesses to attract outside investment. Page 128 E-P6: Develop a collaborative framework for the creation and implementation of local and regional economic development strategies. E-P7: Support a stable mix of industrial and service sector businesses. E-P8: Promote regional infrastructure coordination to facilitate regional growth and commerce, including rail for freight and passengers. E-P9: Collaborate with the private sector and local communities in actively improving conditions for economic growth and development. E-P10: Employ a strong marketing campaign through the establishment of County branding and promotion of the County as a great place to do business. E-P11: Develop strategies for attracting large economic generators such as manufacturing and industrial uses and technological companies. E-P12: Increase or support the creation/retention of home-based businesses. E-P13: Encourage flexible office developments that act as small business “incubators”; office share space. E-P14: Ensure that the development review process is efficient and predictable. E-P15: Support the remediation of environmentally contaminated sites into productive uses. E-P16: Foster parks and recreation resources to leverage community assets and/or local events to grow the local economy (e.g. natural amenities, cultural events, etc.) E-P17: Support start-up businesses with technical assistance for County-supported economic development initiatives. E-P18: Encourage economic development opportunities and aviation related uses adjacent to airports and promote the efficient mobility of goods and services region-wide, consistent with the economic development element and the regional transportation strategy. E-P19: Encourage the redevelopment and infill development of underutilized properties. E-P20: Develop and maintain a strong labor force through access to housing and educational and training programs that meet the needs of local businesses. E-P21: Enhance our cultural resources and promote expanded cultural opportunities. E-P22: Support arts and heritage organizations, public art and historic properties. E-P23: Enhance opportunities for recognition of farming and ranching in the community, such as Farm to Table and harvest festivals. E-P24: Develop intergovernmental cooperation for shared infrastructure and services. E-P25: Encourage industrial or technological parks in urban growth areas by providing supporting infrastructure and utilities. Chapter 10 ECONOMIC DEVELOPMENT KITTITAS COUNTY Page 129 Comprehensive Plan REFERENCED ECONOMIC DEVELOPMENT PLANS The Economic Development Strategic Plan (EDSP) and the Yakima and Kittitas Counties Regional Comprehensive Economic Development Strategy (CEDS) are two planning efforts that identify methods for using public resources to foster private investment. These plans were intended to help the Kittitas County business community and Kittitas County policy makers alike, to better understand their competitive position and to coalesce around a vision for promoting the region. The findings and recommendations outlined in the plan are designed to serve as a framework for making investment decisions, and for providing guidance in growth that is both realistic and sustainable. The 2009 version of the Economic Development Strategic Plan and the 2015 version of the Yakima and Kittitas Counties Regional Comprehensive Economic Development Strategy are adopted by reference into this comprehensive plan subject to the following limitations: The Economic Development Strategic Plan (EDSP) and the Yakima and Kittitas Counties Regional Comprehensive Economic Development Strategy (CEDS) are adopted as reference documents to be used by Kittitas County as an aid in land use, capital facilities, and public policy discussions, and by members of the public wishing to propose projects, pursue grants for projects, or propose agreements with landholders. The Economic Development Strategic Plan (EDSP) and the Yakima and Kittitas Counties Regional Comprehensive Economic Development Strategy (CEDS) may be used as a part of the Kittitas County Capital Facilities plan for purposes of utilizing real estate excise tax (REET) proceeds for acquisition or expansion of recreational infrastructure. Non-compliance or inconsistency with the Economic Development Strategic Plan (EDSP) and the Yakima and Kittitas Counties Regional Comprehensive Economic Development Strategy (CEDS) shall not be considered noncompliance or an inconsistency with the comprehensive plan or the GMA; nor may any noncompliance or inconsistency be a basis for appeal of any land use or public policy decision made by Kittitas County. In any instances of conflict or inconsistencies between the two reports and the Kittitas Comprehensive Plan, the Comprehensive Plan will serve as the governing document. The Economic Development Strategic Plan (EDSP) and the Yakima and Kittitas Counties Regional Comprehensive Economic Development Strategy (CEDS) shall not be used as evidence of use of property in an action for prescriptive easement or adverse possession. 130 . KITTITAS COUNTY Page 131 Comprehensive Plan RECREATION, PARKS, OPEN SPACE AND NATURAL ENVIRONMENT INTRODUCTION Being centrally located and easily accessed by two interstate highways, Kittitas County has become a recreational destination for many people. Both public and privately-owned land and facilities are utilized throughout the year from snow skiing and hunting in the winter to fishing, hiking, and river floats in the summer. As illustrated in the Land Use Element, approximately 64% of Kittitas County is owned by state and federal agencies. These lands, particularly the Wenatchee and Snoqualmie National Forest, L.T. Murray and Quilomene Wildlife Areas, and the Department of Natural Resources (DNR) trust lands, offer the public the greatest opportunity for outdoor recreation. In total, Kittitas County has designated 87,478 acres as Public Recreation on the Comprehensive Plan Land Use Map. Advisory Group Recommendations This Element has been updated with the input of the general public through the public participation process that was outlined earlier in this Plan, and from the public input received during the 2016 PROS plan adoption: Kittitas County does not currently have a Parks Department. The Advisory Group agreed that the County should consider the creation of a Parks Department to support the implementation of this Element and other parks planning efforts throughout the County. The Advisory Group agreed that Kittitas County should provide support to other entities engaged in parks planning, including Parks and Recreation Districts. To better protect and preserve recreational opportunities, the Advisory Group recommended that the County consider creating a new land use and zoning district for public lands. The Advisory Group recommended that Kittitas County create and support a vision and strategic plan for recreation and tourism. The Advisory Group expressed a need for improved mapping of critical areas to facilitate the implementation of the Critical Areas Ordinance. Page 132 Parks, Recreation and Open Space (PROS) Plan In 2016 Kittitas County adopted a Parks, Recreation and Open Space (PROS) Plan via Resolution Number 2016-076 and the Plan is hereby adopted by reference into the Comprehensive Plan. The PROS Plan analyzes the supply, demand and need for open spaces, trails, and park facilities throughout Kittitas County. The Plan included a varied public participation process that included internet surveys, surveys conducted at the County Fair, and public workshops and forums. The PROS Plan establishes a detailed list of goals and policies that were developed in the following categories: Kittitas County’s strategic role – The purpose of this goal is to establish a strategic approach to determine when and where Kittitas County should assume a lead role in the provision of recreation opportunities and when it can and should participate in the coordination of the efforts of other entities with similar missions. Recreation Program goals – The purpose of this goal is to establish policies that will assist in the promotion of healthy lifestyles for Kittitas County residents. Cultural arts goals – This goal is intended to promote diversified cultural arts facilities and programs throughout Kittitas County. Resource conservation goals – The focus of this goal is to plan, coordinate and preserve unique environments including wetlands, fish & wildlife habitat, opens spaces, forestlands, and scenic areas. Historical preservation goals – This goal seeks to assist in the planning, coordination and preservation of places and areas of historical significance when it is appropriate for the County to do so. Goals for the establishment and maintenance of trail systems – This goal covers the planning, development and operation of a wide variety of trail types, including hiking, bicycle, ORV and horse riding opportunities. Goals for the establishment and maintenance of resource-oriented park sites and facilities – This goal focuses on the planning, development and operation of facilities to encourage resource-oriented recreation such as fishing, hunting, boating, camping and swimming. Goals for playgrounds and fields – This goal supports the development of an integrated system of playgrounds, courts and fields throughout Kittitas County. Goals for recreation facilities – This goal focuses on providing an array of indoor facilities, ranging from swimming pools, and gymnasiums to facilities for arts and crafts, classrooms and meeting rooms. Goals for special purpose facilities that may not be provided or managed by other entities, such as the Ellensburg Water Park – The goal is to provide a coordination or support role to public and private agencies that provide services and opportunities that are not clearly defined or provided by traditional County services or agencies, ranging from the Nature Conservancy to the Washington State Horse Park. Goals for establishing design standards to ensure safety and accessibility – This goal is intended to ensure that all Kittitas County facilities are designed to be safe, accessible and easy to maintain throughout the life of the facility. Chapter 11 RECREATION, PARKS, OPEN SPACE AND NATURAL ENVIRONMENT KITTITAS COUNTY Page 133 Comprehensive Plan Goals and policies for identifying and managing the financial resources needed to acquire, maintain and manage parks, recreation and open space facilities – The purpose of this goal is to develop guidelines that will ensure facilities are developed and operated in a manner that provides the greatest public benefits for the least cost and to ensure that costs are distributed equitably. EXISTING CONDITIONS Spring/Summer Opportunities The Yakima River, with its head-waters located in Kittitas County, provides an abundance of recreational opportunities to county residents and tourists. Ranked by many as one of the west’s top natural fisheries, the Yakima River attracts many sports fishermen from around the state, as well as local citizens. In addition to the Yakima River, a number of lakes, streams, and creeks provide great fishing potential for county residents and tourists. In addition to sports fishing opportunities, the Yakima River is utilized by many county residents for river floats. In response to the increasing public use the Bureau of Land Management has improved a number of recreational sites within the Yakima River Canyon. The Roza Dam Recreational Facility provides sanitary facilities, waste receptacles, picnic areas, and a boat launch for users of the Yakima River. Kittitas County provides the only improved, non-fee boat launch facility to the Columbia River in Kittitas County. This facility is located within the Vantage town site and also provides sanitary facilities, picnic areas, and waste receptacles. Although most heavily used from late spring to early fall, this launch is open year round. The vast number of public lands in Kittitas County, offer county citizens opportunities for hiking, camping, biking, horseback riding, and off-road vehicle (ORV) activities throughout the year. The L.T. Murray Wildlife Area (owned and managed by WDFW) is perhaps the most widely used for these purposes. In order to promote non-motorized transportation, Kittitas County has provided a bike lane on Umtanum Road to Irene Rinehart Park and a pedestrian path on Airport Road to Bowers Field. Various park projects have been developed. The Coal Mines Trail is an example of the development of a multi-jurisdiction regional trail, which follows the old rail corridor between Cle Elum, Roslyn to Ronald. While the trail is managed by a six member Trail Commission, the trail is owned by the three jurisdictions through which it passes: Cle Elum, Roslyn and Kittitas County. The property was acquired in 1994. Development of the trail and trailheads is underway and improvements are continuing. Washington State Parks and Recreation Commission operate and maintain a number of parks in Kittitas County, including, but not limited to, the Easton, Olmsted, and Ginkgo State Parks. Also, the Palouse to Cascades State Park Trail (FKA John Wayne Pioneer Trail) is operated and maintained by the Washington State Parks and Recreation Commission. The Palouse to Cascades State Park Trail provides citizens of Kittitas County with a non-motorized transportation route. Page 134 Fall/Winter Opportunities Large areas of Kittitas County provide excellent opportunities for County residents as well as non-residents to hunt with modern firearms, muzzleloaders and archery equipment for a variety of big and small game animals, migratory waterfowl and numerous other game birds as defined by the Washington Department of Fish and Wildlife. There are ten Game Management Units in Kittitas County designated by the WDFW for hunting deer, elk, bear and cougar as well as special permit areas for deer, elk, bighorn sheep and mountain goat. The various hunting seasons begin in August and end in March with defined time periods for each species of game animals and game birds. The Yakima River also provides ample opportunities for the winter sport of fishing for whitefish which are abundant. Other popular fall and winter recreational activities in Kittitas County are downhill and cross-country skiing. There are three private ski facilities located at Snoqualmie Pass, offering downhill and cross-country skiing and snowboarding areas for the public. Sno-parks provide County residents and tourists with parking areas to access snow mobile, snow shoeing, and cross-country skiing areas. The Washington State Parks Department currently provides a number of sno- parks within Kittitas County. Under a maintenance agreement with Washington State Parks Department, Kittitas County maintains five (5) of these sno-parks. This includes: Kachees Lake Road, Salmon La Sac Road, Teanaway Road, Reecer Creek Road, and Naneum Road. FUTURE RECREATIONAL OPPORTUNITIES As the population of Kittitas County grows, there may be an increased demand for improved recreational facilities and parks for County residents and tourists. In order to provide for the possible increased demands, Kittitas County is partnering and working with various government entities to fund various opportunities for parks and recreational facilities. Kittitas County has already achieved inter-jurisdictional parks/recreation projects with the various governments through establishment of the West Ellensburg Park, the Upper Kittitas County Youth Baseball Association Complex in Cle Elum and the City of Cle Elum Skate Park. During the course of the planning period, Kittitas County may conduct feasibility studies for the future parks within other urban growth areas. The foundation of the work contained in the County Recreation Plan/Outdoor Recreation Inventory, adopted by reference, also identifies future recreation opportunities for the county. Kittitas County Parks and Recreation District #1 Formed in 2005, the Kittitas County Parks and Recreation District #1 is a potentially important partner for providing important recreational facilities and opportunities, particularly in northwestern Kittitas County. In August 2016 the Kittitas County Board of Commissioners affirmed its support for the District’s goals and mission.12 In particular, the Commissioners highlighted the importance of expanding the trail network in the County to provide increased access to hikers, mountain bikers, trail riders and recreational tourists. Also highlighted was the importance of parking facilities along the County’s waterways to support greater access to recreation. 12 Letter of Support for Kittitas County Parks and Recreation District #1, August 2, 2016. Chapter 11 RECREATION, PARKS, OPEN SPACE AND NATURAL ENVIRONMENT KITTITAS COUNTY Page 135 Comprehensive Plan Although the Parks District does not have taxing authority it is currently engaged in several donation-funded projects in the County that will add to the County’s portfolio of recreation opportunities. According to the District, the biggest projects underway are as follows: Towns to Teanaway Corridor Project – This is a regional trail network planning process that will result in a Master Plan for establishing a trail network to connect the Cle Elum, Roslyn, Ronald and Suncadia to the Teanaway Community Forest. The first new trail from this project was built by volunteers in October of 2018. Howard Carlin Trailhead Park – working in conjunction with the City of Cle Elum and The Coal Mines Trail Commission, this project will result in a new park at the entrance to the Coal Mines Trail in Cle Elum. Although this park is located within the City of Cle Elum it supports regional park objectives. Evergreen SnoPark – This is a five acre SnoPark located south of Woods and Steele Road, off of Forest Service Road #4510 in Cle Elum. It is open to the general public during the months of October through March and is closed and gated during the months of April through September. that provides an opportunity for day-use parking for snowmobile enthusiasts. RECREATIONAL SAFETY According to the Kittitas County Sheriff’s Department, the Cle Elum River drainage is the number one recreational destination in the Pacific Northwest and Kittitas County as a whole is the number one snow mobile destination during the winter months. In order to provide public safety and law enforcement to remote areas of the County, the Sheriff’s Department has a variety of equipment to support the various recreation activities available in Kittitas County. POTENTIAL IMPACTS As growth continues to occur both in the urban and rural areas of Kittitas County, there may be increased impacts on existing recreational areas and a demand for additional areas and opportunities. In order to address the potential demands and impacts, Kittitas County has taken the approach that incorporated communities should be primarily responsible for organized recreational opportunities and park systems, while the County is primarily responsible for the unorganized, passive recreational opportunities. The 2016 PROS Plan identifies the projected growth of Western Washington counties and counties adjacent to Kittitas County as having a potential impact on Kittitas County recreation. This is because, according to the PROS Plan, the County’s recreational opportunities are utilized at a high rate of demand by out-of-County tourists, and this tourism traffic is linked to the I-90 and US-2 corridors. The Kittitas County Tourism Plan indicated that 33% of its respondents lived in the Puget Sound Region and another 18% lived in other parts of Western Washington, for a total of 51% of respondents. While growth within Kittitas County will require expanded recreational facilities and opportunities to maintain levels of service and quality of life for Kittitas County residents, the expansion of facilities and opportunities for use by out-of-County residents will be important to the economic prosperity of the County for attracting tourism. Page 136 FUTURE PROJECTS Table 11-1 is a summary table that captures all the projects that were identified in the 2016 PROS Plan as potential recreation and open space opportunities for Kittitas County in the future. Please refer to the 2016 PROS Plan for a comprehensive list of existing facilities as well as a more detailed description of the potential future projects. Recreation/Open Space Category Potential Project or Acquisition Conservancies /Natural Resources – These are properties where conservation would be realized through the acquisition of development rights or outright acquisition for the purpose of preserving environmental resources, providing linkages between other open spaces, etc. Gladmar Park Mountain to Sound Greenway at Cle Elum Resource Parks – These properties primarily would provide public access to areas with significant environmental features, such as shorelines, woodlands, and scenic areas Gladmar Park – waterfront access Kittitas County Event Center RV Park – campsites Walking and Hiking Trails – These projects would provide links throughout communities to a variety of recreational sites, opportunities and environmental assets. Gladmar Park Multipurpose Trails – These trails will generally provide for several modes of recreational and commuter use. Skyline Trail Ellensburg Greenway Palouse to Cascades State Park Trail (FKA John Wayne Pioneer Trail) Reconnection River to Rodeo Trail McCabe Ringer Loop Reecer Creek Trail City Parks Trail (Reecer Creek Trail) BOR Trail Spray Fields Trail Hanson Pits Trail Wetlands Trail (Thrall Road) River Walk Trail (Umtanum Creek Rec Area) Yakima River Canyon Scenic Byway Trails Pacific Crest to Palouse to Cascades State Park Trail (FKA John Wayne Pioneer Trail) On-road Bicycle Routes – The purpose is to create an integrated cycling network throughout the County. U-Fish Road Kachess Dam Road/NF-4818 NF-4828/Kachess Lake Road Nelson Siding Road Bullfrog Road/Salmon LaSac Trailhead Table 11-1 Potential Projects as Identified in the 2016 PROS Plan Chapter 11 RECREATION, PARKS, OPEN SPACE AND NATURAL ENVIRONMENT KITTITAS COUNTY Page 137 Comprehensive Plan Recreation/Open Space Category Potential Project or Acquisition Cle Elum Valley Road/NF-4330 Upper Peoh Point Road/Thorp Highway Thorp Highway Thorp Cemetery Road Cove Road Canyon Road/SR-821 On-road Bicycle Routes – The purpose is to create an integrated cycling network throughout the County. Reecer Creek Road SR-10 Cle Elum – Ellensburg Bender/Sanders Roads/Alder Street Brick/Brick Mill Road Kittitas Highway Vantage Highway Wilson Creek/Number 6 Road Thrall Road/SR-821 Boylston Road US-97 Ellensburg to Swauk Creek SR 970/US-97 Cle Elum to Leavenworth On and Off-leash Dog Trails and Areas Irene Rinehart Riverfront Park Rotary Park Scenic Byways, Corridors, and Viewpoints Cle Elum to Ellensburg on SR-10 Vantage Highway Skateboard/BMX Facilities Ellensburg Kiwanis Park Ellensburg Rotary Park Courts – Basketball, Volleyball, Tennis Ellensburg Irene Rinehart Riverfront Park Ellensburg Mountain View Park Fields – Football, Soccer, Baseball and Softball Cle Elum Four Seasons Aquatic Center Swimming Facilities Cle Elum Four Seasons Aquatic Center Physical Conditioning Facilities Ellensburg Community Center Gymnasiums Ellensburg Community Center Meeting Rooms Kittitas Valley Event Center Ellensburg Community Center Community Centers – Youth, Teen, Senior Ellensburg Community Center Public Plaza and Streetscapes CWU to downtown Ellensburg Page 138 RECREATION, PARKS, OPEN SPACE AND NATURAL ENVIRONMENT GOALS AND POLICIES Goals and policies within this chapter have been divided into two subcategories based on their general intent. The first set of goals and policies relates to Parks, Recreation, and Open Space as they work to address active and programmatic uses. The second set provides goals and policies more specific to passive uses and the Natural Environment. Although goals and policies are listed separately within this chapter, all are considered relevant and generally applicable to the intent of this element. Recreation, Parks and Open Space Goals RPO-G1: Kittitas County should encourage the enhancement of existing recreational areas and the development of new areas whenever feasible. RPO-G2: Kittitas County should promote private/nonprofit partnerships to finance capital improvements to public parks/recreational areas. RPO-G3: Kittitas County should provide education and enforcement to ensure a balance of safe recreational use and protection of critical areas. RPO-G4: Kittitas County should maintain public access for multiple uses on public lands. RPO-G5: Kittitas County should adopt, financially support and implement a long-range vision and strategic plan for Kittitas County recreation. The vision and plan would guide development of recreation and related programs, taking into consideration the following: Quality of life for County residents Recreation impacts on communities Community involvement in recreation Economic and environmental impacts of recreational tourism Cooperation with communities, other agencies or departments, land owners and other stakeholders RPO-G6: Kittitas County should recognize, utilize and improve upon existing plans, including the Kittitas County Parks, Recreation and Open Space (PROS) Plan and the Kittitas County Tourism Infrastructure Plan. RPO-G7: Kittitas County should enforce public safety and recreation rules and regulations such as permit requirements and appropriate use. RPO-G8: Kittitas County should develop new incentives to promote parks, recreation and tourism. RPO-G9: Kittitas County should support and encourage the purchase and dedication of lands by public or private organizations for Parks and Recreation. Chapter 11 R ECREATION, PARKS, OPEN SPACE AND NATURAL ENVIRONMENT KITTITAS COUNTY Page 139 Comprehensive Plan Policies RPO-P1: Create and maintain a comprehensive recreation plan which: Incorporates new parks/recreational areas into growth planning Establishes additional passive recreation sites and opportunities Formulates recreational guidelines Includes cooperation with county and city recreation districts and committees Creates a long range vision for recreation RPO-P2: Consider recreation needs and the services the County is able to provide by developing a countywide recreation plan in coordination with other agencies and jurisdictions within Kittitas County. Recreation opportunities and facilities include, but are not limited to parks, trails, river access, public lands access, campgrounds and picnic facilities. RPO-P3: Recognize the important functions served by private and public open space, designate and map public and private open space of regional importance, and designate open space corridors within and around urban growth areas. RPO-P4: Provide a land use designation for public and private open space of regional/statewide significance. These areas are identified because their recreational, environmental, scenic, cultural, and other open space benefits extend beyond the local area. RPO-P5: Develop a program to identify and prioritize open space corridors and greenbelts within and between urban growth areas that include lands useful for recreation, wildlife habitat, trails, and connection of critical areas. Natural Environment Kittitas County is blessed with an abundance of natural environments, ranging from shorelines and wetlands to shrub steppe habitat and important migration routes. Natural features, such as floodplains or steep slopes areas that are susceptible to landslides or erosion, also are considered as significant natural environments that are important to protect as Kittitas County develops in the future. Kittitas County protects its natural environments through a variety of plans and tools, ranging from an ongoing effort to document and map critical areas to the adoption of plans such as the County’s Shoreline Master Program and Critical Areas Ordinance, both of which are incorporated by reference into this Comprehensive Plan. Shoreline Master Program A central planning and regulatory tool for the protection of shorelines is the County’s Shoreline Master Program (SMP). The SMP implements the statewide Shoreline Management Act of 1971, Chapter 90.58 RCW. Page 140 Every city and county in the state is required to have a local SMP to regulate development within 200 feet of all designated shorelines. The shorelines that are regulated under the SMP are those streams that have an annual mean flow greater than 20 cfs (cubic feet per second) and lakes larger than 20 acres. Streams and waterbodies that do not meet the threshold for regulation under the SMP usually are protected under the County’s Critical Areas Ordinance. Critical Areas Ordinance All Counties planning under the state’s Growth Management Act (GMA), Chapter RCW 36.70A, are required to have an adopted Critical Areas Ordinance (CAO). Kittitas County is currently updating its CAO to reflect Best Available Science as well as changes in policies and regulations that have occurred since the last update, and the County expects the CAO to be finalized in 2019. The CAO regulates the following critical areas: Critical Aquifer Recharge Areas Fish and Wildlife Conservation Areas Frequently Flooded Areas Geologically Hazardous Areas Wetlands Voluntary Stewardship Program Established in 2011, the Washington State Voluntary Stewardship Program (VSP) provides an alternative approach for Counties to address the Growth Management Act’s requirements for agricultural activities. Existing agricultural enterprises are regulated by the standards and policies established in the Kittitas County VSP, as developed and administered by the Kittitas County Conservation District. Those agricultural areas participating in the VSP are exempt from the County’s Critical Areas Ordinance. The Natural Environment Goals and Policies enumerated in this Comprehensive Plan do not apply to those lands that participate in the VSP. Those lands participating in the VSP will be subject to the stewardship goals and policies enumerated in the VSP. Natural Environment Goals and Policies NE-G1: Designate and protect the functions and values of critical areas consistent with Best Available Science. NE-G2: Support floodplain restoration to reduce flood hazards and promote water consideration on the landscape. NE-G3: Implement and update as needed a comprehensive management program for water resources. NE-G4: Promote efforts to connect habitat and open space on private lands and open space on public lands. NE-G5: Maintain a Shoreline Master Program that is consistent with the State Shoreline Management Act and which reflects Best Available Science. NE-G6: Maintain a Critical Areas Ordinance that is consistent with the Growth Management Act and which reflects Best Available Science. Chapter 11 R ECREATION, PARKS, OPEN SPACE AND NATURAL ENVIRONMENT KITTITAS COUNTY Page 141 Comprehensive Plan Policies General Critical Areas NE-P1: Protect surface and groundwater resources. NE-P2: Give special consideration to conservation or protection measures necessary to preserve or enhance anadromous fisheries, including measures that protect habitat important for all life stages of anadromous fish. NE-P3: Use Best Available Science to regulate development in a manner that balances protection of property rights and human health and safety with protection of critical area functions and values. NE-P4: Develop regulations and performance standards to mitigate land use incompatibilities in and adjacent to critical areas and their buffers for new and expanded uses and structures. NE-P5: Use a preference-based system of mitigation sequencing that reduces impacts using approaches ranging from avoidance to replacement. NE-P6: Identify and map critical areas throughout the County and ensure that the information is accessible to and understandable by citizens. NE-P7: Evaluate opportunities to: 1. Use innovative land use management techniques to conserve and protect designated critical areas. 2. Use non-regulatory measure to protect and enhance critical areas (e.g. education, transfer of development rights). 3. Encourage restoration and enhancement of critical area functions and values through incentives (e.g. development flexibility). 4. Compensate property owners impacted by critical area regulations (e.g. modified taxation, value- added development flexibility). NE-P8: Develop incentives to promote agricultural and environmental stewardship, such as the Voluntary Stewardship Program, to protect critical areas in areas used for agricultural activities while maintaining and enhancing the viability of agriculture. NE-P9: The County shall coordinate its own programs, regulations and mapping with public, tribal and private organizations to protect and, where feasible, enhance the functions and values of critical areas. NE-P10: Except as required by the Growth Management Act, the County shall develop performance standards and regulations that are complementary and not duplicative or more restrictive than other existing and applicable regulations (e.g. federal or state regulation). NE-P11: CAO regulations should recognize that some minor activities in critical areas or their buffers may be exempt from critical area regulations due to their low likelihood of adverse impact. NE-P12: Support and encourage the purchase and dedication of lands by public or private organizations for critical area protection and apply Best Management Practices to said property. Page 142 Critical Aquifer Recharge Areas NE-P13: Designate and protect the functions and values of medium and high susceptibility critical aquifer recharge areas. NE-P14: Recognize that some aquifers have critical recharging effects on streams, lakes, and wetlands that provide critical fish and wildlife habitat and that protecting adequate recharge of such aquifers may benefit fish and wildlife habitat conservation areas. NE-P15: Develop performance standards and regulations for new activities and expanded uses likely to adversely impact water quality in aquifers. NE-P16: Identify and map critical aquifer recharge areas. Continue data collection and evaluation efforts to better understand the vulnerability of County critical aquifer recharge areas to contamination. Fish and Wildlife Habitat Conservation Areas NE-P17: Designate and protect and where feasible, enhance the functions and values of fish and wildlife habitat conservation areas. NE-P18: Evaluate opportunities to protect fish and wildlife habitat on a regional and site-specific scale, considering the following: 1. Habitat connectivity; 2. Habitat diversity; 3. Areas of high species diversity; 4. Unique and rare habitats; and 5. Winter range and migratory bird habitats of seasonal importance. NE-P19: Support actions that protect species from becoming listed as sensitive, threatened, or endangered. Frequently Flooded Areas NE-P20: Designate and protect, and where feasible, enhance the functions and values of frequently flooded areas. NE-P21: Prevent the loss of property and minimize public and private costs associated with repairing or preventing flood damages from development in frequently flooded areas. NE-P22: Maintain Kittitas County’s eligibility under the National Flood Insurance program. NE-P23: New or expanded uses or structures shall avoid impacts that reduce the effective flood storage volume within frequently flooded areas. When impacts are unavoidable, such impacts should be mitigated with compensatory storage, when feasible. Chapter 11 R ECREATION, PARKS, OPEN SPACE AND NATURAL ENVIRONMENT KITTITAS COUNTY Page 143 Comprehensive Plan NE-P24: Evaluate opportunities to increase the reservoir capacity of the river system in a manner beneficial to flood control and the public welfare. NE-P25: Support the County Flood Control District to manage flood related issues and to implement projects that prevent or reduce damage during floods. Geologically Hazardous Areas NE-P26: Designate and protect the function and value of geologically hazardous areas. NE-P27: Appropriate mitigation measure should be required to either avoid or recue significant public health and safety risks that are posed by geologically hazardous areas. NE-P28: Potential impacts and alternative mitigation measures to eliminate or minimize the impacts in geologically hazardous areas shall be documented during the review of development applications. NE-P29: Restrict development in geologically hazardous areas, including areas which are subject to erosion, landslide, channel migration, avalanche, or subsidence. NE-P30: Risk of erosion shall be considered during the review of development applications based on localized rainfall, soil type, slope, drainage, run-off, and other site factors. NE-P31: Siting of structures on known individual mine hazard areas shall be avoided, and where it cannot be avoided, the danger of mine hazards should be adequately considered. NE-P32: Identify and map geologically hazardous areas, including but not limited to erosion areas, landslide areas, seismic areas, channel migration zones, alluvial fan hazard areas, mine hazard areas, and volcanic hazards. NE-P33: Continue data collection and evaluation efforts to better understand the risks of County geologically hazardous areas. NE-P34: At such time there are volcanic or seismic hazards identified and mapped in the County, any application for development in or near that area must show its location in relation to the hazard area. Wetlands NE-P35: Designate and protect, and where feasible, enhance the functions and values of wetlands. NE-P36: Wetlands shall be protected because they provide important functions such as assisting in the reduction of erosion, siltation, flooding, ground and surface water pollution, and providing wildlife, plant, and fisheries habitats. NE-P37: Develop a regulatory program for wetlands protection that is both sufficiently flexible to allow reasonable use and enjoyment of private property and consistent with the requirements of the Growth Management Act (GMA). NE-P38: Encourage the implementation of wetlands enhancement strategies that will result in a gain of wetlands habitat in the long term. Page 144 NE-P39: Wetland identification, delineation, categorization, and, where appropriate, mitigation, shall rely on guidance from the Washington State Department of Ecology, the US Army Corps of Engineers and the US Environmental Protection Agency. KITTITAS COUNTY Page 145 Comprehensive Plan APPENDIX ONE GLOSSARY OF TERMS Adequate Capital Facilities – facilities which have the capacity to serve development without decreasing levels of service below locally established minimums. Agricultural Land – land primarily devoted to the commercial production of horticultural, viticulture, floriculture, dairy, apiary, vegetable, or animal products or of berries, grain, hay, straw, turf, seed, Christmas tress not subject to the excise tax imposed by RCW 84.33.100 through 84.33.140, or livestock and land that has long-term commercial significance for agricultural production. Archaeological Object – an object that comprises the physical evidence of an indigenous and subsequent culture, including material remains of past human life, including monuments, symbols, tools, facilities, and technological by-products. Archaeological Site – a geographic locality that contains archaeological objects. Archaeological Survey – a formal archaeological study completed by a professional archaeologist that conforms to, and is reported consistent with, DAHP’s then current archaeological survey and reporting standards; and which at a minimum includes background research and a field investigation that includes appropriate sub-surface methodology. Arterial – a road which serves as part of the principle network for through traffic flow; the highest classification of county roads. They usually carry the highest traffic volumes and longest trips. Available Capital Facilities – facilities or services are in place or that financial commitment is in place to provide the facilities or services within a specified time. In the case of transportation, the specified time is six years from the time of development. Benefit Area – an area designated as the sole recipient for any particular infrastructure improvement. Benefit areas are used to amortize the total cost of the improvement by the number of properties or structures included in the benefit area. Capacity – the measure of the ability to provide a level of service on a public facility. Capital Budget – the portion of each local government's budget which reflects capital improvements for a fiscal year. Capital Facilities – Capital Facilities are those physical structures or assets which provide a public service such as, but not limited to, fire stations, water towers, police stations, libraries, highways, sewage treatment plants, communication and recreation facilities. Each entity will establish criteria to define financial limits for capital facilities within its boundaries. Page 146 Capital Improvement – physical assets constructed or purchased to provide, improve or replace a public facility and which are large scale and high in cost. The cost of a capital improvement is generally non- recurring and may require multi-year financing. Collector – a roadway providing service, which is of relative moderate traffic volume, moderate trip length, and moderate operating speed. Collector roads collect and distribute traffic between local roads or arterials. Commercial Uses – activities within land areas, which are predominantly connected with the sale, rental and distribution of products, or performance of services. Comprehensive Plan – a generalized coordinated land use policy statement of the governing body of a county or city that is adopted pursuant to this chapter. Concurrency – a concept meaning that road improvements are made at the time of new development or planned in a predictable and coordinated manner to coincide with new development. Consistency – that no feature of the plan or regulation is incompatible with any other feature of a plan or regulation. Consistency is indicative of a capacity for orderly integration or operation with other elements in a system. Coordination – consultation and cooperation among jurisdictions. Contiguous Development – development of areas immediately adjacent to one another. Critical Areas – include the following areas and ecosystems: (a) wetlands; (b) areas with critical recharging effect on aquifers used for potable water; (c) fish and wildlife habitat conservation areas; (d) frequently flooded areas; and (e) geologically hazardous areas. Please see title 17.A. of the Kittitas County Code. Cultural Resources – means archaeological and historic sites and artifacts, as well as those traditional food, medicine, fibers, and objects that sustain the religious, ceremonial, and social activities of affected Native American tribes. Density – a measure of the intensity of development, generally expressed in terms of dwelling units per acre; it can also be expressed in terms of population density (i.e. people per acre) and is useful for establishing a balance between potential local service use and service capacities. Development Regulations – any controls placed on development or land use activities by a county or city, including, but not limited to, zoning ordinances, official controls, planned unit development ordinances, subdivision ordinances, and binding site plans ordinances. Development Standards – any required minimal functional standards, which describe or define how development is to occur. Development standards are intended to serve as an established level of expectation by which development is required to perform. Domestic Water System – any system providing a supply of potable water for the intended use of a development which is deemed adequate pursuant to RCW 19.27.097 Appendix 1 GLOSSARY OF TERMS KITTITAS COUNTY Page 147 Comprehensive Plan Essential Public Facilities – include those facilities that are typically difficult to site, such as airports, state education facilities, and state or regional transportation facilities, state and local correctional facilities, solid waste handling and disposal facilities, and in-patient facilities including substance abuse facilities, mental health facilities, group homes, hospitals and other health facilities. Fair Share Distribution – means all jurisdictions shall serve in the responsibility of providing locations for regional and essential public facilities. Financial Commitment – that sources of public or private funds or combinations thereof have been identified which will be sufficient to finance capital facilities necessary to support development and that there is assurance that such funds will be timely put to that end. Forest Land – land primarily useful for growing trees, including Christmas tress subject to the excise tax imposed under RCW 84.33.100 through 84.22.140, for commercial purposes, and that has long-term commercial significance for growing trees commercially. Fully Contained Communities – a new fully contained community is a development proposed for location outside of the initially designated urban growth areas which is characterized by urban densities, uses and services, and meets the criteria of RCW 36.70A.350. Goal – the long-term end toward which programs or activities are ultimately directed. Growth Management – a method to guide development in order to minimize adverse environmental and fiscal impacts and maximize the health, safety, and welfare benefits to residents to the community. Historic Resources – those properties which are listed in or eligible for listing in the Washington State register of historic places (RCW 27.34.220) or the national register of historic places or the National Register of Historic Places as defined in the National Historic Preservation Act of 1996 (Title 1, Sec. 101, Public Law 89-665; 80 Stat. 915; 16 U.S.C. Sec. 470) as now or hereafter amended. Household – a household includes all the persons who occupy a group of rooms or a single room, which constitutes a housing unit. Impact Fee – a fee levied by a local government on new development so that the development pays its proportionate share of the cost of new or expanded facilities required to service that development. Industrial Uses – the activities predominately connected with the manufacturing, assembly, processing, or storage of products. Infrastructure – those man-made structures which serve the common needs of the population, such as: sewage disposal systems, potable water wells serving a system, solid waste disposal sites or retention areas, stormwater systems, utilities, bridges, sidewalks and roadways. Intensity – a measure of land use activity based on density, use, mass, size and impact. Interlocal Agreements – shall mean any binding agreements, contracts or other stipulations between two or more governing entities, which implement the provisions of the County-wide Planning Policies. Page 148 Land Development Regulations – any control placed on development or land use activities by a county or city, including, but not limited to, zoning ordinances, subdivision ordinances, building codes, fire codes, sanitation regulations, sign regulation, shorelines, floodplains, critical areas, road standards, stormwater regulations or any other regulations controlling the development of land. Level of Service (LOS) – is an indicator of the extent or degree of service provided by, or proposed to be provided by a public facility, such as, but not limited to, fire protection, water supply, sewage treatment, library services, highways, and communications and recreational services. For Kittitas County LOS is a measurement, which indicates the performance of a particular facility. LOS can be measured in terms of facility capacity, service delivery time, periodic restrictions and many other measurements depending on the type of facility. LOS of transportation facilities are commonly measured in terms of intersection delay, travel speed, or roadway capacity. Other measures are discussed in the Transportation element. Limited Areas of More Intense Rural Development (LAMIRD) – “Limited Areas of More Intense Rural Development,” or LAMIRDs, are areas within the unincorporated rural area that are developed at densities too intense to be considered rural development. The State Growth Management Act (GMA) requires LAMIRD designation to prevent additional low-density sprawl in the rural area by minimizing and containing the higher density areas. LAMIRDs shall be consistent as set forth in RCW 36.70A.070(5)(d). Local Road – a roadway providing service which is relatively low traffic volume, short average trip length or minimal through traffic movements. Local Improvement District – means the legislative establishment of a special taxing district to pay for specific capital improvements. Long-term Commercial Significance – includes the growing capacity, productivity, and soil composition of the land for long-term commercial production, in consideration with the land's proximity to population areas, and the possibility of more intense uses of the land. Manufactured Housing – a manufactured building or major portion of a building designed for long-term residential use. It is designed and constructed for transportation to a site for installation and occupancy when connected to required utilities. Master Planned Resort – a self-contained and fully integrated planned unit development, in a setting of significant natural amenities, with primary focus on destination resort facilities consisting of short-term visitor accommodations associated with a range of developed on-site indoor and outdoor recreational facilities. Minerals – include gravel, sand and valuable metallic substances. Mobile Home – a single portable manufactured housing unit, that: a. is designed to be used for living, sleeping, sanitation, cooking, and eating purposes by one family only and containing independent kitchen, sanitary, and sleeping facilities; b. is designed so that each housing unit can be transported on its own chassis; Appendix 1 GLOSSARY OF TERMS KITTITAS COUNTY Page 149 Comprehensive Plan c. is placed on a temporary or semi-permanent foundation; d. is at least eight hundred and ninety-six square feet in size not including the tongue; and e. meets the minimum standards adopted by RCW 43.22, Sections 340 and 440 and does not meet the minimum standards of the Uniform Building Code. Multi-Family Housing – as used in this plan, multi-family housing is all housing which is designed to accommodate two or more households. Municipal Services – those services in keeping with and/or required in incorporated cities and urban growth nodes such as, but not limited to, centralized sewage collection and treatment, public water systems, urban street infrastructure, power and stormwater systems, emergency services, libraries, schools, and government. Natural Resource Lands – agricultural, forest, and mineral resource lands which have long-term commercial significance. New Fully Contained Community – a development proposed for location outside of the initially designated growth areas, which is characterized by urban densities, uses, and services. Objective – a specific, measurable, intermediate end that is achievable and marks progress toward a goal. Open Space – land without industrial, commercial, or residential development. Orderly – to create in an organized or arranged manner or pattern, not marked by disorder and produced in methodical fashion. Owner – any person or entity, including a cooperative or public housing authority (PHA), having the legal rights to sell, lease, or sublease any form of real property. Planned Unit Development – a planned unit development is the result of a site-specific zone change, based on a binding site plan. The planned unit development zoning district is intended to encourage flexibility in design and development that will result in a more efficient and desirable use of land. Planning Period – the 20-year period following the adoption of a comprehensive plan or such longer period as may have been selected as the initial planning horizon by the planning jurisdiction. Policy – a broad based statement of intent that gives management direction or guidance in the decision making process. The policy statement is used to select a primary course of action. Professional Archaeologist – an archaeologist who meets the requirements set forth in RCW 27.53.030(11), and has at least a master’s degree in Anthropology or a related field and two years professional experience in archaeological fieldwork. Project Area – any and all areas that may be affected by a project’s construction and operation. Both temporary and permanent effects must be considered. Page 150 Public Facilities – include streets, roads, highways, sidewalks, street and road lighting systems, traffic signals, domestic water systems, storm and sanitary sewer systems, park and recreational facilities, and schools. These physical structures are owned or operated by a government entity, which provides or supports a public service. Public Services – includes fire protection and suppression, law enforcement, public health, education, environmental protection, and other services. Regional Transportation Plan – the transportation plan for the regionally designated transportation system, which is produced by the Regional Transportation Planning Organization. Regional Transportation Planning Organization (RTPO) – the voluntary organization conforming to RCW 47.80.020, consisting of local governments within a region containing one or more communities which have common transportation interests. Resident Population – inhabitants counted in the same manner utilized by the US Bureau of the Census, in the category of total population. Resident population does not include seasonal population or in some cases students as qualified in the Census. Resource Lands – those lands as designated by the county. Right-of-way – land in which the state, a county, or municipality owns the fee simple title or has an easement dedicated or required for a transportation or utility use. Road Fund – that portion of the state gas tax and local property tax, which is dedicated to road construction and maintenance. Road Standards – refers to Title 12 of the Kittitas County Code, which describes the specifications for roads, bridges and accesses, roadside features, and utility installations within the county road rights-of-way. Rural Lands – those lands outside of cities, urban growth areas, and resource lands. Sanitary Sewer Systems – all facilities, including on-site disposal facilities, used in the collection, transmission, storage, treatment or discharge of any waterborne waste, whether domestic in origin or a combination of domestic, commercial or industrial waste. Self-Contained Communities – those mixed land use planned unit developments proposed for location outside of the urban growth areas and which are fully self-contained with utilities, roads, and other municipal services. Shadow Platting – a planning tool where by initial low-density development of property is accomplished according to a site plan which makes it easier to further subdivide and develop the property at urban density levels. The shadow plat generally includes provisions for future roadways, water and sewer line extensions, and other infrastructure associated with urban development. Shall – a directive or requirement. Should – an expectation. Appendix 1 GLOSSARY OF TERMS KITTITAS COUNTY Page 151 Comprehensive Plan Single-Family Housing – as used in this plan, a single-family unit is a detached housing unit designed for occupancy by not more than one household. This definition does not include mobile homes, which are treated as a separate category. Solid Waste Handling Facility – any facility for the transfer or ultimate disposal of solid waste, including landfills and municipal incinerators. Subdivision – the division or re-division of land into lots, tracts, or sites for the purpose of sale, lease or transfer of ownership. Suburban Lands – those lands within urban growth areas, which provide all public and private services available inside an urban area but exhibit lower density. Suburban lands are also planned to accommodate future urban development. Transferable Development Rights – the conveyance of development rights to another parcel of land where restrictions placed on development of the original parcel prevent its previously allowed development. Usually associated with a program, which involves sending and receiving zones. Transportation Facilities – capital facilities related to air, water, or land transportation. Urban Growth – refers to growth that makes intensive use of land for the location of buildings, structures, and impermeable surfaces to such a degree as to be incompatible with the primary use of such land for the production of food, other agricultural products, or fiber, or the extraction of mineral resources. When allowed to spread over wide areas, urban growth typically requires urban governmental services. "Characterized by urban growth" refers to land having urban growth located on it, or to land located in relationship to an area with urban growth on it as to be appropriate for urban growth. Urban Growth Areas (UGAs) – those areas designated by an incorporated city and approved by the county, in which urban growth is encouraged. Urban growth areas are suitable and desirable for urban densities as determined by the sponsoring city's ability to provide urban services. UGAs are also those existing unincorporated areas which are established town sites or communities having at a minimum: a community water system; established residential, commercial and industrial densities; and other vestiges of urban development, with defined boundaries established by the County. Urban Lands – lands that are located inside urban growth areas or cities and are generally characterized by densities of more than three units per acre and municipal services provided. Urban Service Area – those areas mutually determined by a city and the county, which receive or are subject to special, municipal services. Urban service areas may include those within and beyond designated urban growth areas. Cities and the county may enter into special agreements to provide such services and compensation within the designated urban service area. Urban Governmental Services – includes those governmental services historically and typically delivered by cities, and include storm and sanitary sewer systems, community and public water systems, fire and police protection services, public transit services, and other public services associated with urban areas and normally not associated with non-urban areas. Page 152 Utilities – the supply, treatment and distribution, as appropriate, of domestic and irrigation water, sewage, stormwater, natural gas, electricity, telephone, cable television, microwave transmissions and streets. Such utilities consist of both the service activity along with the physical facilities necessary for the utilities to be supplied. Utilities are supplied by a combination of general purpose local governments as well as private and community based organizations. Visioning – a process of citizen involvement to determine values and ideals for the future of a community and to transform those values and ideals into manageable and feasible community goals. Water System – any system providing a supply of potable water for the intended use of development, which is deemed adequate pursuant to RCW 19.27.097. WSDOT – Washington State Department of Transportation. Kittitas County is located in the South Central Region, whose office is in Union Gap. Zoning – the demarcation of an area by ordinance (text and map) into zones, and the establishment of regulations to govern the uses within those zones and the location, size, height, and coverage of structures within each zone. KITTITAS COUNTY Page 153 Comprehensive Plan APPENDIX TWO SUBAREA PLANS: SNOQUALMIE PASS & SUNCADIA Kittitas County December 2016 Comprehensive Plan Snoqualmie Pass Sub-Area Comprehensive Plan – Master Plan 1.Introduction 1.1 Overview Snoqualmie Pass is a predominant winter recreation destination in Washington State. The combination of a scenic alpine setting and community initiative present opportunities to improve and expand the quality recreational and social offerings in the Pass area. These opportunities are enabled by existing sanitary sewer and water systems and excellent access via Interstate 90. This infrastructure is unique to Snoqualmie Pass relative to other mountain recreational areas in Washington State. These utility services, combined with numerous private property holdings in the Pass area, have lead to new growth potential and the inherent quality-of-life and environmental challenges which invariably accompany such growth. These challenges are the primary motivation for the on-going community-based planning at the Pass. The Snoqualmie Pass community is a diverse group of part-time and full-time residents: people who work at the Pass and live elsewhere, or who live at the Pass and work elsewhere; and some who make both their home and their livelihood at the Pass. The Snoqualmie Pass area is a magnificent recreational area, including ski areas, the Pacific Crest/John Wayne Trail and Ironhorse State Park Trail, many lakes, and scenic alpine wilderness. These features are remarkable not only for their beauty and recreational opportunity, but also for the ease of public access via I-90, a National Scenic Byway. The natural splendor of the mountain setting, the economic and recreational opportunities, the existing extensive infrastructure, and the diverse mix of public and private stakeholders are features, which are not found together in any other community in the State of Washington. The challenges of planning for this community are truly unique. Kittitas County December 2016 Comprehensive Plan In order to assure the preservation of the scenic beauty, environment and the long success of Snoqualmie Pass as a quality resort and year-round community, the plans of private individuals, large landowners, and public agencies need to be coordinated through an overall plan for the community. 1.2 Community Planning History In March of 1990 a "town hall" meeting was held at the Pass with officials of Kittitas County at which residents and property owners expressed concerns on issues ranging from road standards and maintenance to police and fire protection. At the urging of the Kittitas County Commissioners, and with the assistance of the County planning staff, the Snoqualmie Pass Planning Advisory Council (now known as the Snoqualmie Pass Advisory Council, or SNOPAC) was formed and conducted its first official meeting in April 1990. A substantial portion of the planning area lies within King County, and appropriate officials from both counties monitored and supported SNOPAC's efforts. Members of SNOPAC devoted over 4,000 hours meeting the challenge of creating the first Comprehensive Plan for Snoqualmie Pass. This plan, the Snoqualmie Pass Comprehensive Plan, was completed in 1993 and subsequently adopted by Kittitas and King Counties as Sub-Area Plan (in July, 1996) and Rural Town (1997), respectively, within their comprehensive plans. Other significant planning activities undertaken since the adoption of that first comprehensive plan include: 1) The US Forest Service preparation and adoption of the Snoqualmie Pass Adaptive Management Area Plan which establishes standards and guidelines for all activities occurring on Forest Service lands within the Adaptive Management Area (AMA). 2) Mountains to Sound Greenway Trust’s successful achievement of a National Scenic Byway designation (in 1998) to help conserve the scenic forested corridor along 1-90 from Seattle to Cle Elum. 3) Ski Lifts, Inc. (Booth Creek Ski Holdings, Inc.) acquisition of all public ski operations at the Pass, and the subsequent development of an overall Master Plan for the ski areas. 1.3 The Current Planning Process This updated Comprehensive Plan is the community's second phase of planning It is the result of thousands of hours of volunteer work invested by the community (through countless SNOPAC committee meetings, community open houses, general meetings, and consultant reports and meetings) to review the growth and activities at the Pass over the past ten years, identify current and future growth-related issues, and adapt the first comprehensive plan to meet the challenges and needs of future growth. Originally made up primarily of local residents and recreational homeowners, business operators and development interests, SNOPAC has expanded to include representatives of local, state and federal agencies, private commercial forest landowners, and mountain recreation and Kittitas County December 2016 Comprehensive Plan conservation organizations. SNOPAC embodies the public planning process encouraged by Washington’s Growth Management Act. As an unincorporated area at the edges of two different counties, the Pass community is rather distant from the seat of their local government. However, the community has come together, through SNOPAC, to complete this update to the Snoqualmie Pass Comprehensive Plan. 1.4 The Planning Area The study area encompasses approximately 26 square miles on both sides of Snoqualmie Pass in the Cascade Mountains. Approximately 65% of the study area is within Kittitas County, with the remainder in King County. Nearly sixteen square miles is publicly owned by the United States Forest Service lying within both the Mt. Baker/Snoqualmie National Forest and the Wenatchee National Forest. An additional five square miles is owned by the Plum Creek Timber Company. The remaining five square miles is under other private ownerships ranging in parcel size from small single-family lots to over 500 acres. Much of the study area is mountainous and not subject to the usual development pressures which typically foster community planning efforts. However, the scenic grandeur and recreational opportunities afforded by these lands are integral to the total environment and character of the Snoqualmie Pass community and therefore were included within the planning area boundaries. Mountainous topography is the primary determinant, which provides focus on the areas where development potential exists and where detailed planning is necessary. The valley which constitutes the pass through which Interstate 90 traverses the Cascades, together with Alpental and Gold Creek valleys, comprise the area where residential and commercial development has historically occurred and which holds the most potential for future growth. To aid in understanding the particular amenities and constraints on various portions of the planning area, it has been divided for ease of reference into five subareas. Although particular elements of the comprehensive plan are presented in this subarea format, they should be viewed as integral parts of the entire Snoqualmie Pass Comprehensive Plan. 1.5 Summary Snoqualmie Pass is a year-round alpine community encompassing Snoqualmie Pass summit and the residential, commercial, recreational and open space areas both east and west of the summit, including Alpental, Gold Creek Valley, Denny Creek and Hyak. The area is a unified community of integrated uses and services which should provide for the recreational, cultural and service needs of its owners, residents and numerous recreational visitors. The community seeks to preserve the natural features and recreational amenities, which contribute to its alpine environment and enhance the fabric and character of the community while planning for growth and development. Kittitas County December 2016 Comprehensive Plan The community strongly desires to maintain and improve existing planning guidelines within the identified community boundary, and to develop standards for growth and development in its alpine environment, which will ensure a community which is aesthetically and environmentally compatible with its mountain setting while meeting the needs of its residents, businesses and visitors. Although unincorporated, the stakeholders at Snoqualmie Pass are shaping the future of their community through stewardship of the goals and recommendations set forth in their planning efforts. The community continues to make the effort to participate with, negotiate with, and remind those public agencies, private companies, or individuals who have the jurisdiction, authority or responsibility, to implement those actions that will achieve the goals of the community’s plan. 2. Subarea Descriptions 2.1 Subarea “A” 2.1.1 Location and General Description The four square mile Alpental subarea is the northern most portion of the study area and lies entirely within King County. The valley is relatively narrow and encompasses the upper most portions of the South Fork of the Snoqualmie River. Small parts of the eastern and western portions of the subarea are within the Alpine Lakes Wilderness boundary. The southern boundary of Subarea A is formed by Interstate 90 and Snoqualmie Summit. 2.1.2 Natural Features The Alpental valley is narrow with steep side slopes rising to some of the higher and most scenic mountain peaks in the Pass area, including Snoqualmie Mountain at 6,278 feet, Denny Mountain at 5,519, and the landmark Guye Peak at 5,168. The South Fork of the Snoqualmie River traverses the valley floor and is joined near the valley entrance by Commonwealth Creek, which flows from the north. Due to steep slope gradients and unstable geologic conditions, some areas along the east and west valley walls are subject to rock slides. In winter, many of the same upper slopes are also vulnerable to avalanches. 2.1.3 Existing Land Use and Ownership Approximately 75% of the subarea is National Forest System Land within the Mt. Baker - Snoqualmie National Forest. Approximately 750 acres of this land is granted a Special Use Permit for use as the Alpental downhill ski area. The base of the ski area, including two day lodges and other support services, is on private land. Most of the private land occurs at or near the valley floor in the southeast quadrant of the subarea. An exception is a large, steep linear parcel of undeveloped private land east of the base Kittitas County December 2016 Comprehensive Plan of the ski area, which runs perpendicular to the slope up to Cave Ridge, which is subject to slides and avalanches. Other land uses on private properties include condominiums, single family subdivisions and two private ski/outdoor clubs. Other private parcels west of Alpental Road and east of the subdivisions are undeveloped and are of limited development potential because of steep slopes and slide potential. 2.1.4 Access and Utilities The Alpental valley is accessible from the west at Exit 52 (West Summit) of Interstate 90. Alpental Road is a two lane roadway, which follows the valley floor for approximately one mile to the base of the ski area, providing access to the Alpental subdivisions and condominiums. Individual lots are accessed by private, two lane roads within each subdivision. Sewer service is provided to the Alpental area by the Snoqualmie Pass Sewer and Water District. Water service is provided by a private purveyor. However the system is integrated with the District's system. Telephone, cable television and electricity are provided by private utilities. Development Constraints Steep slopes, geologic conditions, Commonwealth Creek and the South Fork of the Snoqualmie River combine to present severe environmental constraints on development of much of the remaining undeveloped land. 2.2 Subarea “B” 2.2.1 Location and General Description After leaving the Alpental valley, the South Fork of the Snoqualmie River turns southwest and flows down the valley, which forms the western approach to Snoqualmie Pass. This valley and the adjacent slopes comprise Subarea B, Denny Creek. Like Alpental, the Denny Creek subarea lies totally within King County. The valley is dominated by Interstate 90, the separated east-bound and west-bound lanes of which virtually form the boundaries of the valley. The valley is topographically isolated from the rest of the Snoqualmie Pass planning area, but is nonetheless connected by history, I-90, and recreational opportunities. 2.2.2 Natural Features The South Fork is the dominate natural feature of the subarea. The river is joined by Denny Creek, flowing from the west, Rockdale Creek which flows from the east and Olallie Creek which enters the river near the southern subarea boundary. Franklin Falls, on the South Fork, is an attractive and popular natural feature. Kittitas County December 2016 Comprehensive Plan The valley is heavily treed with a variety of evergreen species and associated understory vegetation. The vegetative cover effectively obscures the visual presence of the freeway for most of the valley. 2.2.3 Existing Land Use and Ownership With approximately 3 square miles of land area, Denny Creek is the smallest of the five sub-units in the study area. About two thirds of the land is National Forest System Land, and the right-of- way for Interstate 90 also represents a large, lineal land ownership. The Forest Service operates and maintains the Denny Creek Campground, which contains 64 tent and trailer camp sites. There are private cabins on Forest System Land across the river from the campground. Private land holdings range in size from less than one acre to about 80 acres. Several houses and cabins provide both permanent and seasonal residences. 2.2.4 Access and Utilities Access to Denny Creek is available from the south from Exit 47 of Interstate 90. This road provides primary access to the Denny Creek Campground and is a two-lane paved roadway from Exit 47 to the campground. Beyond the campground, the road narrows and the surface becomes variable. This portion of the roadway is on the route of the first permanent roadway over the pass, which was dedicated in 1915. Along this route are remnants of the old cross-pass wagon road dating from the 1880's. This winding road connects to the north near Alpental Road and Exit 52. Sewer and water services are not provided to the Denny Creek area. Individual septic systems and wells serve the area. Telephone and electricity are provided to most dwellings. 2.2.5 Development Constraints The small amount of private lands which exist in this subarea would not justify the expense of extending sewer and water service to the area. The absence of these utilities present a development constraint, which will preclude the development of small lot subdivisions. The primary zoning of this area (Forest Production) also limits development potential. 2.3 Subarea “C” 2.3.1 Location and General Description Subarea C is the center of the planning area, both geographically and economically. The Summit is the most recognized part of the sub-area, and its highly visible ski slopes and tourist services are visited by over 500,000 people each year. The subarea is separated topographically into two parts by a ridge that runs in a north-south direction. The west side of the ridge, which is essentially undeveloped, descends toward the east bound lanes of Interstate 90 as they climb toward the summit. East of the ridge, ski slopes Kittitas County December 2016 Comprehensive Plan descend to the base at Highway 906, the frontage road which parallels Interstate 90. East of the freeway, at this point, is the residential area of Yellowstone Road. The ridge line is also the approximate location of the boundary line between King and Kittitas counties. Most of the developed residential portions of the summit area lie within Kittitas County. Commercial development is about evenly divided between the two counties. 2.3.2 Natural Features The above described ridge is the dominant physical feature in the subarea. There are a number of small lakes on the west side of the ridge and the western slope supports evergreen forest cover, while the eastern slope has been cleared and groomed for downhill ski use. Hyak Creek flows down the eastern slope and forms the southern boundary of the planning area. The Summit area provides views of many of the high mountain peaks to the north and east. 2.3.3 Existing Land Use and Ownership Roughly 50% of this subarea is Forest Service Land, 20% is owned by Plum Creek Timber Company and the remaining 30% by other private owners. Private ownership ranges in size from individual lots to several hundred acres. A large percentage of the Forest Service land is used for downhill ski facilities and supporting services. Downhill skiing is the predominant land use. Summit West and Summit Central ski areas combine to provide an area of groomed slopes, which is nearly two miles wide. More than thirty ski schools operate from the base of the ski slopes. The Mountaineers have about 80 acres between Summit West and Central with a lodge and ski slope. The area at the base of Summit West has for decades been the primary activity center at the pass, for both skiers and travelers crossing the Pass. Restaurants, a motel, a gas station and convenience stores operate year round. Other services are offered at the day lodges near the base of the ski slopes during ski season. The volunteer fire department and the sewer and water district offices are located at the summit, as are a church, public rest rooms and a small Forest Service visitors information center. Four subdivisions have been platted west of the freeway in this subarea. Conifer Estates, which lies between Highway 906 and Interstate 90, Snoqualmie Summit Village, Ski Acres Estates and Village at the Summit. The Nordic ski/mountain biking day lodge is located at on a Ski Acres Estates lot and Edelweiss Chalet condominiums is adjacent to the northwest end of the Ski Acres Estate plat. East of Interstate 90 in the Yellowstone Road area there are 23 platted lots and 56 other parcels which have been subdivided for residential use. There are presently 21 dwellings in this area plus 12 cabins located on Forest Service Land under special use permits. Kittitas County December 2016 Comprehensive Plan 2.3.4 Access and Utilities Eastbound traffic on Interstate 90 can access the summit at Exit 52 or Exit 53. Westbound traffic can exit at Exit 53 or access the area via SR906 from Exit 54. (Prior to the opening of Interstate 90, SR906 was part of U.S. Highway 10, or the Sunset Highway, which was the primary route over the pass from the 1930's through the 1960's.) SR906 remains the arterial connector, which links all areas of the pass and is accessible from all three Interstate 90 interchanges. At the summit, between Exits 52 and 53, the roadway is two lanes with extremely wide shoulders on each side. Near Exit 53, the shoulders become narrow with some open roadside drainage. The area is provided sewer and water by the Snoqualmie Pass Sewer and Water District. Electricity, telephone and cable television are provided by private purveyors. 2.3.5 Development Constraints Hyak Creek and two other unnamed creeks, which flow from the ski slopes, together with Coal Creek, which flows through the Yellowstone Road area, present development constraints. Wetlands and other sensitive areas associated with the streams must also be identified and protected as development occurs. 2.4 Subarea “D” 2.4.1 Location and General Description Subarea D is the most eastern portion of the planning area. Gold Creek Valley begins at the head of Keechelus Lake and stretches to the northeast, over seven miles, to Chikamin Ridge. The upper reaches of the valley (outside of this subarea) are within the Alpine Lakes Wilderness. The eastern boundary of the subarea coincides with the Wilderness boundary. Nearly three lineal miles of the valley are included in the subarea, which encompasses about 6.5 square miles. The valley floor is wide and flat at its entrance and tapers gradually to the study area boundary, beyond which the valley becomes narrow and rugged. Steep slopes rim both sides of the valley. Interstate 90 crosses perpendicular to the valley and separates the valley from Keechelus Lake and the Summit area. 2.4.2 Natural Features The valley offers some of the most spectacular scenery in the Pass area including Rampart Ridge, Chikamin Peak and Kendall Peak. Gold Creek flows year around into Keechelus Lake. In the flatter portions of the valley floor, the creek bed becomes broad and, in dry summer months, part of the creek flows under ground. The lower reaches of the creek are a designated flood plain in the Kittitas County Comprehensive Plan. Kittitas County December 2016 Comprehensive Plan There are extensive wetlands near the valley entrance. Some are associated with Gold Creek and others with Mardee Lake and Coal Creek. 2.4.3 Existing Land Use and Ownership Three square miles within this subarea is Forest Service Land. Nearly two square miles are held by Plum Creek Timber Company, including the northwest corner and south of the subarea, which are steep slopes outside the valley floor. The remaining properties are privately owned primarily in five individual holdings. Most of the privately owned land is within the floor of the valley. The valley is only sparsely developed, even though most of the private properties have been granted preliminary or final approval for either residential or commercial developments. The U.S. Forest Service has improved the area around Gold Creek Pond, providing trails, landscaping, picnic areas, parking and rest rooms. This should increase the use of this valuable recreational area by tourists and local residents alike. 2.4.4 Access and Utilities The Gold Creek Valley has access from SR906 and Interstate 90 at Exit 54. The underpass at this interchange allows access between the valley and other areas of the Pass. A paved frontage road parallels the freeway and intersects with a gravel Forest Service road which leads up the valley to Gold Creek Pond and private cabins. This road is the primary access to the largest area of private land ownership on the east side of Gold Creek. This same road leads to the trail head for hikes up the valley to Alaska Lake and Joe Lake. A second Forest Service road leads directly from the freeway interchange in a northeast direction and traverses private property to provide access to Forest Service properties and privately owned timber lands. A gate prohibits unauthorized vehicles onto Forest Service and timber lands. Presently, sewers have not been extended into the valley. The existing cabins are served with individual septic systems and most share a community water system. Power, telephone and other utilities are available (not) available in the valley at the present time. 2.4.5 Development Constraints Gold Creek Valley can be served with sewer and water systems by the Snoqualmie Pass Sewer and Water District. Therefore, utility services should present no constraints to development. The steep slopes on the east side of the valley are unbuildable and development will be limited to the valley floor. Gold Creek should be protected as a sensitive environmental area and respected as a potential source of flooding. Extensive wetland areas around Mardee Lake present constraints to development, as do steep slopes and rock outcropping on a ridge area east of Mardee Lake. Kittitas County December 2016 Comprehensive Plan Coal Creek and Hyak Creek are other environmentally sensitive areas, which will require protection and special attention.\ 2.5 Subarea “E” 2.5.1 Location and General Description The Hyak subarea is the largest of the subareas, covering over ten square miles and spanning the southern end of the study area from east to west. The northern end of Keechelus Lake and Interstate 90 form the eastern boundaries. 2.5.2 Natural Features Mount Catherine at 5,052 feet is the center piece for the Hyak area. The Cold Creek valley leads to Twin Lakes and a spectacular view of Silver Peak at 5,605. Other small lakes are tucked in the area north of Mount Catherine. Keechelus Lake, although a controlled reservoir, provides the visual image and, most of the year, the recreational attributes of a large natural lake. This may be affected for a time by dam stability concerns and repair efforts. 2.5.3 Existing Land Use and Ownership Over five square miles (fifty percent) of the planning area is Forest Service land and over two square miles is owned by Plum Creek Timber Company. Keechelus Lake, which covers over one square mile of the subarea, is managed by the Federal Bureau of Land Management. The remaining land is owned by numerous private owners and public agencies, with varying uses. Hyak Estates is located east of the Summit East ski area, and the Suncrest and Sundance Condominiums are located at the base of the ski area. There is also an approved Hyak PUD for a 25 lot development. The Snoqualmie Pass Sewer and Water District's sewage treatment plant is located near Hyak Division 4, and the District’s effluent spray field is located on Forest Service and owned land farther to the south. The Washington State Department of Transportation operates a highway maintenance facility near the head of Keechelus Lake, which includes maintenance shops, garages and areas to stockpile sand and gravel. The Iron Horse State Park (and John Wayne Trail) is located on the abandoned Milwaukee Railroad right-of-way. The State Parks Department also owns some small parcels of adjacent land. The Summit East Ski Area is located on a combination of Forest Service and private land. The base of the ski area, including its support buildings and services, is on private land. 2.5.4 Access and Utilities The Hyak area has access from Interstate 90 at Exit 54 and SR906. SR906 provides a direct route to other areas near the summit. Kittitas County December 2016 Comprehensive Plan Sewer and water, together with all private utilities, are readily available in the privately developed portions of the area north of the sewage treatment plant. Sewer and water utilities do not extend south from the treatment plant. 2.5.5 Development Constraints There are few development constraints in the privately owned area near Exit 54, where most development in this sub-area is likely to occur. Privately owned land to the southwest, which is now part of the ski slopes, would face constraints of topography and the availability of sewer and water. Privately owned lands in the southernmost end of the planning area contain some steep slopes. The cost of extending utilities to this area may be prohibitive, so soil suitability for on-site water and septic systems may limit development potential. 3. Land Use 3.1 Overview This updated comprehensive plan addresses many issues related to land use in the Planning Area, including setting goals and objectives for different land uses and integrating the land use policies and objectives of various entities and groups including Kittitas County, King County, the Forest Service, the Pass community, the ski area, and private landowners. At the start of the current process, existing plans, documentation and information related to land use at the Pass were reviewed for continued relevance and applicability to present and expected future land use situations to be guided by an updated Comprehensive Plan. The items reviewed included: 1. The existing Snoqualmie Pass Sub-Area Comprehensive Plan-Master Plan (the plan being updated). As part of this review, the Comprehensive Plans for Kittitas County and King County were reviewed as well. 2. The Snoqualmie Pass Adaptive Management Area (SPAMA) Plan, which is one of a network of AMAs established in 1994 by the Northwest Forest Plan (NWFP). As Forest Service and private lands are intermingled in a checkerboard pattern in the Planning area, land use will have an impact on adjoining property. The SPAMA recognizes that population has and will grow, and the increasing amount and variety of outdoor recreational activities on both public and private lands. This growth, as well as logging activities, have impacted habitat in the I-90 corridor. Consequently, the AMA was prepared as a comprehensive plan for providing late- successional forest habitat on the ‘checkerboard lands’. One of the central themes in the AMA plan was the recognition of the Pass area as a “critical connective link in the north- south movement of organisms in the Cascades,” including the concept that large gains in connectivity could be made only by land exchanges to provide unfragmented blocks of land. In its adoption of the AMA, the Forest Service noted that the adopted standards and Kittitas County December 2016 Comprehensive Plan guidelines allow for adaptability; as new information from research and monitoring of other projects becomes available, adjustments will be made to the adopted guidelines. 3. The Mountains to Sound Greenway Trust project. The Greenway is a coalition of people representing land owners and managers, foresters, business representatives, recreation groups, environmentalists, and government agencies. All major land owners and managers along I-90 are represented. Through the efforts of the Greenway Trust, Interstate 90 was designated a National Scenic Byway in 1998. This coalition of diverse interests has formed a network of critical alliances that, year by year, is implementing its plan to protect more of the scenic and recreational landscape along I-90. Since 1991, over 50,000 acres of forest, open space and historic lands have been purchased or exchanged into public ownership for Greenway purposes, including permanent forestry, parks and wildlife habitat. Although the Mountains to Sound effort has not yet directly affected planning for lands within the planning area, their efforts to ensure a scenic corridor, in which the Pass is a significant feature, is one important element in the success of the Pass as a residential and resort community. Likewise, maintenance and enhancement of the scenic quality of the Pass will continue to be an essential part of the success of the Greenway project. 4. The Summit at Snoqualmie Master Plan. Under Booth Creek Holdings, the ski area has completed a comprehensive Master Plan, which will substantially improve the overall quality of outdoor skiing experience offered to its customer base. The components of the Master Plan involve the replacement of existing older chair lifts with new modem lift technology, the improved integration of the Summit West, Summit Central, and Summit East resorts by the cutting of new trails and improved base area transit service, and substantial upgrades of base area facilities, skier support services, restaurants and specialty retail shops. Parking and circulation among the base areas of the mountains will be improved. The Summit Ski Areas produced a combined 503,000 skier visits during the 1998/99 season, or roughly 30 percent of all visits recorded at Washington ski areas. An additional 50,000 visits were generated for the Nordic and tubing areas. This total of alpine visitation ranks the Summit as the largest ski area in the State of Washington, second only to Mt. Bachelor in the Washington/Oregon/Idaho region. It ranks within the upper five percent of ski areas of the United States. It has been estimated by the ski areas that, by the 2004/05 ski season, annual skier visits will grow to 548,000, and Nordic and tubing visits will expand to 75,000 visits, with substantial increases in non-ski “other” winter visits, as well. Design peak-capacity of the four areas will increase from approximately 10,000 skiers at one time (SAOT) currently to 15,070 SAOT after the planned improvements are completed. Kittitas County December 2016 Comprehensive Plan These improvements will continue to increase the number of recreational users coming to the Pass area for the foreseeable future. 5. Regional Growth Trends The Snoqualmie Pass area, with its proximity to the rapidly growing Seattle-Tacoma metropolitan area with an estimated King County 1998 population of approximately 1.67 million, is situated in the “path of progress”, and will provide both second home and year-round housing opportunities over the next ten to fifteen years. Development pressure has increased significantly along the I-90 corridor in east King County, with Issaquah and North Bend growing significantly throughout the 1990s. Development pressures have already begun to unfold in rural Kittitas County as a result of spillover demand from Seattle. The 1998 population of Kittitas County was estimated at approximately 31,400 and is growing at the high end of the State’s projected growth rate. It is currently estimated that up to 2,000 persons are commuting from Kittitas County to King County and this number will expand considerably over the next fifteen years time frame. The increasing ability of the work force to telecommute, especially within the high tech sectors prevalent in the Seattle-Tacoma region, will further enable the resident labor force to find high quality environments in which to live somewhat remote from their places of employment. The capacity of East King County, including Issaquah and North Bend, to absorb the anticipated growth over the decade will be limited. The Snoqualmie Pass area, and communities to the east, represent the next logical steps along the I-90 corridor, and are already being impacted by development pressures emanating from the Greater Seattle- Tacoma metropolitan area. It is, in part, these regional growth pressures that are motivating the Snoqualmie Pass community to protect the scenic and environmental quality of the Pass by planning for this growth. 6. Summer Recreational Growth While the Pass area has an established base of winter recreation and tourism, the summer season has not matured to its potential. Although the area is quite scenic, and offers a diversity of hiking, biking and passive recreational functions and activities for current owners and visitors, there is a shortage of other developed recreational facilities, such as golf, tennis, play fields, and equestrian facilities. As efforts are made to promote and utilize this resource, additional; demands will be made on Pass infrastructure and facilities. 7. Community Expectations. Surveys conducted among the current property owners and residents, as part of the planning effort, document the desire to improve the total year- round recreational environment within the area. The residents also desire other facilities that may be used year around, including a community center (which may include meeting and performing arts space), as well as a new visitor center. 3.2 Review of Land Use Demand & Capacity One of the objectives of the planning process was to inventory the residential and commercial development capacity and demand of the Pass area. First, existing developed rental units and Kittitas County December 2016 Comprehensive Plan commercial square footage within the planning area were determined. In addition, existing platted but unbuilt lots were defined and located. A third category called potential development was then identified. This final designation identified land use opportunities on privately owned, un-platted and vacant properties, which might be available for future development over the two planning periods. The sum of the three identified categories represented the potential development capacity of the Pass. An analysis was then conducted of the likely demand for primary year-round residential development, second home residential development, and support commercial land uses demanded by the combination of permanent residents, day and overnight visitors to the area, and regional drive-through traffic. Projections were developed for the periods 1998-2005 and 2006-2015. 3.2.1 Residential Development Capacity and Demand Overall, this analysis found that there are currently 600 existing housing units in the Snoqualmie Pass area, split nearly equally between single-family homes (299) and multi-family units (301). The analysis found that there is additional potential for 1,451 units on platted but unbuilt lots, plus an additional potential for 1,700 units on unplatted lots. Altogether, considering existing units, platted lots, and unplatted lots, there is the potential for 3,751 housing units at Snoqualmie Pass. This potential includes an estimated 1,132 single-family housing units (30 percent of the total) and 2,619 multi-family units (70 percent of the total). The existing level of development of 600 units represents only sixteen percent of the total residential build-out capacity at the Pass. The demand analysis identified separate projections for year-round and second home dwelling units. It also projected residential unit type demand into separate single family and multi-family categories. Seventy-five percent of the year-round residential demand was allocated to single family, and 45 percent of the vacation or second home market was allocated to single family. The remaining 25 percent of year-round and 55 percent of second home development were allocated to multi-family residential types. The analysis determined that the Pass area will retain its primarily second home character over the next 15 years; however, principal year-round population is projected to grow as well. Currently 99 of the 600 housing units existing in Snoqualmie Pass are believed to be used as primary residences. The majority of primary residences (58 percent) are situated in the Hyak community, with most of the others located in Alpental or the Summit Central/East areas. It is projected that demand for an additional 40 to 90 “year-round” dwelling units will be in place by the year 2005 and another 67-217 year-round dwellings will be desired by the year 2015. A rather conservative growth assumption was used, for planning purposes, of 55 permanent home units, or an average of 8 new dwellings per year through 2005, and an additional 112 permanent home residences, or an average of 11 per year, through the 2006- 2015 period. In total, 167 new primary home residences are projected through the 1998 - 2015 planning period. Kittitas County December 2016 Comprehensive Plan The demand for second homes was projected (using various factors such as population growth within two hours of the Pass, the estimated growth rate of mountain second homes, and the rate of expected buyers at the Pass) at an average of between 39-89 second homes per year between 1998 and 2005 and 50 to 120 per year between 2006 and 2015. Again using a conservative growth assumption, it is projected that over the 1998-2005 planning period, 380 new second homes will be constructed within the area. This entails an annual average of approximately 54 new second homes per year. During the 2006-2015 period, as the environment continues to improve related to ski area and summer facility upgrades, it is projected that an additional 710 second homes will be constructed, an annual average of 71 new second home dwellings. Under those assumptions, over the approximately 15 year time frame for the planning period, a combined primary and second home total of 1,257 new units, or an annual average of 74 dwellings per year will be constructed within the Snoqualmie Pass area. In comparison, over the past few years, (1995-97) an average of 13 dwellings were constructed within the Snoqualmie Pass area. The conservative estimate of demand represents a significant increase in building rate and maturation of the community over the next planning period. It should be noted that demand over time may vary considerably as various unanticipated economic and social factors occur. (A potential range in demand for residential dwellings was projected, from a low of 882 new residential units to a high of 2,132 new residential units within the planning area.) Under any of these projections, the Pass has sufficient residential land capacity to meet the estimated demand. 3.2.2 Commercial Development Capacity and Demand A similar analysis was conducted for commercial land area. Currently, there exists 30,000 square feet of commercial development on 8.22 acres of land in the Snoqualmie Pass area. The potential exists for 112.64 additional acres of commercial development in the area, including land for hotels, which could accommodate over one million square feet of commercial space (assuming four square feet of land are required for each square foot of building). Most of the existing commercial acreage is concentrated in the Summit West area, while much of the potential additional acreage is located in the Summit Central and Gold Creek areas. An analysis of demand for retail commercial square footage within the Snoqualmie Pass Planning Area was also undertaken, consisting of estimating demand related to “spending factors” of the projected permanent residents, second homeowners, overnight lodging guests, day visitors to the area, and regional pass-through traffic. Standards for per capita spending by each of these groups of consumers were developed and applied to various commercial categories, including: high turnover restaurants, quality restaurants, supermarkets, convenience retail, specialty retail, gas stations, and hotels and motels. The composite annual spending patterns for commercial uses were then tabulated with benchmarks for the year 2005 and 2015. Total projected annual spending within Snoqualmie Kittitas County December 2016 Comprehensive Plan Pass for retail/commercial categories, based upon the overall growth scenarios, totaled approximately $36.5 million in 2005 and $51.3 million in 2015. Based upon an assumed standard of $300 per square foot of sales, this translated into an overall demand for approximately 122,000 square feet of retail commercial in 2005 and 171,000 square feet in 2015. With approximately 30,000 square feet of existing retail commercial uses, a conservative estimate was made of new retail commercial square feet, within the geographic area, of 94,000 square feet between 1998-2005, and a total of 124,000 additional square feet required within Snoqualmie Pass by the year 2015, for a total of approximately 154,000 commercial square feet by the year 2015. A demand for an additional 375 hotel units and related conference and meeting facilities was also projected during the same time frame. Based on these projections, the Pass has sufficient land capacity to meet the estimated commercial demand through 2015. 3.2.3 Other Uses and Notes It is possible that the area could also serve a variety of firms requiring office, manufacturing, and/or warehouse space. The Kittitas County economic development organization often noted a lack of quality sites for this type of development. However, In spite of the pressure for such development in the region, the Pass would not be a preferred location, particularly for manufacturing or warehouse development. Weather and road conditions could be disruptive to receipt and shipment of goods, which would be a disincentive for businesses seeking sites and facilities. There will be some demand for two other types of uses: Office uses serving local needs (for example, real estate, insurance, medical/dental) Office uses, which transact their businesses electronically. The first type of use will not generate enough demand to warrant its own facilities, and will be part of a larger commercial center. The second use will typically be a home business or telecommuter. (Note: The projections for both residential and commercial demand were arbitrarily proportioned among the individual sub-areas to insure that no constraints or problems would result. No items requiring attention were noted.) 3.3 Summary of Community Input The residents and property owners in the community, through several open houses, more than 20 meetings, and a community survey, clearly identified several key issues requiring attention in the Comprehensive Plan, including; the improvement of traffic, parking and circulation; the establishment of voluntary design standards; the preservation of open space and habitat within the alpine environment; and creation of a community center for the Pass. These items will present a challenge to new development as the community strives to maintain and enhance the livability and natural, scenic beauty of the Pass area. Kittitas County December 2016 Comprehensive Plan The community addressed the issues related to transportation as part of the overall comprehensive plan review process. The current truck parking situation on SR906 causes considerable visual and noise pollution and is a serious safety hazard. It is clear that the Interstate 90 corridor, which dominates portions of the Snoqualmie Pass area, brings a complex set of beneficial and detrimental impacts related to regional accessibility along with associated design, noise, and air pollution. These issues must be considered in order for the overall residential and resort environment to be substantially enhanced. The Comprehensive Plan recommends a number of additional road system improvements to SR 906 and the interchanges to upgrade the internal transportation network. A set of voluntary design guidelines has been developed for development in the Pass area. The design guidelines were developed by members of the Pass community in recognition of the dramatic beauty, recreational assets and environmental sensitivity of this mountainous area and the critical relationship between protection of these natural qualities and the ongoing economic and scenic health of the Pass area. The Guidelines describe a range of physical characteristics for new development that will make positive contributions to visual quality and to the quality of life at the Pass. These advisory Guidelines are meant to aid all those involved in the planning, design, and approval processes for development at the Pass. They are a tool to inform property owners and their environmental and design consultants and engineers of the design characteristics that are both functional and aesthetic. These voluntary guidelines provide both general and specific information that, together, create a shared basis for understanding and enhancing development proposals. The guidelines contain information applicable to single family residences, plats, multi- unit residential and commercial developments. By recognizing the existence of these guidelines, the County is merely acknowledging that the guidelines have been developed and is not adopting them as a regulatory document. The planning effort has identified key open spaces and scenic vistas with the intention of preservation of those invaluable resources through the observance of these vistas in the Development Review process. The alpine environment, of which Snoqualmie Pass is a part, is a critical component to maintain the quality of life, which is so desirable to the residents and second homeowners of the area. A community center was identified as the top priority community facility by respondents to the Pass. Further, respondents identified Summit West as the preferred location for the Community Center. Through cooperative planning and management among the Forest Service, WSDOT and the community, a facility could be developed in this area that would serve visitors and residents alike. Such a facility might include a meeting room, visitor’s information area, public restrooms, a museum of Pass history and artifacts, and other services for Cascade Trail hikers and I-90 travelers. Other issues were identified as well, which are set forth in the Comprehensive Plan in various areas, including land use, design, open space, recreation, transportation, and utilities. Kittitas County December 2016 Comprehensive Plan 3.4 Overall Goals After the review above and extensive community input, the following overall goals were identified: 1. Create a shared vision of the future of the Pass area through a community-based updated Comprehensive Plan. 2. Create a vibrant year-round community in the Pass area capable of supporting, and suitable for, both residents and recreational visitors to the area alike. 3. Establish a unifying theme or motif for development in the Pass area, whether through consistent signage or common area elements, encouraged design features, or similar approaches. 4. Increase the economic and housing viability of the Pass area by giving the economic impact of any activity or decision high priority. 5. Protect the ability to expand recreational opportunities, both winter and summer, to accommodate visitor growth. 6. Plan adequate infrastructure improvements, both transportation and utilities, to accommodate present and future needs. 7. Preserve and protect environmentally sensitive areas and scenic vistas. 3.5 Land Use Goals and Objectives As part of the community review process, the land use goals and objectives of the original comprehensive plan were revised into the following: III.1 Goal: Achieve the maximum degree of compatibility between adjacent land uses. Objectives: 1. Residential, commercial and community buildings should be designed in an alpine or Cascadian theme consistent with existing development and the design guidelines. 2. Wherever practical, buffering should be employed for the aesthetic enhancement between land uses, including parking and roads. 3. Appropriate building height limits should be established in the Pass area, by building type. 3.5.1 Residential Land Use III.2 Goal: Encourage a mix of residence types of alpine or Cascadian design, located in combinations and groupings which enhance the residential and resort atmosphere of the Pass. Objectives: 1. Clustering of structures should be encouraged, with screening between clusters and open areas (view corridors), wherever possible. Residential land plans which take advantage of the mountain setting should be encouraged. Kittitas County December 2016 Comprehensive Plan 2. Access roadways should be kept to a minimum (both in number and dimension) consistent with safety and efficient maintenance. Roadways should follow terrain contours with a minimum number of straight segments. 3. All residential areas should be connected, where practical, by a public trail system suitable for all-season use. 4. Appropriate non-residential uses should be accommodated in residential areas. 5. All residential uses should provide adequate off-street parking. 6. All utilities in new residential developments should be underground. 3.5.2 Community Uses III.3 Goal: Encourage the development of community uses in appropriate areas. Uses could include security/emergency services, clinics and medical/dental offices, places of worship, a community center, a recreation center, visitor information center, recycling center, post office, library, nature center/museum. Objective: Similar and complimentary uses should be placed in close proximity to each other in a location, which is convenient to the community and visiting public. 3.5.3 Commercial Uses III.4 Goal: Provide for commercial development in appropriate locations to serve the needs of the community, visitors and traveling public and to enhance the economic vitality of the Pass. Objectives: 1. Commercial development should be clustered along Highway 906 near Exits 52, 53 and 54, rather than in a linear strip along the highway. 2. Neighborhood commercial centers should be conveniently located to meet local shopping needs. 3. Commercial activities should be located in proximity to principal resort and transportation facilities, such as near the bases of ski slopes and freeway interchanges. 4. All roadside parking should be limited to short-term service and delivery vehicles. Customer parking for commercial uses should be located either under-structure or in designated lots with practical visual screening. Joint use of off-street parking areas should be encouraged. Pedestrian/skier access between uses should not be obstructed by vehicular parking. 5. Signage and advertising should follow a consistent design theme with an alpine or Cascadian nature matching the Pass architecture. 6. A mixture of uses, including residential and community services, should be encouraged in conjunction with commercial development. 7. Unscreened outside storage should be restricted in commercial areas. Kittitas County December 2016 Comprehensive Plan 8. Off-site or off-premises commercial advertising should not be permitted in the Pass area, except for the use of motorist information signs provided by WSDOT. 3.5.4 Light Industrial Uses III. 5 Goal: Provide for light industrial users, including utility companies and public agencies, in appropriate locations. Objectives: 1. Light industrial uses should be located principally near Exit 54, extending southwest to the DOT yard. 2. All applications for industrial facilities and/or business permits should be individually reviewed for conformance with the Comprehensive Plan, and approvals should be limited to non-polluting, non-congesting operations consistent with the character of the Pass area. 3. Perimeters of all industrial operations should be buffered or screened from other elements of the community and of a design consistent with the theme at the Pass. 4. Unscreened outside storage should be prohibited. 3.5.5 Recreational Uses III.6 Goal: Encourage the development of all-season, multi-option recreational facilities on public and private land. Objectives: 1. Winter recreation areas should be maintained in an attractive manner during off seasons. 2. Trail networks should be a primary means of Pass area transportation where practical, connecting to surrounding trail systems, where appropriate. 3. Recreation areas should be coordinated and controlled to enhance safety and proper use. 4. Clear, uniform signage should be developed giving orientation and designating type of usage for all recreational areas and trails. 5. Adequate tables, benches, rest room facilities and trash containers should be available throughout all areas and during all open seasons. 6. Visitor parking should be aesthetically located and buffered as much as is practical, and the capacity of the parking area should be correlated with the capacity of the related recreational facility. 3.5.6 Educational/Cultural Uses III.7 Goal: Foster the development of multi-use facilities, which can adapt with changing seasons, to serve a variety of educational/cultural needs. Objectives: Kittitas County December 2016 Comprehensive Plan 1. Building space should be created or allocated for a community center, a nature center, library and museum. 2. A variety of conference centers, retreat facilities and other buildings used for public purposes should be encouraged in the Pass area. 3.5.7 Government Uses III.8 Goal: Facilitate cooperation and participation of Federal, State and local agencies in planning and implementation. Objectives: 1. In cooperation with other interested parties, agreements should be sought with the USFS to ensure that logging on federal land in the greater Snoqualmie Pass area will be limited to selective thinning that will not impact the principal view corridors. 2. All stakeholders in the Pass area encourage USFS to approve expansion of ski area facilities and groomed terrain around Mt. Catherine, and other winter and year-round recreational improvements. 3. The Department of Transportation should be encouraged to install landscaping around their Hyak facility and to maintain the facility in a clean and attractive manner. 4. Participation and cooperation should be sought with the Army Corps of Engineers, U.S. Forest Service, Bureau of Land Management, State Department of Wildlife and Department of Natural Resources for the visual improvement (stump removal) and recreational enhancement of the western portion of Lake Keechelus. 3.5.8 Natural Resource Uses III.9 Goal: Recognize the economic importance of the area's natural resources and promote the optimal use of these resources by public and private interests. Objectives: 1. Along with other interested parties, agreements should be sought with the USFS and private logging interests to ensure that timber harvesting in the greater Snoqualmie Pass area will be conducted so as to minimize adverse visual impact and environmental damage to surrounding land. 2. Recognize the natural beauty of the Pass as its most important natural resource, and promote continued expansion of recreational opportunities available due to the unique natural attributes of the Pass area, to insure continued recreational opportunity for all interested users. 3.5.9 Parking Uses III.10 Goal: Provide sufficient parking for all Pass activities in the most practical manner that is the least aesthetically detrimental to the scenic mountain setting. Kittitas County December 2016 Comprehensive Plan Objectives: 1. All parking should be off-street and screened from view to the extent practical. 2. Joint use of off-street parking should be encouraged wherever possible, with cross-over easements between uses where appropriate. 3. Parking areas should be well lighted and adequately accessed by trail or sidewalk. 4. Parking should be provided to accommodate all modes of transportation such as cars, trucks, buses, recreational vehicles, snowmobiles, horse trailers etc. Separate parking areas should be provided for uses generating special safety or aesthetic problems, such as semi- trucks. 5. Snow removal and disposal should be an integral part of parking lot design. 3.5.10 Land Use Recommended Actions 1. SNOPAC, in conjunction with the Comprehensive Plan review, has drafted general design guidelines which present desired architectural features considered to be consistent with alpine or Cascadian design. These design guidelines are accompanied by visual aids to make clear what the community desires. The design guidelines address advertising signs and other external aspects of development design, which may have aesthetic impact on the community. The Community Design Committee should be available to review proposed projects with proponents before project design is commenced to offer suggestions to best incorporate the design into the community. 2. The Community Design & Aesthetics Committee (“CDA”), together with the Economic Development & Land Use Committee (“EDLU”), should develop additional site design guidelines, which promote the clustering of structures to protect natural land features and sensitive areas. 3. The EDLU Committee should continue to refine the land use inventory to determine a realistic growth scenario, which will aid in infrastructure planning. 4. SNOPAC should take the lead in adapting the affordable housing policies of Kittitas and King Counties to the unique housing needs of the Pass area. 5. The EDLU Committee should monitor the planning, management and operation of Forest Service Land and Keechelus Lake in an effort to enhance and expand their recreational opportunities and visual quality. 3.6 Community Design and Aesthetics Goals and Objectives III.11 Goal: To encourage the use of site planning, landscaping and architectural principles which enhance the mountain character of the community and harmonize with the alpine environment. Objectives: Kittitas County December 2016 Comprehensive Plan 1. Encourage “village centers” with high density areas of closely clustered buildings, with narrow walking streets (where practical) and common walls between businesses, at the Summit, Summit Central, Exit 54, and Alpental. 2. Each village center should feature a recreational activity such as tennis, ice skating, curling, swimming pool that is open to the public and located near the center of the village. 3. Lines of sight in village centers should be broken to give a sense of small scale and invite pedestrian wandering and exploration. 4. High density housing close to, or in, each village center should be encouraged. 5. Village centers should be connected with footpaths where practical. III.12 Goal: Keep vehicular traffic and automotive impact at a minimum in village centers. Objectives: 1. Emphasize foot traffic and foot access where practical. Sidewalks and footpaths should serve as a main mode of transport within each village center. 2. Buildings at the street side of a village should be required to front on the sidewalk and as close to the road as practical. 3. Streets near village centers should be relatively narrow (but wide enough to accommodate winter snow plowing requirements) to slow traffic and have sidewalks or paths for pedestrians. 4. Parking should be: behind village centers and businesses, and screened from sight (especially along I-90), where practical. III.13 Goal: Buildings within village centers should be compatible with the character of the mountain environment and meet the year-round needs of the community. Objectives: 1. Natural materials should be encouraged on the exterior of all buildings. 2. A Northwest-Cascadian Style of architecture should be encouraged. Design guidelines should be developed and publicized to ensure consistent architectural design and signage throughout the Pass. 3. Year-round foot access on covered or cleared paths and sidewalks should be encouraged. 4. Two to four story buildings in Village centers should be encouraged. 5. Employee and other housing on upper floors of commercial buildings should be encouraged. 6. Plans for dealing with snow accumulation should be encouraged at the first meeting with project proponents, 7. Roofs should be designed to either retain snow or sluff snow off in such a way that it is not a hazard to the public. Kittitas County December 2016 Comprehensive Plan III.14 Goal: Encourage development of building codes for the community that are compatible with the mountain environment. These codes should include the height and exterior materials of buildings as well as site design and snow management for each structure. Objectives: 1. Standards should be set encouraging high density housing at each village center, with density reducing with distance from the village centers. 2. Designs and signage should be carefully reviewed in order to avoid a garish, overly competitive visual environment. 3. Standards and programs for the enhancement of the alpine setting should be developed, including standards for revegetation and programs for landscaping along entry corridors and in other prominent public areas. III.15 Goal: Promote the development of uses, which will provide goods and services to both residents and visitors. Objectives: 1. The variety of available goods and services should be broadened to reduce the requirement to travel off the Pass for normal daily needs. 2. Special services and facilities should be provided which are oriented to the recreational visitor, so as to enhance the available recreational opportunities. III.16 Goal: Provide public services and facilities, which will enhance the livability of the Pass for residents. Objectives: 1. Social and cultural opportunities such as a community center, library, museum, etc. should be planned for and provided. 2. Health and public safety facilities and services such as an2 immediate care clinic, improved emergency response, garbage pick up and recycling etc. should be planned for and provided. 3.6.1 Description of Village or Activity Centers Alpental The non-residential area of Alpental should be primarily oriented toward serving skiers. Overnight lodging, consistent with a destination resort area, may be added and accessory uses such as restaurants, lounges, equipment and clothing shops might be expected. Commercial activity would be concentrated at or near the base of the ski slopes. Kittitas County December 2016 Comprehensive Plan Snoqualmie Summit The Summit will continue to develop as the recreational and community center point of the Pass. New development should be primarily focused toward providing commercial and community services for the year round recreational visitor, other tourists and community residents. Both Forest Service activities and private development should cater to visitor needs by providing information, services and products. Recreation related services should be coordinated to complement each other and provide a complete range of activities, i.e. skiing/hiking, shopping, dining, and lodging. Community needs should be identified and provided to project proponents, land owners and governmental agencies. Summit Central Summit Central should be similar in use to Alpental in that it will be oriented toward providing recreational facilities and services. A mixed use facility could be developed which could be sited to be accessible to the general traveler and the resident population; facilities might include conference facilities within a hotel/motel complex. Exit 54 Because of its visibility and land base, the commercial area at Exit 54 could provide services directed toward the traveler on I-90 (its location makes this area less conducive to ski related services). Over time, as Gold Creek Valley, Hyak and other residential areas develop, or as the Summit is built-out, Exit 54 may become a convenient place for such uses as a community center, post office, and/or general store or supermarket. General All activity centers should inform visitors about the entire range of Pass areas and activities. Directional signs and maps should be used at each. Activity centers should be connected, where practical, by trails. 3.6.2 Design Guideline Outline Site Planning Environmental Conditions (solar access, wind, vegetation) Grades (cuts and fills) Drainage Utilities Circulation (vehicle and pedestrian) Storage (firewood, snow, trash) Parking Public spaces Kittitas County December 2016 Comprehensive Plan Building Location Site Characteristics (soils, slope, drainage, wetlands) Setbacks (street, rear and side boundaries) Spacing (view corridors, compactness) Orientation (views, solar access) Alignment Architecture Scale (to site, to adjacent buildings) Proportion (height to width) Roof Shape Other Structural Features (gables, dormers, porches, chimneys, columns, porte-cocheres) Materials (texture, pattern, color) Other Design Features (windows, doors, shutters, trim, ornamentation) Landscaping Screening (fences, hedges, trees) Paving (walkways, stairs, patios) Retaining walls (height, materials) View Blockage Plant Materials (indigenous, weather tolerant) Lighting Outdoor Furniture Signing Community Design and Aesthetics Recommended Actions 3.6.3 Community Design and Aesthetics Recommended Actions 1. The CDA Committee should continue the effort to further develop design guidelines for the village or activity centers, including securing funding for such work when possible. The design effort should involve the community and all other interested parties. 2. The CDA Committee, in conjunction with the EDLU Committee, should continue to develop general design guidelines which present desired architectural features considered to be consistent with alpine or Cascadian design. Written design guidelines should be accompanied by visual aids to make clear what the community desires. The design guidelines should Kittitas County December 2016 Comprehensive Plan address advertising signs and other external aspects of development design which may have aesthetic impact on the community. 3. The CDA Committee should take the lead in developing the schedule and procedural format of design review for projects in the Pass area. It is recommended that at least one design professional be included on the committee. The design professional should not be required to be a member, although familiarity with Pass issues and goals is desirable. 4. The CDA Committee, together with the EDLU Committee, should provide continued involvement with the Mountains to Sound Greenway Trust to maximize the benefit of mutual effort and involvement. 5. The above Committees should promote the design and development of landscaped entry ways and corridors into and through the Pass, seeking the cooperation and funding support of the Washington State and Federal Departments of Transportation, the U.S. Forest Service and the Mountains to Sound Greenway Trust. 6. In conjunction with the EDLU Committee, the Community Design and Aesthetics Committee should work with local business operators, the U.S. Forest Service, WSDOT and the counties to develop an attractive and coordinated directional and informational sign program for the Pass. 7. The CDA and EDLU Committees should work with Mountains to Sound Greenway Trust to reduce or eliminate commercial signage that is oriented towards Interstate 90. For this to be possible, WSDOT needs to encourage and enable the use of sufficient standard highway signs to help identify businesses in the Pass area. 8. The committees should work with Mountains to Sound Greenway Trust to develop recommended sign regulations for adoption by King and Kittitas Counties and WSDOT that recognizes the scenic quality of the Interstate 90 corridor through the Pass and the designation of Interstate 90 as a National Scenic Byway. 9. The committees should work with Booth Creek Holdings and other business owners to develop a consistent signage plan and design that would be unique to Snoqualmie Pass and would help to create an identity for the Pass area. 10. The committees should work with King and Kittitas Counties and WSDOT to develop a lighting plan that establishes standards for street lighting design and location. The lighting plan should strive to provide adequate lighting for public safety, without contributing to light pollution from excessive lighting. 3.7 Land Use Plans There are two levels of land use plans presented in this comprehensive plan. The first is an overall concept plan for the entire planning area. This plan is the more general of the two. General land use activities are identified for the purpose of showing the interrelationship of these activities to each other and to other plan elements such as Kittitas County December 2016 Comprehensive Plan transportation, utilities and open space corridors. This level of concept plan presents the overall picture. The second level of concept plan is presented for each of the five subareas of the Pass. Land use designations are more specific in terms of location and use type. Particular planning goals or special conditions may be indicated for land use designations at this concept level. As an example, the overall concept plan may indicate an activity center in a general location. The subarea concept plan further details the type of activity which is desired in that activity center, such as highway oriented commercial, lodging and tourism activities, and so forth. The subarea concept plans, although more specific, are nonetheless, still guidelines. Boundaries are general by necessity, and are not meant to imply that all the land within a specific land use boundary is suited for the designated use. For example, portions of land within a residential designation may be environmentally sensitive and will be more appropriately allocated as open space. Detailed site planning and use restrictions are implemented through Planned Unit Developments, subdivisions, or other forms of design review and approval. As part of this comprehensive planning process, the community was surveyed to determine their opinion on the most appropriate location for various property uses. The results of that survey are incorporated in the discussion of various sub-area land uses. a. Relationship to County Comprehensive Plans King and Kittitas Counties differ somewhat in the land use terminology used in their respective comprehensive plans. Likewise, the land use designations in the concept plans differ in that the terminology used is selected to show the specific intent of the Snoqualmie Pass Comprehensive Plan. Although the terminology may vary in each of the plans, the underlying goals of each similar use category are consistent. 3.7.1 Relationship to Snoqualmie Pass Adaptive Management Area (AMA) Plan Forest Service lands are intermingled with private lands in the Snoqualmie Pass area and are an integral part of the present and future scenic and recreational attributes of the Pass community. The Snoqualmie Pass Comprehensive Plan does not (and can not) preempt the adopted Forest Service plans, but rather, only recommends particular land use designations and future actions which will strengthen the Snoqualmie Pass community and reinforce the multiple use aspects of Forest Service land to maximize long-term net public benefit. 3.7.2 Land Use Categories Residential The residential designation is intended to accommodate a mix and variety of residential uses and densities including single platted lots, clustered lots with attached or detached structures and multiple unit structures. In appropriate locations, remote lodges, bed & breakfast facilities Kittitas County December 2016 Comprehensive Plan and recreational cabins should be accommodated. Appropriate non-residential uses, such as learning and recreation centers should also be permitted in residential areas. Commercial Commercial areas should provide retail uses, lodging, restaurants and other visitor services, as well as personal and professional services for the Pass community. It is intended that particular types of commercial uses be located in the most appropriate locations to best serve the visiting public and the local community. Residential and community uses should be accommodated in mixed use commercial developments. Commercial Lodging This designation provides areas where a variety of overnight or weekly type of lodging may be provided in inns, bed & breakfast homes, hotels, motels or rental cabins. These areas may be appropriate locations for multiple unit structures to provide housing for Pass employees. Uses which are compatible with and supportive of commercial lodging and recreation, such as meeting rooms, restaurants, indoor recreation and retail shops, should be accommodated as part of a commercial lodging development. Light Industrial Utilities and public works uses are to be accommodated in small light industrial areas near Exit 54. Planned commercial uses should also be permitted on private land in light industrial areas subject to Planned Unit Development review. Community/Public Public and community support uses such as emergency and medical services, community/recreation center, post office, visitors information center, playfields/parks and places of worship are encouraged uses in community/public areas. Historic and cultural uses including a library, museum or historic interpretive display should be accommodated as well. Active Recreation Active recreation areas are those where considerable preparation and maintenance are required to provide recreational facilities and where machinery and equipment are used for operation and maintenance. These include alpine ski areas, snow play activity areas, golf courses and sports fields. A variety of associated support uses may be included, such as lodges, clubhouses, restaurants and lounges, equipment sales and repair, instructional facilities, locker rooms, maintenance and storage buildings and administrative offices. Residential development, which does not preclude active recreational uses is allowed. Forest Recreation The forest recreation designation is applied to areas which are intended for long-term timber production, but which are desirable for passive or remote recreation activities such as hiking, Nordic skiing or mountain biking. Access to and use of these areas may be restricted as Kittitas County December 2016 Comprehensive Plan necessary for the protection of the forestry resource or to protect the public during times of forest operations. Many of these areas are integral to the recreation network of the Pass and their long term availability, through use agreements, is encouraged. Residential/commercial lodging uses are permitted, provided the development is compatible with the primary use of long term timber production. Open Space Undisturbed areas and environmentally sensitive areas, such as large wetlands and floodplains, are included in the open space designation. Much of the land in this category is Forest Service Land. Designation as open space is not intended to preclude access, but to encourage conservation while providing controlled or managed access for passive recreational activities like hiking, camping, Nordic skiing and fishing, consistent with the SPAMA Plan. Open space areas are critical to the natural beauty of the Pass area and provision of open space should be a consideration on public and private land in all land use designations. 3.7.3 Subarea A Land Use Plan A majority of Subarea A is designated as Open Space because of ownership and development constraints. The area at the base of the Alpental Ski Area is designated as Commercial Lodging. At the present time, the base of the ski area contains two day lodges and other support facilities for skiers. The plan envisions the development of overnight lodging facilities, recreation condominiums, restaurants and retail shops, which could enhance the recreational asset provided by the ski slopes. Due to limited land area available, development should be compactly designed so as to provide integrated pedestrian access to all facilities. The Snoqualmie River should be emphasized as an aesthetic asset in development planning. The boundaries of the Residential area coincide with the King County Comprehensive Plan for East King County. The undeveloped portions of the Residential designation are somewhat constrained by topography and/or access. New residential development should be designed in a manner that clusters buildings on suitable building sites and leaves the remainder of the land area in open space. A portion of the area designated as Open Space west of Alpental Road is privately owned. The Open Space designation is due to extreme topographic conditions. However, small areas may be available for carefully planned residential clusters. This area is designated as Forest Production in the King County Comprehensive Plan. As such, permitted residential density is one unit per 80 acres of land area. Any construction west of Alpental Road and along the South Fork of the Snoqualmie River will need to comply with applicable state and/or county set-back and vegetative buffer requirements. Kittitas County December 2016 Comprehensive Plan 3.7.4 Subarea B Land Use Plan Like Subarea A, Open Space is the predominate land use designation in Subarea B. The area is entirely within King County and is designated as Forest Production. Existing land use and ownership in a small portion of the subarea, however, does not meet the descriptive criteria for Forest Production districts. Rural home sites, such as those, which are present, are more compatible with the recreational and environmental assets of this valley than would be the harvesting of the forest resource. The Snoqualmie Pass Comprehensive Plan therefore recommends that the privately owned lands which lie between the westbound and eastbound lanes of Interstate 90 be designated as Residential with a maximum density of one unit per five acres of land area. Other privately owned land in the most southern part of the subarea is designated as Open Space. Lack of access, topography, and visibility from Interstate 90 are the criteria for this designation. Most of this area is below the visual level of I-90. Pursuant to applicable state and/or local requirements, vegetative buffers will be required along the South Fork of the Snoqualmie River. A density of one unit per five acres, with clustering, should be considered where feasible. 3.7.5 Subarea C Land Use Plan Subarea C is the community and recreational hub of the Pass and the Comprehensive Plan reinforces this role and capitalizes on the existing recreational assets. The overall plan identifies two activity centers (or nodes) at Summit West and Summit West, where hotels, conference facilities, restaurants and other commercial activities are envisioned. The plan recommends that these areas be designed as much as possible in a "village" style, which promotes pedestrian accessibility and discourages sprawling, automobile oriented development. Because Highway 906 presents a lineal orientation, it is recommended that developments be planned to provide perpendicular movement, connecting the base of the ski areas to the commercial activities and lodging across the highway. Along Highway 906, at the base of the ski slopes, areas designated for Commercial Lodging could provide accommodations for recreational visitors year around. Additional Commercial Lodging is proposed east of the freeway near Exit 53. As the recreational hub of the Pass, the summit is also the logical first stop for visitors to the area. The plan recommends that the U.S. Forest Service expand their present activities and hours of operation in a new, larger visitor center which could include, in addition to recreation information, such things as a display on Pass history, information regarding available lodging, picnic areas, and a message center for hikers on the John Wayne/Pacific Crest Trail. In addition, the Forest Service should provide enhanced public facilities for travelers in the Pass area, together with adequate safe parking. This could be incorporated in the new visitor center or in a stand-alone facility. Kittitas County December 2016 Comprehensive Plan The plan designates two alternative locations for the visitor center. The first is between Interstate 90 and Highway 906 near Exit 52. This site has the advantage of being in the center of summit activities, where visitors could easily walk to other facilities nearby. However, available land may be too small to accommodate a well designed center and the required parking. The second suggested site is east of Interstate 90, near Exit 52. This site's advantages include a forest setting and ample available land; however, the site is much less convenient and access would be more difficult. Subarea C also includes some established residential areas on both sides of Interstate 90. Conifer Estates, located between the two activity nodes at the Summit and Ski Acres, which would appear to be an ideal location for commercial lodging uses. However, the number of long- standing private residences in the development warrants the continuation of residential use. The Yellowstone Road area, though near the summit, is somewhat removed from the activities along Highway 906 and is a good location for private residences. New residential development in this area should be planned in clusters in order to preserve natural vegetation and protect streams and wetland areas. 3.7.6 Subarea D Land Use Plan The Gold Creek Valley will likely experience the greatest change of all areas of the Pass. Currently, the valley is relatively undeveloped. However, preliminary plans have been developed for all of the private land holdings in the area. These plans include single family and multiple family residential, restaurants, hotels and motels, conference facilities and recreation. During the planning process, the idea of "community" became a common thread among the various committees. As future growth in the number of permanent residents was envisioned, the need for common community services, including commercial and personal services, became evident. The Summit is presently the hub of Pass activity; however, it may not have enough land for all future uses the community wants to see there. The north side of Exit 54 is viewed as another possible location for some of this development, due to its freeway access. The commercially designated property is crossed by Coal Creek in a northwest to southeast direction. A Forest Service road crosses the property perpendicular to the creek. Mardee Lake and its associated wetlands are located in the northeast corner of the property. The plan shows that the property could be developed in four commercial pods using the creek and the road as dividing lines. The two pods south of Coal Creek should be developed with highway commercial uses such as service stations, restaurants and motels. The development should be designed to take advantage of the site's visibility while respecting and protecting the alpine character and scenic beauty of the Pass. The two pods north of the creek could contain a broad mix of uses, including uses commonly found in a community shopping district such as food markets, drug and hardware stores and other retail. The development should be designed in a manner, which would use the existing road route as a "main street" rather than a through road. Pedestrian access and mobility should Kittitas County December 2016 Comprehensive Plan be an important design element. Views of the valley should provide a focus for site plan orientation. Commercial development in this area should not compromise the ecological integrity of Coal Creek. Special attention shall be given to maintaining the vegetation within areas along the riparian zone and preventing run-off of or enhancing contaminated storm water from adjacent parcels. A riparian buffer (with an average width of at least fifty feet, unless a larger one is required by Kittitas County) shall be used for commercial development in this location. Particular care shall be taken to ensure that the architectural design and signage of commercial structures in these areas be compatible with the scenic, visual integrity of the I-90 National Scenic Byway corridor. East of the commercial area is a steep ridge of rock outcrop and old growth forest. The plan designates this area for limited commercial lodging use and recommends that site planning cluster buildings in small pockets on the parcel where soil and slope are suitable for construction. Development shall be sited to screen the structures from view of I-90, with no disturbance of steep slope and ecologically sensitive areas. Old-growth timber shall be preserved except where necessary for construction, and included within site plans and lots as much as possible. The remainder of the site should be preserved as open space. Care shall be taken to minimize removal of old growth timber and to screen the lodging elements from view of I-90. In no case shall construction result in increased slope instability or erosion in the area, or disturb ecologically sensitive areas, such as Mardee Lake and its associated wetlands. North of the proposed commercial area, the U.S. Forest Service manages Section 10, which the plan designates as Active Recreation. This land has been partially logged, and the topography of the southern half of the site is suitable for development as a golf course. While a golf course would provide a much needed recreational facility for non-winter seasons and would provide Nordic skiing in the winter, these uses are not currently contemplated by the Forest Service in the SPAMA. The community will continue to monitor updates to the plan and provide input on any proposed changes to the use of this area. Lying to the east of Section 10 is a Section of privately owned land, which is, designated Residential. The area is bisected on the diagonal by Gold Creek. Development plans for the majority of the property should reserve a substantial open space greenbelt on both sides of the creek. Development should be clustered on the site to take advantage of views and conserve natural vegetation. The residential development should be planned with the highest degree of sensitivity to the aesthetic values of the area and the preservation and enhancement of wildlife habitat. 3.7.7 Subarea E Land Use Plan Development in Subarea E is clustered near Exit 54. Uses range from single family residences to public utilities. The WSDOT highway facility and the Snoqualmie Pass Sewer and Water District's sewage treatment plant are designated Light Industrial, as is a partially vacant area west of the Kittitas County December 2016 Comprehensive Plan WSDOT property. This is the only Light Industrial classification on the Pass and it is intended to recognize the existing uses and provide a small area for other light manufacturing activities. Approximately 17 acres between the sewage treatment plant and Keechelus Lake is proposed in the plan as commercial lodging. The site's location and characteristics may make it well suited for a Recreational Vehicle park, a facility which the Pass is currently lacking. The majority of the Hyak subarea is used for recreation, including alpine and Nordic skiing, mountain biking, hiking and water sports. The Summit East Ski Area plans to expand considerably the area available for alpine skiing by constructing an additional chair lift to higher elevations. 4. Open Space and Critical Areas 4.1 Scenic Vistas and View Corridors The grandeur of the North Cascade Mountains is equal to that of any other range in North America. And Snoqualmie Pass, because of intersecting valleys at the summit, provides a unique combination of vistas, from a looming “up-close” view of Guye Peak, to the distant view, up Gold Creek Valley, of Chikamin Peak. There can be no doubt that mountain scenery, and the visual and physical open space it provides, is an important asset to the Snoqualmie Pass community that needs protection and enhancement. There are several ways to approach scenic vistas and view corridors, including: 1. Address the issue at ground level; that is, protect the sight-line of the viewer at a specific location (i.e., a view point or residence); 2. Protect the “content” of the view; that is, control activities that occur in the view corridor or vista so that the quality of the view is not reduced. Obvious activities include logging and utility right-of-way swaths; more subtle intrusions would include reflective satellite dishes or roofing material, or bright night lighting; or 3. Encourage that full advantage is taken of the view in a given facility’s design. This should occur in site design, building and village design, and in the location of parks and scenic view points. Developing regulations for the first approach would be difficult in any circumstance because it often involves protecting the assets of one property to the detriment of another. The protection of individual views from home sites is most effectively accomplished during site design, when lots and building envelopes can be staggered or stepped in a way that optimizes the view for everyone, rather than maximizing it for the few. View corridors and scenic vistas should always be considered in the design review process. Because of a combination of rugged terrain and Federal ownership, the very disturbing activity of ridge-top development will not occur, as it has in area of less rugged terrain in eastern Washington. The SPAMA plan will benefit the Pass over the long-run, if it can prevent further Kittitas County December 2016 Comprehensive Plan logging activity, which is the most destructive activity in terms of scenic vistas and views. Nonetheless, the design review process could help ensure that site design is sensitive to: impacts to neighboring properties and optimization of individual view potential, which will benefit the project owners, neighbors and the public. The third approach should be obvious, but occasionally site designers looking down and do not consider the specific and unique attributes of a site. This attention to detail is important in both site design and building design. The sample of scenic views and vistas, which is included in this section identifies only views from publicly accessible property. There are undoubtedly other vistas from private homes and properties that are equally spectacular. Scenic views and view corridors should be a primary consideration. Individual projects should consider the impacts their actions have on others in regards to views. 4.1.1 Goals and Objectives IV.1 Goal: Develop a Pass image, which creates strong sense of community, scenic beauty, and recreational opportunity. Objective: Planning policies should provide a land use framework, which maintains the highest level of integrity of the alpine environment, while meeting the needs of the residents and visitors, which live, work and recreate at the Pass. IV.2 Goal: Identify uses complementary with Open Space/Critical Areas goals and objectives. IV.3 Goal: Develop an implementation strategy for preserving and incorporating open space and critical areas into the community plan. Objectives: 1. Vegetative buffers should be required between different uses and along trails and roadways. 2. Green belt areas should be designated between clustered uses. 3. Well designed entry ways to new developments should be encouraged. 4. Plans should be developed which will preserve or enhance native flora, fauna and sensitive areas. 5. Implementation approaches should include: a. Development of an inventory of indigenous plants to be used in new landscaping. b. Encourage project covenants, conditions & restrictions to include open space/critical areas guidelines. c. Work to create an incentive system for preserving open spaces and critical areas. Kittitas County December 2016 Comprehensive Plan IV.4 Goal: Policies and regulations should be developed which recognize the special requirements of critical areas, as defined by Kittitas and King Counties, in the mountain environment of the Pass. Critical areas include: a. Wetlands; b. Areas with a critical recharging effect on aquifers used for potable water; c. Fish and wildlife habitat conservation areas; d. Streams, rivers and lakes; e. Frequently flooded areas; and f. Geologically hazardous areas. IV.5 Goal: There should be no net loss of wetland habitat. IV.6 Goal: Have appropriate agencies identify the functional characteristics of wetlands, which may be impacted by development or human intrusion. Objectives: 1. Identify the existing or potential use of the wetland as a surface-water or groundwater supply and the extent to which the area serves as a recharge area or purifier of surface water or groundwater. 2. Identify the wetlands function as part of the natural drainage system for the watershed and its importance in preventing flooding, leaching, erosion or otherwise affecting water quality. 3. Assess the importance of the wetland habitat as a natural wildlife feeding or breeding area and if there is a rare or unusual concentration of botanical species. 4. Assess the existing, potential or allowed use of the wetland areas for recreational purposes and their importance as open space. IV.7 Goal: Wetlands shall be managed in accordance with the latest Federal and Washington State regulations and guidelines. IV.8 Goal: Natural wetlands of irreplaceable high quality as habitat and open space should be preserved and protected. IV.9 Goal: Mitigation strategies should be developed and required of all development to assure no net loss of wetlands and no loss of high quality natural wetlands. Objective: Wetland management, protection or mitigation should be implemented according to applicable laws. IV.10 Goal: Ensure the purity of Pass drinking water by identifying critical aquifer recharge areas and instituting policies, which prevent surface and groundwater degradation. Kittitas County December 2016 Comprehensive Plan IV.11 Goal: Protect fish and wildlife habitat areas, including habitat corridors, migration routes, ponds, streams, and breeding and nesting areas. Objectives: 1. Manage land development and recreational activities to protect habitat from human intrusion, including noise, particularly during critical periods of breeding, nesting and migration. 2. Enhance and improve wildlife habitat and habitat corridors, which may be disturbed or disrupted by development. IV.12 Goal: Preserve the natural function of the floodplain and floodway, recognizing that the historic flooding characteristic of mountain streams and rivers varies due to upstream landslides, debris buildup, steep upstream gradients and impermeable soils. Objective: Avoid construction in the floodplain or floodway of structures which could interfere with the flow of flood water or result in the destruction of private property or danger to human safety. IV.13 Goal: The quality and integrity of existing riparian corridors should be preserved. Objectives: 1. Identify and classify riparian corridors based upon their existing or potential habitat quality and diversity, importance to the drainage system of the watershed and recreational potential. 2. Establish riparian management zones including buffer and setback requirements, and vegetation preservation requirements within the setbacks and buffers. 3. Encourage non-structural bank stabilization techniques emphasizing bio-engineering. IV.14 Goal: Restrict development in geologically hazardous areas including areas, which are subject to erosion, landslide, avalanche or subsidence. Objectives: 1. Modification of natural terrain and removal of natural vegetation should be minimized. Large flat building pads should be avoided in favor of terraced or piered structures. 2. Consideration should be given to the geological stability of the soil and slope well above and below a proposed building site, including the vulnerability of the site to avalanches or debris deposition in periods of rapid water runoff. 3. Disturbed terrain should be restored and revegetated as soon as feasible. Restoration should conform to the natural surface relief. Straight steep planes in cuts should be avoided. Natural drainage channels and swales should be restored. Kittitas County December 2016 Comprehensive Plan 4. Road and trail construction should follow topography as much as feasible to reduce the need for excavation and fills. Cuts and fills should be stabilized and regraded to resemble natural terrain, or terraced, rather than restrained with straight walls or bulkheads. 5. Site specific geotechnical information should be required for construction on slopes greater than 3:1. IV.15 Goal: Identify the "viewshed;" that is, scenic areas, which are visible from places of frequent human activity. IV.16 Goal: Important scenic views and viewlines should be identified, preserved and, where appropriate, enhanced. Objectives: 1. The enhancement of the island area in Keechelus Lake should be strongly encouraged, to enhance the wildlife habitat and visual quality of the lake. 2. Where appropriate, a program of thinning or removal of vegetation in view corridors should be considered. 3. Careful site planning should consider the impact of the placement and height of new structures on views from adjacent developed properties and public roads and trails. 4. The removal of vegetation for view enhancement should be balanced with the aesthetic and environmental importance of maintaining natural vegetation and open spaces. 5. Development of hillsides should be designed to respect and conform to the natural terrain so as to not be visually intrusive. 6. Where feasible, forestry practices which seek to replicate natural processes, enhance wildlife habitat, conserve biodiversity and blend with the surrounding landscape should be employed in viewshed areas. IV.17 Goal: Categorize and map type and extent of vegetative ground cover within the viewshed. IV.18 Goal: Identify and map current uses within the viewshed. Objective: Incorporate by reference the U.S. Forest Service Plans; public and private forest management plans; public and private recreation plans; Alpine Lakes Protection Society management plan. IV.19 Goal: Identify current and future management and use activities within the viewshed, including, but not limited to year round recreational uses; forest management; habitat preservation; commercial and residential development, and; viewshed enhancement. IV.20 Goal: Identify areas of viewshed challenges where the attainment of other goals and objectives within the planning area may impact viewshed quality. Objective: Kittitas County December 2016 Comprehensive Plan Resolve challenges by encouraging practices, which maintain and/or enhance the visual quality of the viewshed. Such practices should include, but not be limited to, the following: a. Retention of existing vegetation and natural features. b. Vegetative buffers around active uses such as recreation, commercial and residential development, and forest harvesting. c. Forest management practices, which protect and/or improve the viewshed quality while recognizing intended long term commercial forest practices. d. Public and private recreational activities, which protect and/or improve the viewshed quality while recognizing the intended public benefit of the recreational use. e. Restoration of impacted lands within the viewshed to provide year round aesthetic quality. f. Any timber harvesting within the viewshed should be thoughtfully planned and include innovative strategies to achieve the above listed goals. IV.21 Goal: Identify potential land exchanges, which will ensure the long term protection of viewshed quality. IV.22 Goal: Prevent, in the long-term and short-term, the degradation of air quality in the Pass area. Objectives: 1. Codes, covenants and restrictions in new developments should require the installation of wood stoves and fireplaces, which minimize the introduction of pollutants into the air. 2. Educational material should be developed and distributed which explains the impact of temperature inversion on air quality and the typical weather conditions in which inversions occur. 3. Voluntary restraint from wood burning should be strongly encouraged, particularly in valley floors where the impact of temperature inversions is most severe. 4. In designing and implementing strategies to encourage the sensible use and control of all air pollution sources at the Pass, the assistance of staff from regional air quality control authorities should be sought. IV.23 Goal: Prevent or reduce the intrusion of sources of high noise levels into the Pass area. Objectives: 1. Options for altering the jet flight pattern for high speed, low altitude military maneuvers in Gold Creek Valley should be researched. 2. The use of non-muffled compression brakes on Interstate 90 should be prohibited. (???) Kittitas County December 2016 Comprehensive Plan 4.1.2 Open Space and Critical Areas Recommended Actions 1. The EDLU Committee should work with Kittitas and King Counties to insure clearing and grading regulations restrict such activities prior to site plan approval. 2. The Committee should enlist the assistance of appropriate agencies and knowledgeable individuals to further identify highly sensitive environmental areas including high quality wetlands and riparian corridors, old growth forests, sensitive wildlife habitats and wildlife corridors. The Committee should review the Counties' critical areas maps and regulations to ensure that these sensitive areas are adequately identified and protected, considering the special requirements of the mountain environment. 3. Working with the CDA Committee and the Mountains to Sound Greenway Trust, the EDLU Committee should identify the significant view-shed areas of the Pass and recommend actions to protect or enhance their visual quality. 4. The EDLU Committee should work with the Forest Service, Mountains to Sound, the Mountaineers and others to identify funding sources for the planning and implementation of a system of open space trail corridors which will provide functional transportation alternatives, recreational opportunities, visual enhancement, and preservation of sensitive and unique areas. 5. The Committee should provide recommendations, assistance and support for potential land exchanges, which will protect open space and sensitive areas on the Pass. 6. The Committee should seek assistance to prepare an informational brochure for distribution to all Pass residents which explains the typical weather conditions under which temperature inversions occur and encourages voluntary restraint or limitation of wood burning during these conditions. The Committee should seek the assistance of staff from regional air quality control authorities to develop and implement this and other strategies to encourage the sensible use and control of air pollution sources at the Pass. 5. Recreation The Snoqualmie Pass area contains many outstanding recreational opportunities, including both active and passive activities. Recreation opportunities include: downhill skiing and snowboarding (four areas) cross-country skiing (including 56 kilometers of trails within the ski areas) sledding, tubing and snowshoe activities mountain biking hiking (many trails, including Iron Horse State Park, John Wayne/ Pacific Crest Trails, and many well-known day trip and overnight hikes) fishing Kittitas County December 2016 Comprehensive Plan boating bird and wildlife watching sightseeing The amount of available recreation is unmatched anywhere else in the State, and is remarkable not only for its diversity, but also for its close proximity to a major metropolitan area and ease of access via I-90. 5.1.1 Goals and Objectives V.1 Goal: Encourage the development of all-season, multi-option recreational facilities on public and private land. Facilitate the cooperation and coordination of planning and development activities of public agencies and private land owners. V.2 Goal: Encourage the development of a Visitor Information Center to inform and educate the public about the areas recreational opportunities. V.3 Goal: Develop an integrated public/private trail system, which provides recreational opportunities and connects recreational areas with other uses. Objectives: 1. Connect village or activity centers to surrounding residential and recreational areas with trails developed in green belts and open space areas. 2. Incorporate educational, cultural, historical and environmental self-guided tours. 3. Provide sufficient trail width and/or other means for multiple uses (e.g., biking, walking, jogging, and cross country skiing). 4. Prohibit the use of off-road motorized vehicles on multi use trails. Limit the use of snowmobiles to appropriate areas. 5. Prohibit the use of firearms in areas where other forms of recreation are accommodated or encouraged. 6. Expand the existing mountain biking trail system. 7. Provide a separate equestrian trail system. 8. Site trails away from wildlife corridors and archaeologically important areas. V.4 Goal: Encourage careful, consistent, multi-season development of ski areas comprising The Pass complex. Facilitate the expansion and upgrading of existing facilities - including, but not limited to, properties conveniently attainable from the existing facilities - thereby providing improved recreational opportunities in a manner consistent with the applicable Master Plan in effect for The Pass ski area. Objectives: Kittitas County December 2016 Comprehensive Plan 1. Develop base facilities into all-season, multi-use complexes. 2. Encourage upgrade of existing facilities to properly accommodate present and future demand. 3. Provide additional recreational opportunities to local and statewide recreational users. 4. Encourage aesthetically and environmentally sound development of chairlift placement, alpine and Nordic trails, runs and summer use to be compatible with view-sheds and other recreational uses. 5. Encourage development of extensive summer use trail networks to harmoniously accommodate hikers/sightseers, mountain biking and equestrian use. 6. Encourage adoption of the ski areas for multi-use by those with disabilities. 7. Provide alternative, non-fee based winter use, which is in harmony with other winter recreation uses such as back country access through USFS permitted areas. V.5 Goal: Provide open space for properly managed festivals, cultural events, theater, athletic events and formal public parks. Such open space and events should be appropriately scaled to be harmonious with the mountain environment and its other recreation attributes. The following issues should be addressed: a. Traffic impact; b. Sound impact; c. Effective event and off-site security; d. Sufficient event parking and spill-over parking in controlled areas; e. Litter control and clean-up; f. Overnight camping only in legal camping areas; g. Sufficient community support services (e.g. medical, fire); h. Sufficient sanitation capacity; i. Adequate provisions for safe pedestrian routes; and, j. Should not impair or reduce the natural setting. V.6 Goal: Encourage the development of a "village center" within which cultural and community uses and activities can be clustered. V.7 Goal: Analyze the potential of Keechelus Lake as a boating, fishing, swimming/beach area. The feasibility of removing the stumps from the lake should be investigated. Encourage Federal, State and local agencies to develop a management plan which optimizes the recreational opportunities of the lake. V.8 Goal: Create an identity, which promotes the recognition of the Pass as a unified, multiple use recreation and resort area. Objectives: Kittitas County December 2016 Comprehensive Plan 1. Marketing efforts should be combined so as to reach the broadest possible audience. 2. An incentive program should encourage resort owners and operators to provide joint recreational access to all Pass visitors. 3. Physical access should be improved between recreational facilities and areas, including joint easements, crossover trails, access for disabled persons, etc. V.9 Goal: Work with public and private historical/cultural groups to identify events and locales of significance in the evolution of the Pass area, and recognize the importance of history and culture as a recreational asset. 6. Transportation and Circulation Some of the most important issues to the Pass community entail transportation issues. Two of the most important are: Restriction of Trucks/Truck Parking on SR 906 Trucks and truck parking on SR 906 were identified as the most pressing transportation issues by respondents to the community survey. There is a very strong sentiment among Pass residents that trucks should be prohibited completely from SR 906 between Exit 52 and Exit 54 and that no alternative sites for truck parking should be provided. Safety for pedestrians and local traffic, as well as the aesthetic detriment, were among the reasons that the community wants truck parking removed from the highway. Even though the community perceives SR 906 as a year-round recreational highway, WSDOT does not feel it should restrict “commercial combinations” from SR 906 in the same manner as they currently do in the summer on SR821 (Canyon Road) in Yakima County, as truckers are coming to destinations on SR906, not just passing through as they do on SR821. Truck drivers stop at the summit for a variety of reasons: the need to sleep or rest; restroom stops; stops for meals. Some drivers prefer the Pass in the summer because it is cooler than down in the lower areas. Fewer drivers stop in the winter, because of the possibility of getting stuck at the Pass. However, trucks do stop in the winter, and some get boxed in by private vehicles. If trucks cannot be prohibited from SR906, providing an alternative location, or an actual rest area, for trucks is a must. Truck parking on the shoulders of SR906, as currently exists, is intolerable to the community because of past accidents and recurring near misses, as well as the very disrupting effect on the scenic mountain environment. WSDOT should continue to work with the community to identify means to reduce or eliminate truck parking on SR906. If, notwithstanding the community’s wishes, trucks cannot be prohibited from SR 906, cooperative planning efforts among WSDOT, the Forest Service and the community towards selecting an alternative truck parking site and developing an implementation plan would be a significant step towards the elimination of the serious problem of truck parking on SR-906. Kittitas County December 2016 Comprehensive Plan 6.1.1 Pass Closures and Pass Access Interstate 90 was closed 66 times between the summer of 1996 and the summer of 1997 alone. Forty five of these closures where due to an avalanche or avalanche control. While recent closure numbers have been down, some of the closure durations were very significant. I-90 road closures are determined and regulated by (WSDOT) in coordination with the Washington State Patrol (WSP). WSDOT and WSP will close I-90 when there is a serious safety concern for the motorist. Typically, closures occur all the way from North Bend to Cle Elum, but each situation is evaluated to determine the level of closure required. Closure of the road has an economic and social impact on the Pass community, and is particularly frustrating to skiers and residents alike when eastbound traffic is prohibited from reaching the summit when the safety hazards occur east of Exit 54. While WSDOT and the State Patrol may allow access during closures, there is no adopted plan or policy that accommodates Pass residents and businesses. While such a plan would not eliminate all future inconvenience, it would provide some certainty of access for Pass residents. In the meantime, Pass residents have established a good working relationship with a member of WSP, who helps residents get home, when it is safe, during I-90 closures. The residents meet in North Bend, and then are led by caravan to the pass by uniformed officers. This was a new arrangement in the winter of 1998/1999. However, one officer cannot be on duty at all hours. WSDOT should work with the community, through SNOPAC, and WSP to prepare a Closure/Access plan which includes a system whereby residents can be identified easily and allowed access to at least Exit 52 (eastbound) when safe. 6.1.2 Transportation Study A transportation study was prepared as part of this planning effort and is available as a separate document. The study includes background information and descriptions of existing conditions, and includes trip generation based on the allocation of land uses for the years 2005 and 2015 as briefly described in the Land Use section. This section presents a summary of the transportation findings for future conditions, recommendations for improvements that may be necessary to mitigate growth impacts, and improvements that could presently be made to mitigate existing problems. The computer traffic model used in analyzing conditions at the Pass distributes and assigns traffic to area intersections and roadways. The modeling program is supplied the trip generation information, through-traffic volumes on area roadways (in this case, I-90), information on relative land use locations, and "network” information - capacity, where the roads are, and how many lanes per road. The model programmer also provides information on average observed speeds, congestion points, stop sign or signal locations, and other data needed to run the traffic model. For this project, the program also included information to restrict traffic flow due to adverse weather conditions. This is done by reducing the capacity (ability of cars to flow) on each road Kittitas County December 2016 Comprehensive Plan segment, through each intersection, and on the freeway ramps. The main purpose in this modeling exercise was to determine two sets of information: (1) How much traffic would be on each road segment for different scenarios and different years; and (2) How would the additional traffic affect speeds on road segments. The model identified important information on several matters: 1. Queuing problems may occur on Exit 54, westbound, in 2015 (depending on the level of development in this sub-area) 2. Queuing problems may occur on Exit 53 as well, in 2015. 3. Speeds may be very low (below 10 mph) on SR-906 northbound between Summit Central and Exit 53. 4. Speeds on 1-90 over the summit may drop to 50 mph by 2015. 5. Congestion will worsen on SR-906 between Exits 52 and 53. The expected volume in the peak hours would be greater than the capacity of a two-lane road. 6. Building a frontage road on the east side of 1-90 would not result in significant time savings for residents. The model was run for both 2005 and 2015. Conditions were modeled for higher and lower housing development (please see the Land Use section of the Plan). The differences in operating conditions under these scenarios was not significant from those conditions under the “Planning Projections”. These model results, coupled with our observations of pedestrian and parking activities, result in the following proposals to improve traffic flow at Snoqualmie Pass now and in the future. Most of these proposals are based on better management, rather than built improvements. 6.1.3 Improving Traffic Operations - Physical Improvements As traffic levels increase, congestion will rise and travel speeds will fall. The Pass area already suffers from traffic congestion on busy winter weekends. The following sections outline improvements that should ease traffic congestion now, and help alleviate problems in the future. 1) Realigned SR-906 at Summit Central Booth Creek Holdings has included a realigned SR-906 in their Master Plan for The Summit at Snoqualmie. SR-906 would be moved so it lay outside the Summit Central parking area. This is intended to remove the current conflict between skiers and pedestrians. Now, all skiers have to cross SR-906 to reach the lifts (except those parking along the southwest side of SR-906). The proposed realignment would bend around to the north of the parking. A few sharp bends would be created in SR-906. This could create some safety and operational issues. Drivers would have to negotiate sharper curves under snow and ice conditions. Plowing may become more difficult. The high snow banks created by the plows, combined with the curves, may create sight distance problems. Kittitas County December 2016 Comprehensive Plan The road, as proposed, creates an “oxbow”, which would not meet WSDOT Design Guidelines. In order for the change to proceed, one of the following must happen: (a) Another entity could take over jurisdiction of the road, such as Kittitas County; the road would then have to meet design standards for the County; or (b) The proposed realignment could be designed in such a way that it meets WSDOT standards; however, this may not be possible; or (c) a variance would have to be granted by WSDOT. A combination of measures (b) and (c) would most likely allow the improvement to be built. The road should be designed to smooth out the curves and bring the road as close as possible to WSDOT standards. If WSDOT still has concerns, then the ski area should apply for a variance. It is understood that the ski area intends to fund the engineering, design and construction of the improvement. Sufficient time for review and approval by WSDOT should be included in the schedule for the project. WSDOT approvals can take from 6 to 18 months. The road design should include a 40 mph design speed, and maintain adequate snow storage. 2) Alternative Alignment of SR-906 at Summit West It might be possible to realign SR-906 in the area of Summit West to the northeast, so it lies closer to 1-90. Land swaps or right-of-way acquisition might be involved. Doing so would provide and opportunity to develop a “village” master plan that would integrate parking, access and direct pedestrian connections between the ski base and the commercial areas. This idea has several advantages: Reducing vehicular/pedestrian conflicts by removing most road crossing activity; creating additional areas for parking; making shared ski/commercial use of commercial parking areas feasible; and reducing traffic conflicts on SR-906 for Summit West parking. Several issues would need to be investigated, including: Right-of-way, slope and road grade issues, impacts to existing commercial development, visual impacts on the I-90 scenic corridor and funding. If other measures do not solve the traffic and parking problems on SR-906, this alternative could be re-considered; however, a brief initial review indicates that the cost of such a project makes it unfeasible. Accordingly, it will not be considered further or relied upon to solve existing problems at the Pass. 3) Improvements at Exit 53 underpass/SR-906 Intersection By 2015, traffic in this area will become congested during peak ski arrival and departure times. Speeds could drop to just a few miles per hour. This will be frustrating for drivers, and would create a negative perception in their minds about their recreational experience. Manual traffic control could help with this problem. If drivers leaving the area can flow freely onto 1-90, congestion would be reduced. Those arriving in the morning should be able to flow freely onto SR-906.Manual traffic controls should be tested in the field before becoming policy. Allowing greater movement for off-ramp traffic could create delay problem on SR-906 as it Kittitas County December 2016 Comprehensive Plan approaches the intersection. Cost and liability issues relating to manual traffic controls should also be investigated. Another option would be to increase the number of approach lanes at this intersection. For instance, the underpass road could be widened to one left turn lane, and one shared left- turn/right-turn lane. This would necessitate widening SR-906 south of Exit 53 for some distance. This may be possible within the existing pavement width. During snow conditions, pavement markings would not be seen, and so either overhead signage or manual traffic control would be needed to keep traffic flowing. 4) Improvements at Exits 53 and 54 As discussed under the model paragraph, there may be some operational problems at these two exits. The primary issue is traffic queuing on the off-ramps and spilling back onto the freeway. This also creates safety problems on 1-90. There are several possible measures for alleviating this problem. Each has issues associated with it. Install traffic signals at the westbound off-ramps of Exits 53 and 54. The signal might increase delay and queues for ramp traffic. The signals also might not work well under snow/ice conditions (the signal detectors don’t work well when covered in snow). The community may not feel comfortable installing signals, since they seem out of place in the rural/resort setting of the Pass. Finally, signals cost upwards of $150,000 to install, and must be maintained. One positive note: signals do tend to make it clear to drivers who has the right- of-way. Restripe the off-ramps to two lanes. As the ramps near their termini near the underpasses, the paved width is such that two lanes of traffic could be accommodated. The ramp could be restriped to one left turn lane, and one shared left/right lane. This would mean restriping the underpass road as well. This is probably feasible with the existing roadway width, although some additional paving may be required. If paving is required, then funding must be found. Some truck drivers park on the ramps and under the overpass. No parking would have to be enforced if two lanes are installed. Variable message signing on the freeway could warn westbound drivers of congested conditions at Exit 54, and direct them to Exit 53. This requires staff and incurs operation and maintenance costs. If Exit 53 is congested, drivers would need information in advance of Exit 54 so they could choose that exit instead. If both ramps are congested, then the VMS could only warn drivers of congested conditions. Since there are no westbound ramps at Exit 52, drivers would only have the choice of slowing for congestion, or bypassing the Summit area. Variable message signs would have to be monitored and updated as conditions change. Improvements to the intersection of SR-906 and Exit 53 could help, since southbound delays there may be spilling back and causing delay on the off-ramps. Please see discussion below. Manual traffic control at the off-ramps during peak times. Certified flaggers directing traffic to continue through might alleviate some delay. Kittitas County December 2016 Comprehensive Plan Improved signage may reduce delays. It may not be clear to drivers which way to turn to reach their destination. Signage along the ramp, and then near and at the terminus, would help drivers find their way. Signage would need to be designed and located so as to be visible under winter conditions. Signals are not recommended at this time. They probably would not be effective. Instituting the remaining measures would probably be most effective in reducing delay and congestion on the off-ramps. The variable message signing would have to be coordinated with the existing driver information system, and approved by WSDOT. Manual traffic control should be used initially on those days when activity will be high. With time, it may become evident that control is needed on a regular basis (e.g., every Saturday during the ski season). Better signage would be coordinated with and approved by WSDOT. Since the majority of peak hour traffic is associate with ski activity, the Summit at Snoqualmie should bear a proportional share of the costs of these measures. 5) New Eastside Frontage Road There has been some discussion in the past of building a new frontage road to the east of 1-90, to connect Exits 52, 53 and 54. Even in the most optimistic Land Use Allocation previously described does not result in traffic volumes that would warrant construction of a new roadway. If the road connected just Exits 52 and 53, it would be about one mile in length. A rough cost estimate would be about $2 million, assuming no significant structures (bridges) would be required. The section between Exits 53 and 54 would be even more expensive because it is a longer. Funding for such a roadway would be problematic, with little demonstrated demand and competition for funds with roads that would carry higher volumes of traffic. 6) Traffic and Parking Management Many of the congestion problems at the Pass can be ameliorated with better traffic and parking management. The following section discuss measures to improve traffic flow, increase parking efficiency, remove conflicts between pedestrians and cars, and provide better shuttle service for both skiers and residents. Many of these measures should be provided by the ski area in response to heightened skier traffic and parking. Summit West One of the primary problems on SR-906 is the conflict between pedestrians and cars. Currently, there are few pedestrian facilities. Pedestrians walk in and cross SR-906 at Summit West and Summit Central. The problems at Summit West are related to two activities: 1. People frequenting the restaurant/mini-mart, then crossing to the ski area. 2. Vehicles (especially trucks several vehicles deep) parking along SR-906. People cross SR-906 at will. There is no organized crossing point. This behavior constantly exposes pedestrians to safety problems. Drivers trying to traverse the area Kittitas County December 2016 Comprehensive Plan have to stop again and again for pedestrians. At night, the problem gets worse because pedestrians are less visible. For these reasons, some type of pedestrian walkway with marked driveways and pedestrian crossing(s) needs to be created. (Please see below for more discussion about enforcing parking restrictions). Simply removing the on-street parking at Summit West would exacerbate the parking shortage problem for skiers. More skiers would be trying to find fewer spaces, which could create even greater congestion around parking lots. Several remedies have been analyzed to alleviate this problem, but a workable solution remains to be found. When the ski area expands, additional parking will be provided. If sufficient parking is provided in lots, then the pedestrian/car conflict should be diminished. However, if skier visits increase beyond ski area parking capacity, or when more commercial development occurs on the north side of SR-906, pedestrian activity will increase and people will want to cross SR-906. To mitigate this problem, a pedestrian overpass or underpass could be created. Such structures are very costly, therefore it might be advisable to manage pedestrian crossings rather than build an overpass or underpass. The pedestrian control option, which would need to be finalized, is recommended at this time. The community and WSDOT can investigate federal funding for an overpass/underpass through the Puget Sound Regional Council and/or other sources. It may take several years to secure such funding, if it is ever available. Summit Central The problems at Summit Central are related to skiers having to cross the road to reach the lifts. As discussed above, the ski area may reroute SR-906 so that pedestrians do not need to cross the road to reach the lifts. In the meantime, several measures would help with pedestrian/vehicle conflicts: 1. Creating and enforcing a new 300' no-parking zone on SR-906 at the crossing. Cars parked on the road at Summit Central complicate the problem because pedestrians are harder to see as they come from behind parked cars and buses. 2. Active traffic and pedestrian control at the main crossing location, some of which is slated to be installed any time. On prior winter visits to Summit Central, traffic monitors have been observed standing in the middle of SR-906 at the crossing, but doing nothing in the way of assisting drivers or pedestrians. Drivers slow or stop because they don’t know what to do. Pedestrians stand on the sides waiting for direction. It is imperative that persons of authority, such as certified flaggers, control this crossing point. 3. Keeping the snow wall in place (at a reasonable height) so that pedestrians are encouraged to cross only at the crosswalk. If SR-906 is rerouted around Summit Central, on-street parking in this area of SR906 should become less of a problem. Kittitas County December 2016 Comprehensive Plan Silver Fir Base Area There are also skiers crossing the road at this area. However, the volume of both people and cars is low at this point, so conflicts should be manageable. Regardless of measures to minimize pedestrian crossing points, the ski area should provide separate pedestrian facilities so they can stay off of SR-906 and Alpental Road. It isn’t safe to have pedestrians on the road, especially when they are wearing ski boots, carrying equipment and trying to keep children under control. A separate path can be created for pedestrians paralleling the road. This may require purchase of special snow removal equipment. Pedestrian facilities will also be a necessary element of new commercial development. Providing more frequent shuttle service could also reduce pedestrian use of SR-906 and Alpental Road. 7) Signage SR-906 Overhead Signage It is difficult to discern what and where lanes exist on SR-906. If the road is intended to be used for more than two lanes, then confusion will increase when snow and ice cover lane markings. Strategic placement of one or two overhead signs with lane usage information would help reduce driver confusion on SR-906. These signs would indicate that the center lane is for turning traffic; and the lanes for access to and from parking lots and through traffic. Moveable Signs On-street signage is also needed. The ski area does use some signage now. However, it is largely ineffective because it generally cannot be seen. The signs are very small and are often either buried in snow or half covered with dirt thrown up by the plows. These are moveable signs, and they should be removed every night and replaced every morning. The signs also need to be checked throughout the day to see: 1. If they are still visible 2. If they are still meaningful 3. Whether more signage is needed. There is now a critical lack of signage directing drivers to parking areas. The use of moveable signs (e.g., on sawhorses) would help sort out some of the confusion for drivers on SR-906 and Alpental Road. Drivers should be directed to one parking area at a time at Summit West and Alpental. Signs help do this; once another area opens for parking, the signs are moved accordingly. Sufficient signage to close parking areas that are full would also help. The signs needs to be large enough and placed in such a manner that a driver can see the sign and keep going to the next lot without hesitating at the closed parking area. (Note: Although the “No Parking” spray painted in orange at Summit Central may be somewhat effective, we do not recommend this measure. It is primarily done to keep areas open for shuttle buses and charter bus parking. It is Kittitas County December 2016 Comprehensive Plan unattractive and may have environmental implications. It is only useful until the snow plows cover up the information.) WSDOT requires that moveable signs be located outside the SR-906 right-of-way, and cannot be used to direct traffic to Interstate 90. Moveable signs, whether permanent or temporary, should be professionally designed and manufactured and be consistent in design. “Hand-made” signs should be strongly discouraged. SR-906 at I-90 The signs directing drivers to 1-90 at Exit 53 are very small and become buried in the snow. Larger, tall signage or moveable signage would be better. Better signage would help reduce driver confusion about access to 1-90 at this location. This signage should be provided by WSDOT. 8) Snow Removal and Sanding/Plowing Snow plowing is a major issue at Snoqualmie Pass. WSDOT plows SR-906. To minimize conflict with parked cars and pedestrians, plowing is generally done between midnight and 8 am. Snow is stored along the roadway. In a cooperative arrangement with Booth Creek Holdings, the plowing provides for selected pedestrian crossings, parking along the highway and no-parking locations. Strictly from the standpoint of pedestrians and visibility to commercial areas in the vicinity of Summit West and Summit Central, it would be desirable to haul the snow rather than leave it along the roadway; however, snow hauling presents serious issues including: (a) Cost: Considerable heavy equipment and labor could be required, including loaders and dump trucks; (b) Location: There is currently no designated location for storing the hauled snow; and (c) environmental considerations for snow storage locations. While these issues are serious, they may not be insurmountable. A snow management plan that developed priorities and policies for when, where and how often snow removal would occur, could result in a strategy that utilized existing equipment and labor at times when snow plowing was not otherwise necessary. WSDOT, the ski area, and commercial business would have to agree on such a plan, including cost sharing arrangements, before it would be feasible. The ski area operators plow the Alpental access road. Apparently, in times past the time of plowing sometimes coincides with peak times of arriving traffic. As a matter of policy, this plowing should be done before peak traffic arrives. 9) Parking Future Parking Demand Total future peak parking demand is estimated at 5,814 vehicles. This parking demand relates to a typically busy Saturday. Parking demand on the very busiest days (e.g., Saturdays of holiday weekends) may be higher. Kittitas County December 2016 Comprehensive Plan The Summit at Snoqualmie Master Plan currently shows 39.9 acres of parking. This translates to about 4,948 parking spaces. This will not be enough parking to meet demand. As discussed above, on-street parking may not be available in the future. The parking spaces must also be allocated to demand. Currently, the Alpental area has the biggest parking problem. When the lots fill, drivers park along Alpental Road. This creates problems for plowing, cuts off emergency access and makes traffic flow very difficult. If the parking areas are not more efficiently managed than today, the parking areas will not be able to park even the 4,948 cars. Therefore, several measures are needed to mitigate parking problems. 1. Parking Management a. Provide enough parking in lots to accommodate peak demand. We recommend that room for 6,000 cars be provided to meet typically high demand. The ski area is currently amending their master plan to add parking. b. Provide parking at the demand location. This requires some thought by the ski area so that parking at each portal matches demand. Until permanent parking can be created, the ski area should investigate temporary parking locations to be utilized closer to the demand locations. c. Provide for off-site, overflow parking. This might take place at one of the Sno-Parks at either Hyak or Exit 38. These lots tend to be lightly used. Overflow parking would require additional shuttle service. d. Provide better overall shuttle service. Skiers should not have to wait more than 5 - 10 minutes for the shuttle. Longer waits encourage people to get in their cars and drive to another portal, which creates both parking and traffic problems. e. Emphasize parking management to provide excellent parking utilization. a. Parking lots should only be parked one at a time. In other words, all other lots are closed off until one lot fills. Then all traffic is directed to the next lot, and down the line. b. Provide enough parking staff to do the job right. For the large lots, the minimum would be 7 - 8 staff. Having enough people on hand allows those staff to get people efficiently into parking spaces, maximizes the number of cars possible in a lot, and makes the experience better for skiers. c. Traffic management into the parking areas is critical to success. SR-906 traffic should be directed by certified flaggers. To be effective, the flaggers must be aggressive in directing traffic. d. During busy times, have parking and traffic management staff on hand to manage egress activities. Waiting in a parking lot to exit is no fun, and creates a bad visitor experience. It also breeds frustration in drivers, who may then exhibit poor driving behavior on exiting the lot. Kittitas County December 2016 Comprehensive Plan f. The Summit and those who develop the commercial area should work together to maximize parking efficiency. It is likely that most people visiting the commercial areas during the winter will also be skiing. The total parking demand for all activities should be determined, so that all lots can be used effectively to ensure sufficient parking for the Pass. g. Expand on programs that bring skiers to the area on buses. h. Reward high occupancy vehicles. Those arriving four or more to a vehicle might receive one free ski pass, reduced passes for the day, or preferential parking areas. Scrip for these can be given by the parking lot monitors, who will be able to tell how many people are arriving per car. i. Organize parking activities in the Summit West lot. This lot is so large that people tend to park haphazardly. If enough staff are present, with tools such as signage and traffic cones, it will help better direct drivers to spaces. j. Create and implement an actual parking management plan, which spells out in detail who needs to be where, when. This plan could have levels for dealing with slow days, busy days and peak days. This plan should be created in advance of the season, tested, and revised as needed. 10) Enforcing No-Parking on SR-906 From the end of the commercial area to south of the intersection of SR906/Exit 53 underpass, there are “No Parking” signs posted. There are other limited locations where the road is posted for no parking, primarily in the areas around shuffle bus stops. On limited access roadways, such as 1-90, no parking is allowed. This restriction extends to the on- and off-ramps. Washington State Patrol continues to heavily enforce the no parking restrictions on I-90 and other limited access roads. The Patrol feels that truck drivers are parking on ramps to avoid competing for spaces at formal truck stops (which tend to fill up early), and to try and get a competitive advantage (get on the road faster).Truck violations such as ramp parking are typically enforced by Commercial Vehicle Officers of the Washington State Patrol. These officers differ from Troopers in that they concentrate their efforts on commercial vehicles, and carry special equipment for dealing with truck enforcement. Any State Patrol officer can enforce the Commercial Vehicle code. It is legal to safely park on some State facilities in unincorporated areas, including SR906 (though some of this road has been previously marked as “no parking from midnight to 8am). However, if drivers park at night on these facilities, they must leave at least their parking lights on for safety. This applies to passenger vehicles and trucks. (Information from Officer Brown, Commercial Vehicle Enforcement Officer, WSP.) It should be noted that police power enables Troopers to curtail any activity they feel presents a safety problem. This could extend to something like vegetation growing in sight triangles, trucks blocking traffic flow, or parking in areas that may not be posted no parking but where the parking is creating a problem. Kittitas County December 2016 Comprehensive Plan From the stand point of public safety and aesthetics, it may be in the best interest of the community and visitors to make all parking along the road illegal. Removing parking from the highway would result in a significant net loss of parking during the ski season. However, prohibiting “commercial combinations” from using SR906 would significantly improve public safety and aesthetics. (The problems with this approach were discussed in more detail earlier.) The community will need to continue working with the Washington State Patrol and Washington State Department of Transportation in resolving parking issues on area roadways. Parking restrictions must be enforced, which may mean additional manpower by the Washington State Patrol during peak parking demand days during the winter and summer. In the long run, the best way to resolve on-street parking problems may be a combination of providing sufficient off- street parking, revising SR906 so there is no room for parking, and realigning SR906 at Summit Central so there is no advantage in parking along the road. All of these measures are discussed in other sections of the plan. 11) Drop-Off Areas As the drop-off areas are generally within the parking lots, they are included here. The current drop-off areas are not big enough for the level of activity. As the Summit at Snoqualmie works to increase its skiing levels, better drop-off areas will become more important. Given its proximity to the Central Puget Sound, many parents drop off kids in the morning and go home, returning in the afternoon. The Alpental ski school drop off area is a significant problem. The lot is often full of parked cars to the point that cars cannot circulate through to drop off and pick up. Small children dart out from behind parked cars into moving traffic. The lot should be redesigned so the front area is only used for drop-off and pick up. The area needs strict enforcement (people park in it now). The drop-off area should be expanded. All ski school lots should be quite large to accommodate both drop off and parking demand. Parking monitors not only need to efficiently direct traffic to parking areas, they also need to efficiently direct drop-off activity. Having separate entering lanes for drop-off vehicles would help. Signage will also help sort out traffic. Managing traffic in the afternoon will also help with pick up activities. Now, cars leave the lots in all lanes, so entering traffic must wait on SR-906 to enter the lots. Traffic and parking staff must keep one entering lane open to accommodate pick up activities. 12) Emergency Access At times, Alpental Road becomes almost impassable due to cars parked on the road. The road is not wide enough for parking and two way traffic. This creates problems for emergency access. Parking along Alpental Road should be strictly forbidden, and it must be enforced. Violators should be towed. However, the ski area must also provide enough parking and good shuttle service so that skiers aren’t forced to park on the road. Kittitas County December 2016 Comprehensive Plan Occasionally in the past, Alpental Road would not be plowed or sanded until after the lifts open. Cars go off the road and block access, including emergency access. The road should be plowed and sanded at least an hour before the lifts open, and kept in good condition throughout the day. 13) Shuttle Bus More frequent service would make the shuttle bus more attractive to skiers. It would also become useful to residents, who might not have to use their car for all activities. A 5 to 10 minute headway for shuttle service is desirable. At 10 minute headways, the average wait time is 5 minutes. Any longer than this is uncomfortable for passengers, especially in the cold and snow. This may require additional vehicles. The Summit at Snoqualmie could work with Metro or other providers to use fleet buses on the weekend, when other demand is at the lowest. Metro has both full sized coaches and small, 18-passenger coaches. Analysis of the number of vehicles needed to meet policy headways should be undertaken. Shuttle services should be expanded to run to overflow lots on busy days. Since this won’t happen every weekend, a plan to rent shuttle services might work for serving these lots (e.g., contracting with Metro, Super Shuttle or another provider). The shuttle drop-off areas should be expanded so the shuttles can get out of the traffic flow. Shuttle stops should be carefully considered near Summit West, both to minimize walking distance to the bus and so stops can be placed where the road has available plowed width. 14) Future Improvements to I-90 For years, Washington State Department of Transportation has been trying to find a way to widen 1-90 east of Exit 54. The passage of I-695 and the current road alignment (between steep slopes and the lake) make widening problematic. The State Highway System Plan, 1999 - 2018 (Washington State Department of Transportation, January, 1998) lists two projects for I-90 in the Financially Constrained Mobility Strategies. This would have ordinarily indicate that, by using the historical revenue trends before I-695 and projecting them out, these projects have a chance of being funded in the next 20 years. However, unless another initiative passes making more road funding available, the current situation is that many other higher rated (from a need standpoint) projects are unfunded, leaving these projects in limbo: (A) Milepost 55.49 to 67.29, Gold Creek to Easton Hill: Corridor design and environmental design. Estimated cost range: $2 - $2.6 million; and (B) Milepost 59.79 to 63.53, Resort Creek to Cabin Creek Road: Widen to six lanes. Estimated cost range: $38.8 - $54.4 million. In another section of the Highway System Plan are listed those projects that were excluded. These projects did not have funding, or could not be feasibly funded, given expected revenue for the next 20 years, which is even less now than before. The excluded projects for 1-90 include widening of 1-90 east of milepost 67.46 (Easton Hill), and this project: (C) Milepost 55.16 to 59.79, Hyak to Resort Creek: Widen to 6 lanes, snowshed widening not included in cost estimate. Cost estimate: $103 - 133.9 million. At over $11 million per lane mile, it is not Kittitas County December 2016 Comprehensive Plan surprising that this project did not make the Financially Constrained Mobility list. However, extension of the snow shed may occur. This project falls under another category of the Plan: Economic Initiative Strategies. The cost estimate to extend and widen the shed is $20 - $26 million. About $960 million of the total $1.09 billion worth of Economic Initiative Strategy projects were in the Financially Constrained Plan. This contrasts with the Mobility Strategies, where only about $7 billion of the total $29 billion in improvements could receive funding. Therefore, before I-695 there was a chance the snow shed project would go forward, but little hope for the widening of 1-90 along the lake. Expanding and widening the snow shed may reduce the number of Pass closures. This action, combined with improvements in communication between residents and WSP, may reduce Pass access problems during the winter. WSDOT should be encouraged to develop a project that becomes part of the State Highway System Plan, probably under the Safety Improvements or Economic Initiative category. This project would provide formal status for resolving the access issue not just for residents, but also for those wishing to access the ski area or cross over the Pass. The only certain thing regarding highway funding is its continued uncertainty. Watch pending referendums and initiatives in this and coming years to keep current on the status of highway funding in the State of Washington. 6.1.4 Goals and Objectives Goal: Provide for transportation methods which are safe and serve the residential, recreation, cultural, economic and emergency needs of the area while reducing internal automobile travel and encouraging pedestrian, bicycle and ski circulation within the community. Objectives: 1. Adequate circulation for residents should be provided, even during times of heavy visitor traffic. 2. All transportation corridors, from walkways to roadways should take into account the safety aspects of falling and accumulating snow. 3. Parking along SR 906 should be controlled and coordinated to increase pedestrian safety. Additional off-street parking alternatives should be identified and implemented. 4. The availability of remote or new parking areas should be analyzed, including: a. Shuttle from Bandera; b. Denny Creek campground; and, c. Asahel Curtis picnic area with chairlift/gondola to area of Surveyors lake/ radio tower, connecting to top of Silver Fir. d. Additional ski area parking lots. Kittitas County December 2016 Comprehensive Plan 5. Large commercial through trucks should have their own planned parking, preferably separate from other users (for safety) and visually screened (to preserve the scenic beauty of the Pass). 6. A study of current traffic patterns and future growth should be conducted for the corridor between Hyak and Alpental. The study should identify existing problems and examine possible solutions, including the potential of each alternative to: a. Cut down on SR 906 congestion; b. Provide access to future commercial and community facilities at Exit 54; c. Allow shuttle service following the loop; and, d. Enhance opportunities for recreating the historic Sunset Highway and parkway driving within the I-90 corridor. If the study should indicate the need for a frontage road on the east side of I-90, any such road should be designed and constructed with adequate vegetative buffering to minimize the visual impact on I-90, and with drainage capacity to reduce the road's effects on surface and ground water. 1. Methods to discourage tourist traffic on residential streets should be developed implemented. 2. Street lights should be installed where needed for public safety. Street lights along the frontage of SR 906 should be considered. 3. The compatibility (or incompatibility) of the various modes of transportation, including horses, off-road vehicles, mountain bikes, cross country skiers, hikers, walkers, joggers and snowmobiles should be analyzed and appropriate designations and restrictions developed. 4. Emergency response services should be accommodated Pass-wide, with particular emphasis in high traffic activity areas. 5. Future development should provide roads at county standards, as the same may be amended for the mountain environment. Sidewalks and curbs should only be required in compact, pedestrian oriented "village centers" where no snow plowing will take place. 6. New development should, where practical, provide trails that traverse their property which are open to the public, subject to resolution of liability and compensation issues. Trails for cross country skiers and bicycles, should integrate into the overall trail system. Portions of the trail system should be readily accessible to disabled persons and the elderly. Incentive credits should be considered for developers to include planned portions of an integrated public trail system and other amenities (such as exercise stations or view points). USFS trails should be connected with other public trails in accordance with an approved trail plan. 7. Permanent display maps should be installed at strategic trail/path/road junctions. A large, permanent overall map should be located at each activity center. 8. Heated sidewalks or other means of snow removal or clearing should be considered at commercial centers. Kittitas County December 2016 Comprehensive Plan 9. Pedestrian sky bridges or underpasses should be considered over high use roads such as SR 906. 10. Crossover trails between ski areas which would encourage people to ski or bike between ski areas, should be developed or upgraded. 11. Loading zones and ramps for deliveries in commercial centers should be required. 12. Transportation planning should address the needs of potential future uses, such as: a. Community center; b. Golf courses or other new recreational facilities; and c. Competitions or events such as mountain biking, skiing, snow boards, triathlons, and shows. 13. Commercial/residential/recreational centers which are developed should be connected by transportation corridors. 14. The redesign of SR 906 at the Summit to create a pedestrian oriented commercial/recreational village should be considered. 15. Whenever possible, auto-oriented business should be separated from pedestrian oriented shopping and recreation areas. 16. Both public and commercial cross country skiing are a part of the recreational activities at the Pass and should be encouraged. A system of out-back lodges and a longer loop trail should be encouraged to increase the desirability of cross country skiing. 17. Scenic hiking trails from the base area through old growth timber, and to local attractions and view points should be maintained. A system of trails utilizing the ski lifts should be considered. 18. Horseback riding and mountain pack trips should be encouraged on suitable trails. Llama trips should also be considered. Trails suitable for this use should be identified and mapped. 19. The mountain bike trail system should be expanded and made compatible with walking trails. 20. Biking, walking and skiing should be encouraged as attractive transportation alternatives. Car/pedestrian conflicts should be reduced. 21. Adequate capacity roads, paths and streets with convenient and carefully planned circulation should be developed and maintained. 22. Residential streets should be protected from the effects of through traffic. Nonresident parking on residential streets should be discouraged or prohibited. 23. Parking should be provided in accordance with type of trip and vehicle. Walking to secondary destinations should be encouraged. 24. Road markings and directional signage should be improved to reduce confusion. Kittitas County December 2016 Comprehensive Plan 25. Access to building lots should be consolidated to the extent practical using common drives and walkways. 26. Transportation facilities required to support new development should be in place by the time that development occurs. VI.2 Goal: Recognize the inherent access and other requirements of large public and private land owners in the plan area. Objectives: 1. USFS polices and regulations for vehicular activities should be recognized in planning for the Pass. 2. The utilization of USFS roads/easements in the transportation system should be avoided. VI.3 Goal: Insure that the hierarchy of transportation in the Pass area is thoroughly compatible with existing and expected HOV/mass transit/rapid transit connecting it to its markets. Objectives: 1. Access to possible future high speed east/west transit should not be precluded. 2. The transportation needs of the Pass should be expressed and represented in all related planning efforts by other agencies and groups. 3. The Department of Transportation plans for their rights-of-way should be researched. Surplus right-of-way should be identified. VI.4 Goal: Reduce the number of single-occupancy vehicle trips to and within the Pass area. Objectives: 1. Incentives to encourage ride sharing should be developed. Ski instructors, ski patrol, employees and season pass holders should be targeted as prime candidates for car-pooling. A ride-sharing information network should be developed. Employee parking should be limited to remote locations using shuttle service. 2. Provision of transit and/or shuttle service to the Pass should be explored and encouraged. 3. Shuttle bus stops should be provided at commercial centers, residential areas, and ski areas. The shuttle should loop through all activity centers. VI.5 Goal: Create a transportation structure, which is adaptable to changing conditions, be they seasonal, economic, climatological or demographic. Objectives: 1. Future development, both commercial and residential, should address snow removal with respect to vehicle traffic. a. Roads should have adjacent snow storage readily available. Kittitas County December 2016 Comprehensive Plan b. Main roads should be built at a standard, which is compatible with the mountain environment. 2. Contact should be maintained by the EDLU committee and SNOPAC with all strategic policy bodies in King and Kittitas County to advocate for the Pass. VI.6 Goal: Provide for transportation methods, which blend with and/or enhance the natural mountain environment, inflicting minimum environmental damage to it and contiguous areas. Objectives: 1. New roads, trails, paths and any improvement to same, should not degrade existing natural environments, water courses, or migratory paths unless no practical alternatives exist. The adverse effects of new crossings should be mitigated. 2. All transportation decisions should seek to protect the environment from adverse impact. All activities that involve hazardous waste recycling or treatment, solid waste landfills, petroleum pipelines or open storage of toxic substances should be prohibited. 3. All roads, trails, parking lots and development of any sort resulting in the clearing of natural ground cover, should have an adequate drainage system designed to handle the projected runoff in an adequate manner per applicable code. Drainage system design should limit downstream effects including scour, bank erosion, siltation, channel capacity and impact on wildlife habitat. 4. Pollutants such as oil, antifreeze and silt should be separated from stormwater runoff. 5. Future transportation additions should not restrict wildlife migration, and modifications should be used to repair existing problems where possible. 6. Enhancement of visual quality of roads and trails should include: a. Drainages which replicate natural conditions; b. Retention of natural vegetation and installation of landscaping; and, c. Regular maintenance to prevent buildup of sand during the winter. 7. The Pacific Crest Trail and the John Wayne Trail should be provided with appropriate scenic buffers, parking areas and trail connections to activity centers. 8. The suitability of the road system east of the Pass, and particularly at the east end of Keechelus Lake for off-road vehicles should be assessed. 6.1.5 Transportation Recommended Actions 1. The Transportation Committee should work with the Washington State Patrol and the WSDOT to identify alternative areas where large trucks can park away from the shoulders and right-of-way of SR 906. The areas adjacent to the Exit 53 interchange should be specifically studied for this use. Kittitas County December 2016 Comprehensive Plan 2. The Committee should work with WSDOT to identify areas of surplus rights-of-way, which might be used for visitor or employee parking. 3. The Committee should assist and support efforts of Pass business operators to encourage transit operators to provide, or expand, bus service to the Pass. 4. The Committee should bring ideas and suggestions for improving road standards for the mountain environment in terms of special considerations for slope, soil, impermeable surfacing and natural drainage characteristics to the appropriate County and State agencies. 5. The Committee should encourage Kittitas County and the Regional Transportation Planning Organization (RTPO) to seek funds to finance a detailed traffic study to determine future highway improvements needed to eliminate current safety problems and accommodate land uses shown in the Comprehensive Plan. 6. The Committee should encourage Kittitas and King Counties to apply for available state or federal funds to complete path and trail planning and construction and to fund beautification efforts. 7. Capital Facilities and Utilities The Snoqualmie Pass sewer system is operated in accordance with a Facilities Plan and a State Waste Discharge Permit issued by the Department of Ecology. The Waste Discharge Permit must be renewed every five years. At the time of renewal, a study is conducted to determine the status of the operation of the sewage treatment plant. If the plant is found to be operating at 85% capacity, or greater, DOE requires that additional studies be conducted to do a Plan to Maintain Adequate Capacity, which results in a new or amended Facilities Plan. 7.1.1 Goals and Objectives VII.1 Goal: Insure that public services, utilities and facilities are adequate to provide a high level of service and reliability for present and future land uses. Objectives: 1. A program should be developed and monitored which assures that new development will pay its proportionate share in the construction of new facilities and the maintenance of existing facilities. 2. Activities of service providers should be coordinated to assure that all services are installed during a single construction phase to decrease disruption and risk of erosion. 3. Public and private facilities and services should be provided at levels necessary to support anticipated growth and development per the Comprehensive Plan. The facilities and services needed to support this growth and development include: sewage disposal, solid waste disposal, water, surface water management, police and fire protection, parks and open space and other public utilities. Kittitas County December 2016 Comprehensive Plan 4. The costs of adequate facilities and services should be kept as low as possible, cost-effective relative to the benefit received, and distributed equitably. Extension of services and construction of facilities to support planned growth should: a. Be paid for by those who benefit; b. Prevent substantially reduced service levels for existing residents; and, c. Be timed to prevent problems before they require expensive remedial action, while avoiding the costs of premature excess capacity in facilities and services. Public spending priorities for facilities and services should be as follows: a. First, to maintain or upgrade existing facilities and services where necessary to serve existing development at applicable service level standards; and, b. Second, to upgrade facilities and services to support planned growth at applicable service level standards. 5. Individual developments should provide all on-site improvements needed to meet adopted service standards for roads, sewage disposal, water supply, surface water management, fire flow, open space and other public utilities. 6. When the off-site capacity of public sewer systems and public water systems is inadequate to meet adopted service standards, individual developments should be deferred until these services are assured of being brought up to standard by either the public entity involved or the developer, or some combination of funding sources. If the deficient services cannot be brought up to standard, the development should be delayed or denied. 7. Kittitas and King Counties, in cooperation with other service providers, regulatory agencies and private sector experts, should set service level standards as the basis for defining adequacy of facilities and services needed to support growth. The Snoqualmie Pass Sewer and Water District should ensure that adequate treatment capacity is available, in an appropriate time frame, to support planned growth. 8. Physical standards for public facilities should: a. Assure public health and safety; b. Reflect adopted service level standards of regulatory agencies; c. Be reasonable in cost and cost-effective relative to the benefit received; d. Have the minimum possible effect on the cost of development relative to the benefit received; e. Allocate public service costs equitably; and, f. Protect the environment. 9. Public facility and service standards should be defined based on the following: a. Applicable Federal, State and County laws; b. Nationally accepted standards; Kittitas County December 2016 Comprehensive Plan c. Cost effectiveness; d. Availability and stability of funding; and, e. Community desires. 10. Public utilities and facilities should be located, designed, and operated to be compatible with neighboring uses. 11. Utility structures such as telephone exchange buildings, telecommunications towers, transformers stations, sewage treatment plants, and solid waste facilities should adjoin nonresidential uses wherever possible. Mitigation measures to minimize scenic impacts should be required. 7.1.2 Utilities 1. Utility special district comprehensive plans and proposals should support and be consistent with land use plans. 2. Utilities should be designed, located and constructed to minimize adverse environmental impacts and to protect valuable environmental features. 3. Where utilities are inadequate to serve existing development necessary improvements should be provided. Utility capital improvement programs should give priority to improving present systems with significant inadequacies. 4. Whenever possible, utilities should make joint use of utility or road rights-of-way. Underground utilities should be grouped together and easily accessible for maintenance, repair and additions. 5. Underground installation of power and telephone wires should be required, where feasible, particularly in newly developing areas. 6. If underground installation is not feasible due to an engineering or geologic problem, above- ground utility installations should be designed and located to minimize unsightly views and environmental impacts. Power and telephone poles should be as far from rightof- way center lines as possible. 7. Utilities should be located within rights-of-way. 7.1.3 Water Service 1. The District should be encouraged to include conservation measures in their plans as appropriate, as well as development of new sources; to support planned land uses with reliable service at minimum cost; and to assure maximum net benefit in allocating water for fisheries, navigation, hydroelectric power and recreation, as well as domestic and commercial uses. 7.1.4 Sewage Treatment and Disposal 1. Public sewers should be the only method for wastewater treatment for new development. Kittitas County December 2016 Comprehensive Plan 2. New on-site systems should only be allowed in limited areas for small scale development where public sewers are not feasible. 3. On-site wastewater treatment should be designed and located to protect water quality in lakes, streams, wells and aquifers, in compliance with District standards. 4. Operation and maintenance standards should be established for all areas served by on-site systems. Special programs, including inspections and regular pumping of tanks, should be established in all areas with a high risk of system failure. 5. On-site systems that create health or pollution problems should be repaired or replaced. Provision of public sewers to these areas should be considered an option. 6. On-site wastewater systems should be monitored for evidence of existing or potential failures and the data should be used to correct problems and prevent future problems. 7. Solid waste should be handled and disposed in ways that minimize land, air and water pollution, and protect public health. 7.1.5 Surface Water Management 1. Surface water management should integrate with and protect natural drainage systems wherever possible. 2. A watershed approach to surface water management should be implemented which provides for multiple uses including recreation, fish and wildlife enhancement, flood protection, erosion control and open space. 3. Stormwater facilities should be funded through an adequate and equitable set of user charges on contributing and benefiting properties. Stormwater facilities required of new development should be designed and built for low-cost, long-term maintenance. 4. Design of stormwater management systems should recognize the impacts of rapid snow melt on intensity and volume of runoff. 5. Consistent with other considerations, such as snow removal, maintenance and aesthetics, the amount of hard surfaced areas for parking and roads should be minimized to the extent possible. 6. Clearing and grading activities should be regulated to minimize the removal of surface vegetation, which alters natural drainage characteristics, increases runoff and potential for erosion. 7.1.6 Energy and Telecommunications 1. Energy, utility and telecommunications distribution and transmission facilities (for example, substations, pump stations, major power lines and pipelines, transmission/reception towers) should be underground whenever feasible and should not be located in residential areas unless other alternatives are not feasible. 2. Siting decisions for energy and telecommunications facilities should be based on applicable regulations and the following factors: Kittitas County December 2016 Comprehensive Plan a. Minimal health risk to residents of neighboring properties, whether from noise, fumes, radiation or other hazards; b. Minimal visual impact, achieved with buffering through distance and/or landscaping; c. For power lines and transmission/reception towers, no adverse impact on aviation traffic patterns; d. Convenient access (may not be needed if the facility is automated); e. Encourage use of cold weather engineering practices to cope with power outages; and, f. Ensure that new developments are designed with facilities to withstand a minimum 48- hour power outage. 7.1.7 Streets 1. Street design should reflect the density of development and the anticipated traffic load, in terms of volume and vehicle type. 2. Aesthetically pleasing road design should be encouraged. 3. Street names and addresses should be adopted which reflect regional sense of place. 4. Streets should be designed with wide shoulders and shallow side swales or ditches to accommodate snow removal, snow melt, and storm water runoff. 5. For traffic safety during ice and snow conditions, sharp curves and right angle turns should be avoided where possible. 6. Road signs and other objects should be set back a sufficient distance so as not to be an obstacle for snow plows or a danger for motorists in icy conditions. Road signs should be installed at a sufficient height so as to be visible above roadside snow banks. 7. Road design standards should be flexible to permit designs, which can accommodate the mountainous environment and which balance safety, maintainability and environmental impact. 7.1.8 Capital Facilities and Utilities Recommended Actions 1. The EDLU Committee should assist the Snoqualmie Pass Sewer and Water District to ensure that District planning is consistent with the Comprehensive Plan and that services become available in all unserved areas where they are desired, such as Exit 54 and Gold Creek Valley, consistent with the Comprehensive Plan and commensurate with system capacity. The Committee should support applications by the District for needed expansion to ensure that adequate sewage treatment, water storage capacity, and water rights are available in a timely manner. Kittitas County December 2016 Comprehensive Plan 2.The Committee should work with appropriate agencies with expertise to insure a stormwater management program, which protects property from damage from run-off while at the same time preserving natural drainage systems is developed and implemented. 3.The Committee, in consultation with County agencies, the Sewer and Water District and the Fire District, should consider an impact fee program to ensure that new development contributes its fair share to finance the construction and maintenance of required capital facilities. 4.The Committee should work with Puget Power to ensure a reliable source of electrical power for the Pass. 5.The Committee should encourage the use of fiber optic telecommunication facilities at the Pass Suncadia Sub-Area Plan 04/16/2009 04:48:53 PM 200904160090page 1 of 8 $159.0© Amendment LATHROP Kittitas County Auditor 11111111111111 Ill VIII VIII IIII 111111111111111111111111111111111111111111111111111 IN REVIEWED SY After recording return to: KITTITA5 COUNTY ASURER F. STEVEN LATHROP Lathrop, Winbauer, Harrel, Slothower & Denison, L.L.P.-- PO Sox 1088 Ellensburg, WA 98926 Document Title: Amended And Restated Development Agreement By And Between Kittitas County, Washington, Suncadia LLC Relating To The Development Commonly Known As Suncadia Master Planned Resort Grantor: Suncadia LLC, a Delaware limited liability company Grantee: Kittitas County, a Washington municipal corporation Legal Description: Ptn Sections 11, 13, 14, 15, 23, 24, & 25, Township 20 N, Range 14 F.W.M Ptn Sections 18, 19, 20, 21, 28, 29, 30 & 31, Township 20 N, Range 14 E.W.M Mountainstar Phase 1, Division 1 (an Alteration of MountainStar Division 1 A), Bk 10, pg 12-45 Mountainstar Phase 1, Division 2 (Plat Alteration), Book 9, pages 157-187 Suncadia, Phase 1 Division 3, Book 9, pages 94-120 Suncadia Resort Services Parcel Short Plat, Kittitas SP No. SP -06-124, Book 1 Short Plats, pages 198499 Suncadia Phase 1 Division 4, Book 10, pages 50-73 Suncadia - Phase 1 Division 5, Book 10, pages 103-109 The Lodge at Suncadia Master Condominium, Book 11 of Plats, pages 26-38 The Lodge at Suncadia Residential Condominium, Book 11 of Plats, pages 39-67 Suncadia - Phase I Division 9, Book 11, pages 78-82 Suncadia - Resort Core Binding Site Plan No. 1, Book K of Short Plats, pages 44-48 Suncadia - Phase 1 Division 12 (A Binding Site Plan), Book 11 of Plats, pages 155-158 Suncadia, Phase 1 Division 13A, Book 11, pages 163-168 Suncadia Phase 2 Division 2, Book 10, pages 170-183 Suncadia- Phase 3 Divisions 1 To 5 (Tumble Creek), Book 9, pages 51-78 of Suncadia- Phase 3 Divisions 6 To 9 (Tumble Creek), Book 9, pages 190-220 Suncadia- Phase 3 Division 11 (Tumble Creek), Book 9, pages 245-251 Phase 3 Division 12 (Tumble Creek), Book 10, pages 121-126 Assessor's Tax Parcel Nos.: 20 -14 -11000 -0007,20 -14 -11000 -0008,20 -14 -11000-0009,20-14-11000-0010,20-14-11000-0005,20-14-11000-0013, 20 -14 -11000 -0006,20 -14 -11000 -0014,20 -14 -11000-0004,20-14-11000-0015,20-14-11000-0003,20-14-11000-0012, 20 -14 -13000 -0001,20 -14 -13000 -0007,20 -14 -14000 -0001,20-14-14000-0009,2.0-14-14000-0002,20-14-14000-0010, 20 -14 -14000 -0005,20 -14 -14000 -0013,20 -14 -14000-0006,20-14-14000-0007,20-14-14000-0008,20-14-15000-0001, 20 -14 -15000 -0003,20 -14 -15000 -0002,20 -14 -15000-0005,20-14-23000-0004,20-14-23000-0008,20-14-23000-0003, 20 -14 -25000 -0006,20 -14 -25000 -0013,20 -14 -25000-0007,20-14-25000-0014,20-14-25000-0008,20-14-25000-0015, 20 -14 -25000 -0002,20 -14 -25000 -0003,20 -14 -25000-0010,20-14-25000-0004,20-14-25000-0011,20-14-25000-0005, 20 -14 -25000 -0012,20 -15 -30000 -0007,20 -15 -30000-0017,20-15-30000-0009,20-15-30000-0018,20-15-30000-0010, 20 -15 -30000 -0019,20 -15 -30000 -0012,20 -15 -31020-0003,20-15-31020-0002,20-15-18040-0013,20-15-18040-0003, 20-15-18030-0001, 20-15-18030-0007, 20-15-18030-0006, 20 -15 -29050 -(all), 20 -15 -19050 -(all), 20 -15 -20058 -(all), 20 -15 -21060 -(all), 20 -15 -29051 -(all), 20 -15 -19051 -(all), 20-15-19000-0021, 20 -15 -19052 -(all), 20 -15 -19053 -(all), 20 -15 -19054 -(all), 20 -15 -19057 -(all), 20 -15 -19055 -(all), 20 -15 -19056 -(ail), 20 -14 -13050 -(all), 20 -14 -24050 -(all), 20 -14 -24051 -(all), 20 -14 -14050 -(all), 20-15-30000-0002, 20-15-30000-0006, 20-15-30000-0016, 20-15-30000-0008, 20 -15 -30000 -0011,20 -15 -30000 -0003,20 -15 -30000-0013,20-15-30000-0004,20-15-30000-0014,20-15-30000-0005, 20 -15 -30000 -0015,20 -15 -30040 -0001,20 -15 -30040-0011,20-15-30040-0003,20-15-30040-0004,20-15-30040-0008, 20 -i4 -23050 -(all), 20 -14 -23051 -mise Reference Number Of Document Amended: 200010240006 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 2 of 118 After Recording Retum To: Lathrop, Winbauer, Harrel, Slothower & Denison LLP Attn: F. Steven Lathrop P.O. Box 1088 201 West Seventh Ave. Ellensburg, Washington 98926 AMENDED and RESTATED DEVELOPMENT AGREEMENT BY AND BETWEEN KITTITAS COUNTY, WASHINGTON AND SUNCADIA LLC RELATING TO THE DEVELOPMENT COMMONLY KNOWN AS SUNCADIA MASTER PLANNED RESORT (SUNCADIA) Suncadia Master Planned Resort Development Agreement (Amended and Restated 12.02-2008) Page I Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 3 of 118 AMENDED AND RESTATED DEVELOPMENTAGREEMENT BYAND BETWEEN KITTITAS COUNTY, WASHINGTON, SUNCADL4 LLC RELATING TO THE DEVELOPMENT COMMONLY KNOWNAS SUNCADIA MASTER PLANNED RESORT THIS AMENDED AND RESTATED DEVELOPMENT AGREEMENT ("Agreement") is dated, for reference purposes, the 2"d day of December, 2008, by and between SUNCADIA LLC, a Delaware limited liability company ("Suncadia") as successor in interest to Trendwest Resorts, Inc., an Oregon Corporation, Trendwest investments, Inc., a Washington corporation, and MountainStar Development, LLC. a Delaware limited liability company (Trendwest Resorts and Trendwest Investments are sometimes collectively referred to herein as "Trendwest"; references hereinafter to Trendwest, MountainStar and/or the "Resort" shall be deemed to refer to Suncadia), and KiTTITAS COUNTY (the "County"), a Washington municipal corporation, pursuant to RCW 36.70B.180 -.210 and Chapter 15A.1 1, Development Agreements, of the Kittitas County Code ("County Code"). Trendwest and the County are sometimes referred to herein individually as "Party" and collectively as the "Parties." RECITALS A. To strengthen the public planning process and to reduce the economic costs of development, the Legislature of the state of Washington enacted RCW 36.708.170 - .210 (the "Development Agreement Statute"), which authorizes the County to enter into an agreement regarding the development of real property located within the County's jurisdiction with any person having an ownership interest or control of such real property. The County adopted Chapter 15A. 11, Development Agreements, of the County Code to authorize development agreements under the Development Agreement Statute for large, complex or phased developments within the County. Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 2 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 4 of 118 B. Suncadia is the owner of the Resort consisting of approximately 6,217 acres located within Kittitas County, the outer boundary of which property is more particularly described in the legal description attached as EXHIBIT A (Rev. 1) and incorporated herein by reference (the "Trendwest Property"). Trendwest Investments purchased the Trendwest Property on June 21, 2000 from JELD-WEN, NC. ("JELD-WEN"), an Oregon corporation registered to conduct business in the state of Washington. Trendwest Investments is a wholly-owned subsidiary of Trendwest Resorts. C. Trendwest Resorts is a public company in which JELD-WEN owns a controlling interest. D. Trendwest desires and intends to develop the Trendwest Property pursuant to RCW 36.70A.360 as the MountainStar Master Planned Resort ("MountainStar" or "Resort"), including, but not limited to, (i) golf courses and other on-site indoor and outdoor recreational amenities. (ii) conference centers, (iii) hotels, condominiums, time-share units, resort chalets and single-family residences (including vacation and second homes), (iv) an equestrian facility, (v) an interpretive center, and (vi) open space, as more particularly described in Trendwest's MountainStar Resort Conceptual Master Plan set forth in the County's Final Environmental Impact Statement and as thereafter amended (more particularly described in Recital I(6) below). E. The County has determined that this Agreement is appropriate for MountainStar and, therefore, desires to enter this Agreement. This Agreement establishes planning principles, development standards and procedures to eliminate uncertainty in planning and to guide the orderly development of MountainStar consistent with the County's Comprehensive Plan (the "Comprehensive Plan") and Master Planned Resort Zoning District (as defined in Recital 1(8) below); to mitigate probable significant, adverse environmental impacts; to ensure installation of Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 3 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 5 of 118 necessary on-site and off-site infrastructure and improvements; to provide for the preservation of permanent open space; to make provision for trail facilities and other on-site recreational amenities; to provide proportionate funding for traffic improvements and other public improvements; to provide for services appropriate to the development of MountainStar; and to otherwise achieve the goals and purposes for which the Development Agreement Statute was enacted. Furthermore, development of MountainStar pursuant to this Agreement would result in substantial fiscal benefits to the County. F_ Trendwest is entering into this Development Agreement to provide certainty for planning and development of MountainStar, to provide certainty with respect to environmental and fiscal conditions imposed on the development of MountainStar, and to guarantee the Comprehensive Plan designation, zoning designation and development standards for the development of MountainStar so that Trendwest can justify a major financial investment in MountainStar and the surrounding area, an investment that must be amortized over several decades of sales and operations at MountainStar. Trendwest could not undertake development of MountainStar without the assurances provided through this Agreement. G. It is understood by the Parties that MountainStar is a private development and that Trendwest shall have full power over and exclusive control of MountainStar, subject only to the limitations and obligations of Trendwest under the County"s Comprehensive Plan, the MountainStar Subarea Plan (as defined in Recital I(8) below), the County's Master Planned Resort Zoning District (as defined in Recital I(&) below). the MountainStar Resort Conceptual Master Plan, as amended (as defined in Recital 1(6) below), the Rezone (as defined in Recital 1(8) below), the MPR Project Development Permit and MountainStar MPR Conditions (as defined in Recital 1(10) below), the Applicable Law (as defined in Section 4.1(c) below), and this Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 4 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 6 of 118 Agreement. The Parties further understand that neither this Agreement nor Trendwest's development of MountainStar shall be construed as creating any form of agency relationship, joint venture or partnership between Trendwest and the County. H. In exchange for the benefits to the County described in Recital E above, together with the other public benefits that will result from the development of MountainStar, Trendwest will receive by this Agreement assurance that it is obtaining vested rights and may proceed with development of MountainStar in accordance with the Applicable Law (defined in Section 4.1(c) below), and, therefore, Trendwest desires to enter into this Agreement. I. The Parties have undertaken various environmental review and planning actions relating to the development of MountainStar. These actions include, without limitation, the following: 1. Under the Growth Management Act ("GMA"), Ch. 36.70A RCW, counties "may permit master planned resorts which may constitute urban growth outside of urban growth areas as limited by this section." RCW 36.70A.360. On December 11, 1996, the County amended its Comprehensive Plan through Ordinance No. 96-20 to adopt planning policies to guide the development of Master Planned Resorts (the "Original MPR Policies") in Kittitas County. The Eastern Washington Growth Management Hearings Board (`Eastern Board") subsequently concluded by order dated March 28, 1997, that the Original MPR Policies did not comply with the GMA. By Ordinance No. 97-20 adopted by the Kittitas County Board of County Commissioners ("BOCC") on December 30, 1997, the BOCC adopted revised MPR policies (the "Revised MPR Policies") on remand from the Eastern Board. The Eastern Board concluded by order dated April 16, 1998 that the Revised MPR Policies complied with the requirements of the GMA except for RCW 36.70A.100. On remand the BOCC adopted Suncadia Master Planned Resort Development Agreement (Amended and Restaled 12-02-2008) Page 5 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 7 of 118 Ordinance No. 98-20 on September 18, 1998, further amending the Revised MPR Policies on remand from the Eastern Board to meet the requirements of RCW 35.70A.100. By order dated November 18, 1998, the Board held that the Revised MPR Policies, as amended, fully complied with the GMA. The Eastern Board's November 18, 1998 order was not appealed. 2. On March 5, 1997, the County and Trendwest executed a "Development Agreement Relating to Processing Master Planned Resort Application." To the extent there is a conflict between the March 5, 1997 Development Agreement and the 2000 Agreement (hereinafter defined), the 2000 Agreement shall control. 3. On March 7, 1997, Trendwest submitted to the County a complete "MPR Application'' seeking approval to develop MountainStar on the Trendwest Property. Under Washington law, Trendwest's MPR Application vested to those policies and regulations, including the County's Original MAR Policies in effect on March 7, 1997. The MPR Application requests the following approvals necessary for the development of MountainStar: (a) a site-specific amendment to the County's Comprehensive Plan land use designation map changing the designation of the Trendwest Property to Master Planned Resort (the "Comprehensive Plan Amendment"); (b) a site-specific rezone of the County zoning map for the Trendwest Property to a Master Planned Resort Zoning District (the "Rezone"); and (c) a MPR Project Development Permit for the MountainStar Conceptual Master Plan. The comprehensive plan amendment to the land use designation map may include the adoption of subarea plan for the Trendwest Property to implement the County's Master Planned Resort Comprehensive Plan policies described in Recital l(1) above (the "MountainStar Subarea Plan"). 4. On March 12, 1997, at the request of Trendwest, the County issued a Determination of Significance under the Washington State Environmental Policy Act, Ch. Suncadia Master Planned Resorl Development Agreement (Amended and Restated 12-02-2098) Page 6 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 8 of 118 43.21C RCW ("SEPA"), for Trendwest's MPR Application, thereby requiring preparation of an Environmental Impact Statement. 5. On July 28, 1999, the County published a Draft Environmental Impact Statement (the "MountainStar DEIS") pursuant to SEPA analyzing the environmental impacts of the proposed MountainStar Master Planned Resort. On April 10, 2000, the County issued a Final Environmental Impact Statement for the MountainStar Master Planned Resort (the "MountainStar FEIS") pursuant to SEPA. The MountainStar FEIS includes the "MountainStar Conceptual Master Plan," which Trendwest has amended from time to time as planning and environmental review of MountainStar has progressed and to meet the requirements of the MountainStar MPR Conditions. A true and correct copy of the MountainStar Resort Conceptual Master Plan, as amended, (EXHIBIT B) is incorporated herein by reference. 7. The adequacy of the MountainStar EIS was appealed to the BOCC by RIDGE, Rebound, the City of Roslyn, the Yakama Nation and the Washington State Department of Fish and Wildlife ("WDFW"). Prior to the public hearing on the appeals, the appeals of the Yakama Nation and WDFW were withdrawn. A public hearing on the remaining appeals was heard by the BOCC on July 5, 6, 7 and 11, 2000. On July 12, 2000, the BOCC continued its public deliberations on the remaining appeals and voted 3-0 to deny the appeals. The BOCC found and concluded that the MountainStar EIS satisfied all applicable legal requirements by Resolution No. 2000-79 dated July 24, 2000. 8. The County concurrently reviewed and processed the proposed: (a) Master Planned Resort Zoning District ordinance, implementing the County's Master Planned Resort Policies in the Comprehensive Plan; (b) Trendwest MPR Application; (c) MountainStar Subarea 5uncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 7 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 9 of 118 Plan; (d) Rezone; and (e) ordinance to process MountainStar as a "Planned Action" under SEPA (the "Planned Action Ordinance") 9. Beginning on July 5, 2000, the BOCC and the County's Planning Commission jointly conducted a series of public hearings regarding Trendwest's MPR Application, the MountainStar Subarea Plan, the Rezone. the proposed Planned Action Ordinance, and the adoption of this Agreement as required by RC1h' 36.70B.200. EIS appeal hearings were conducted before the BOCC as detailed Recital ](7) above. Consolidated public hearings were conducted by the BOCC and the Planning Commission on July 12, July 13, July 17, July 20, July 24, and August 8, 2000. The Planning Commission conducted public meetings in connection with the foregoing on August 21 and August 22, 2000. The Planting Commission issued its written Recommendation and Findings of Fact at a public meeting on August 28, 2000. The Planning Commission recommended that the BOCC approve the Master Planned Resort Zoning District, MountainStar Subarea Plan and Rezone. The Planning Commission also recommended: (a) approval of an MPR Project Development Permit for the MountainStar Conceptual Master Pian, subject to the conditions recommended by the Planning Commission (the "MountainStar MPR Conditions"); (b) adoption of the proposed Planned Action Ordinance for MountainStar; and (c) adoption of this Agreement. 10. The BOCC formally accepted receipt of the Planning Commission's Recommendation and Findings of Fact at a public meeting on August 29, 2000. On September 18 and 20, 2000, the BOCC held continued public hearings to consider the Planning Commission's recommendations regarding the Master Planned Resort Zoning District, Trendwest's MPR Application, the MountainStar Subarea Plan, the Rezone, and the Planned Action Ordinance. The BOCC approved the MountainStar Subarea Plan and Master Planned Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 8 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 10 of 118 Resort Zoning District on October 10, 2000, by Ordinance Nos. 2000-12 and 2000-13, respectively, (EXHIBITS C and D) are incorporated herein by reference. On that same date, the 13OCC effected the Rezone through Ordinance No. 2000-14, (EXHIBIT E) is incorporated herein by reference. On that same date, the BOCC issued an MPR Project Development Permit for the MountainStar Resort Conceptual Master Plan, as amended, subject to (a) the MountainStar MPR Conditions recommended by the Planning Commission, as amended by the BOCC, and (b) the execution of a Development Agreement between the County and Trendwest on terms and conditions satisfactory to the County, by Ordinance No. 2000-15 (EXHIBIT F) is incorporated herein by reference. Finally, by Ordinance No. 2000-17 adopted on that same date, the BOCC approved the Planned Action Ordinance, authorizing MountainStar to be processed as a Planned Action under SEPA_ A true and correct copy of Ordipance No. 2000-17 (EXHIBIT G) is incorporated herein by reference. (The MountainStar Resort Conceptual Master Plan (as amended), the Rezone, the MPR Project Development Permit and MountainStar MPR Conditions, the MountainStar Subarea Plan, and the Planned Action Ordinance are sometimes collectively referred to herein as the "MPR Approvals.") J. On October 10, 2000, concurrent with the BOCC's consideration of the Master Planned Resort Zoning District, Trendwest's MPR Application, the Rezone, the MountainStar Subarea Plan and the Planned Action Ordinance, the BOCC conducted a duly noticed public meeting regarding the proposed adoption of this Agreement. The BOCC authorized execution of that certain Development Agreement by and between Trendwest and the County dated October 10, 2000 (the "2000 Agreement") by Ordinance No. 2000-16 adopted on October 10, 2000. K. By developing MountainStar in accordance with this Agreement, such development shall be in compliance with the GMA, the County's Comprehensive Plan, the Suneadia M2SterPlanned Resort Development Agreement (Amended and Restated 12-02-2008) Page 9 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 11 of 118 County's Master Planned Resort Zoning District, and all other growth management ordinances, resolutions, rules, regulations, policies, standards, and directives of the County. L. Each Party acknowledges that it is entering into this Agreement voluntarily. M. Section 1.3 of the Development Agreement requires the parties to review its provisions within two years of the Effective Date and every five years thereafter, which reviews have not heretofore taken place; provided that, pursuant to Section 6, the Parties have previously entered into the following amendments: '- Ordinance 2001-14, dated September 4, 2001, amending C-34 '- Resolution 2006-170, dated December 5, 2006, allowing for the use of binding site plans Resolution 2007-11. dated February 12, 2007, amending C-42 Resolution 2007-119, dated September 18, 2007, amending C45 and C46 N. Pursuant to Section 6 hereof, the Parties desire to amend and restate the 2000 Agreement. NOW, THEREFORE, in consideration of the promises, covenants, and provisions set forth herein, the receipt and adequacy of which consideration is hereby acknowledged, the Parties agree as follows: AGREEMENT Section 1. EFFECTIVE DATE AND TERM 1.1 Effective Date. The 2004 Agreement became effective upon the date the BOCC approved the MPR Approvals as defined in Recital 1(10) of this Agreement, specifically, October 10, 2000 (the "Effective Date"). The "Applicable Law" to which MountainStar shall be subject Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 10 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 12 of 118 to and vested is set forth in Section 4. l (c) below. The effective date of the amendments contained in this Agreement shall be the date first above written. 1.2 Term. The term referenced in this Agreement (the "Term") shall commence upon the Effective Date and continue for a period of thirty (30) years, ending October 9, 2030. The date of this Agreement shall have no effect on the Term. 1.3 Review and Modification. Trendwest and the County shall review the terms of this Agreement within two (2) years from the Effective Date and every five (5) years thereafter to consider possible amendments thereto. This Agreement may be modified, extended or terminated upon the written agreement of Trendwest and the County. Section 2. DEFINITIONS Unless the context requires a different meaning, any term or phrase used in this Agreement that has its first letter capitalized shall have that meaning given to it by this Agreement. Certain such terms and phrases are defined below; others are defined where they appear in the text of this Agreement, including its Exhibits. "Affected Jurisdiction or Public Body" shall mean a public entity whose public service facilities are impacted by the development of MountainStar. As of the Effective Date, Affected .Jurisdictions and Public Bodies to which this Agreement applies are as follows: Kittitas County, Kittitas County Sheriff, the City of Cie Elum, the City of Roslyn, the Town of South Cie Elum, the Consolidated Communications Agency for Kittitas County (KITTCOM), Kittitas County Fire Protection District No. 7, the Cie Elum-Roslyn School District, Hospital District No. 2 and the Washington State Department of Transportation (WSDOT). Additional Affected Jurisdictions and Public Bodies may be added to this Agreement only with the mutual agreement of the Parties. 5uncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 1 l Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 13 of 118 "Agreement" and "Development Agreement" shall mean this Amended and Restated Development Agreement by and Between Kittitas Counh-, Washington, and Suncadia LLC Relating to the Development Commonly Known as Suncadia Master Planned Resort, as set forth in the Preamble of this Agreement. "Applicable Law" shall have the meaning set forth in Section 4.1(c) of this Agreement. "BOCC" shall mean the Board of County Commissioners for Kittitas County, Washington. "CC&Rs" shall mean covenants, conditions and restrictions. "County" shall mean Kittitas County, Washington, as set forth in the Preamble of this Agreement. "Comprehensive Plan" shall mean the Kittitas County Comprehensive Plan, as set forth in Recital E of this Agreement. "Critical Areas Regulations" shall mean Chapter 17A, Critical Areas, of the Kittitas County Code, (EXHIBIT I) of this Agreement. "Design Guidelines" shall mean the general design goals the County and Trendwest have agreed upon for the MountainStar Master Planned Resort as described in EXHIBIT J (Rev. 1) attached hereto and incorporated herein by this reference, as amended from time to time. "Design Review Committee" or "DRC" shall mean the committee established by Trendwest pursuant to EXHIBIT J (Rev. 1) to administer and enforce various Development Standards and Design Guidelines set forth hereunder and in applicable CC&Rs for MountainStar. "Developed On -Site Recreational Facilities" means indoor and outdoor recreational facilities and uses, and may include, but are not limited to, golf courses (including accessory Suncadia Master Planned Resort Development Agrecment (Amended and Restated 12-02-20[18} Page 12 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 14 of 118 structures and facilities, such as clubhouses, practice facilities, and maintenance facilities), tennis courts, swimming pools, sports complexes, cross country skiing, hiking and nature trails. bicycle paths, equestrian facilities_ skating arenas, bowling alleys and theaters. "Development Agreement Statute" shall mean RCW 36.70B.170 through .210, as set forth in Recital A of this Agreement. "Development Standards" shall mean the standards controlling development of the MountainStar Master Planned Resort, as more specifically described in Section 4.1(d) of this Agreement. "Director of Community Development Services" or "Director" shall mean Planning Director. "Division" means a smaller area within a Phase, may include one or more parcels or subdivisions of land. and can also be described as a "subphase.- "Eastern Board" shall mean the Eastern Washington Growth Management Hearings Board, as set forth in Recital 1(1) of this Agreement. "Effective Date" shall have that meaning set forth in Section LI of this Agreement. "General Site Plan" shall have that meaning set forth in Section 5.1(a) of this Agreement. "GMA" shall mean the Washington State Growth Management Act, Ch. 36.70A RCW. as set forth in Recital I(1) of this Agreement. "Infrastructure" shall mean all Utilities, as defined in this Agreement, and roads and bridges. "JELD-WEN" shall mean JELD-WEN, iNC., an Oregon corporation registered to conduct business in the state of Washington, as set forth in Recital B to this Agreement. Suneadia Master Planned Resort Development Agreement (Amended and Rcstatcd 12-02-2008) Page 13 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 15 of 118 "Master Planned Resort" means a self-contained and fully integrated planned unit development, located in a setting of significant natural amenities. with a primary focus on destination resort facilities consisting of short-term visitor accommodations associated with a range of developed on-site indoor or outdoor recreational facilities, but which may include other residential uses within its boundaries if such other residential uses are integrated into and support the on-site recreational nature of the resort. A Master Planned Resort may also enter into agreements for shared capital facilities and utilities with outside service providers, including municipalities and special purpose districts, in accordance with the provisions of RCW 36.70A.360, 1998 c 112 § 2. "Master Planned Resort Accommodation Units" means resort accommodations of any Kind whatsoever with the exception of (i) campgrounds and (ii) recreational vehicles sites without power and water. Master Planned Resort Accommodation t)nits includes, but is not limited to. (i) Short -Term Visitor Accommodations (as defined below), and (ii) all individually - owned chalets, cabins, condominiums, single-family detached and multi -family attached residences or other accommodations not meeting the definition of Short -Term Visitor Accommodations as defined below. "Master Planned Resort Zoning District" shall mean the development regulations adopted by the BOCC through Ordinance No. 2000-13 as set forth in Recital I(8) of this Agreement. "Mountain Star," "MPR" or "Resort" shall mean the MountainStar Master Planned Resort (now the Suncadia Master Planned Resort) and all improvements to be constructed thereon as described in the MountainStar Resort Conceptual Master Plan, the Rezone, the MPR Project Development Permit and MountainStar MPR Conditions, and the Subsequent Actions. Suncadia Master Planned Resort Development Agreement (Amended and Restaled 12-02-2008) Page 14 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 16 of 118 "MountainStar EIS"" shall mean collectively the Draft Environmental Impact Statement ("DEIS") prepared by the County for MountainStar pursuant to SEPA and published on July 28. 1999 and the Final Environmental Impact Statement ("FEIS"') prepared by the County for MountainStar pursuant to SEPA and published on April 10, 2000, as set forth in Recitals ](5) and 1(6) of this Agreement. "MountainStar MPR Conditions" shall mean those conditions of approval on the MPR Development Permit for MountainStar imposed by the BOCC through Ordinance No. 2000-15 as set forth in Recital 1(10) of this Agreement, as amended herein and attached to this Agreement as EXHIBIT F-1. 'MountainStar Resort Conceptual Master Plan" shall mean the conceptual master plan for the MountainStar Master Planned Resort (EXHIBIT B), as set forth in Recital 1(] 0) of this Agreement, as amended. "MountainStar Subarea Plan" shall mean the subarea plan to the Kittitas County Comprehensive Plan to implement the County's Master Planned Resort policies for the development of MountainStar on the Trendwest Property, as set forth in Recital 1(3) of this Agreement. "MPR Application" shall mean Trendwest"s development application submitted March 7, 1997, requesting County approval to develop the Trendwest Property as a Master Planned Resort, as set forth in Recital 1(3) of this Agreement. "MPR Approvals" shall mean collectively the (a) MountainStar Resort Conceptual Master Plan, (b) the Rezone; (c) the MPR Project Development Permit and MountainStar MPR Conditions, (d) the MountainStar Subarea Plan, and (e) the Planned Action Ordinance, as set forth in Recital I(] 0) of this Agreement. SO CAU Masler Planned Resod Development Agreement (Amended and Restated 12-02-2008) Page 15 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 17 of 118 "MPR Project Development Permit" shall mean Ordinance No. 2000-15 (EXHIBIT F), approving Trendwest's MPR Application together with the MountainStar MPR Conditions associated therewith, as described in Recital I(10) of this Agreement. "Open Space" means any land that is retained in a substantially natural condition (including road right-of-ways retained in a substantially natural condition) or that is improved for outdoor recreational uses, such as golf courses. cross country skiing, hiking or nature trails, equestrian and bicycle paths, or land that is specifically required to be preserved pursuant to (i) the MountainStar Resort Conceptual Master Plan, or the MPR Project Development Permit and MountainStar MPR Conditions; (ii) permanent conservation easement; (iii) deed covenant, condition or restriction running with the land on residential lots; or (iv) a similar method. Open Space includes water bodies such as ponds, rivers and streams, lands protected as important natural features, such as vegetation cover or slopes, and lands used as buffers. Open space also includes land that is managed by Trendwest for recreational, habitat enhancement and forestry purposes in accordance with a land stewardship plan developed by Trendwest and approved by the BOCC; provided, however, that such plan may be limited by the terms of conservation easements or other appropriate instruments conveyed by Trendwest to third parties to further restrict the use of specified open space areas, such as the Cle Elum River Corridor (Planning Area 1 I in the MountainStar EIS). Open Space does not include: (i) those portions of residential lots not specifically protected by a permanent conservation easement, deed covenant, condition or restriction, or similar method; (ii) streets; and (iii) parking areas. "Original MPR Policies" shall mean those Comprehensive Plan policies relating to the development of Master Planned Resorts adopted by the BOCC through Ordinance No. 96-20, as set forth in Recital I(1) of this Agreement. Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 16 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 18 of 118 "Permitted and Conditional Uses" shall mean those uses that are permitted or permitted with conditions within MountainStar set forth in Section 4.1(d)(2) of this Agreement. "Phase" means one of the three phases within which the resort is being developed and, together, comprising the area encompassed by the MountainStar Resort Conceptual Master Plan and identified by specific boundaries which are to be developed on a coordinated basis and used as a major element of MountainStar. It may include different land uses and one or more Divisions. "Planned Action Ordinance" shall mean Kittitas County Ordinance No. 2000-17 (EXHIBIT G), by which the BOCC authorized MountainStar to be processed as a planned action under SEPA, as set forth in Recital I(10) of this Agreement. "Planning Commission" shall mean the Kittitas County Planning Commission, provided, however, reference herein to future acts by the Planning Commission shall be deemed to mean either the Planning Commission or the Hearings Examiner as designated or authorized by the BOCC. "Planning Director" shall mean the Director of Community Development Services, or his or her designee. "Processing Fees" shall have that meaning as set forth in Section 4.l(g)(3) of this Agreement. "Proportionate Share" shall mean that share as defined in the MountainStar MPR Conditions. "Revised MPR Policies" shall mean those Comprehensive Plan policies relating to Master Planned Resorts adopted by Ordinance Nos. 97-20 and 98-20, as set forth in Recital I(1) of this Agreement. "Rezone" shall mean the site-specific rezone of the County zoning map for the Trendwest Property to the Master Planned Resort Zoning District, pursuant to Ordinance No. 2000-14 as set forth in Recital I(3) of this Agreement. Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 17 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 19 of 118 "SEPA" shall mean the Washington State Environmental Policy Act, Ch. 43.21 C RCW, as set forth in Recital 1(4) of this Agreement. "Short -Term Visitor Accommodations" means the following Master Planned Resort Accommodation Units: (i) hotel or motel units; (ii) time-share and fractionally -owned units; (iii) recreational vehicle sites with power and water; and (iv) vacation and second homes as defined below. A vacation or second home is a Short -Term Visitor Accommodation for all purposes under this Agreement unless its owner(s) or occupant(s), or any one of them, is either (i) registered to vote at such unit's MountainStar address or (ii) receives its/their Kittitas County annual property tax assessment for such unit at such unit's MountainStar address, in which case such unit shall be considered a permanent residence for all purposes under this Agreement. "Site Development Plan" shall have that meaning set forth in Section 5.1(a) of this Agreement. "Subphase" or "Division" means a smaller area within a Phase, and may include one or more subdivisions of land. "Subsequent Actions" shall have that meaning set forth in Section 4.1(e) of this Agreement. "Term" shall mean thirty (30) years commencing upon the Effective Date. as set forth in Section 1.2 of this Agreement. "Transfer Agreement" shall have the meaning set forth in Section 9 of this Agreement. "Trendwest" shall mean Suncadia and/or collectively Trendwest Resorts, Inc. and Trendwest Investments, Inc., as set forth in the Preamble of this Agreement. "Trendwest Investments" shall mean Trendwest Investments, Inc., a Washington corporation, as set forth in the Preamble of this Agreement. Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page l6 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 20 of 118 "Trendwest Property" shall mean the property located within the boundary of the Resort and more particularly described in the legal description attached as EXHIBIT A (Rev. 1), as set forth in Recital B of this Agreement. "Trendwest Resorts" shall mean Trendwest Resorts, Inc.. an Oregon corporation registered to conduct business in the state of Washington. as set forth in the Preamble of this Agreement. "Utilities" shall include, but not be limited to, all (i) stormwater and drainage systems and facilities, (ii) sewer systems and facilities. (iii) water systems and facilities (including, but not limited to, pumping and treatment stations, storage reservoirs or tanks, and transmission lines), (iv) electrical substations and transmission lines, (v) telecommunications systems and facilities (including, but not limited to, telephone exchanges and lines, cable, and fiber optic), and (vi) natural gas. "Vesting Date" shall have the meaning set forth in Section 4. ] (a) of this Agreement. "Visitor -Oriented Amenities" means the following uses designed to support the users of MountainStar_ (i) restaurants, cafes, delicatessens, pubs, taverns and cocktail bars, and entertainment associated with such uses. (ii) meeting facilities for meetings of all types, conferences, and religious worship and church uses, (iii) on-site retail and commercial services limited to those types and levels of use designed to support the recreation and convenience needs of the users and employees of MountainStar and which do not duplicate the full range of retail and commercial services available in adjacent communities, and (iv) recreation businesses and facilities. The retail sale of gasoline and diesel fuels shall be prohibited at MountainStar and therefore does not constitute a Visitor -Oriented Amenity or a permissible on-site retail or commercial service for any purpose under this Agreement. 5uncadia Master Planned Resort Development Agreement (Arnendcd and Restated 12-02-200$) Page 19 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 21 of 118 Section 3. OBLIGATIONS OF TRENDWEST AND THE COUNTY 3.1 Obligations of Trendwest. (a) Generally. The Parties acknowledge and agree that the County's agreement to perform and abide by the covenants and obligations of the County set forth herein is material consideration for Trendwest's agreement to perform and abide by the covenants and obligations of Trendwest set forth herein. (b) MPR Project Development Permit and MountainStar MPR Conditions. Except as otherwise specifically agreed to by the County. Trendwest shall comply with all conditions as set forth in the MPR Project Development Permit and MountainStar MPR Conditions, as approved by the BOCC, and attached as EXHIBIT F-1 to this Agreement. 3.2 Obligations of County. The Parties acknowledge and agree that Trendwest's agreement to perform and abide by the covenants and obligations of Trendwest set forth herein is material consideration for the County's agreement to perform and abide by the covenants and obligations of the County set forth, herein. Section 4. STANDARDS, LAWS AND PROCEDURES GOVERNING MOUNTAINSTAR 4.1 Permitted Uses; Applicable Law. (a) Vested Rigbts. Trendwest shall have the vested right to develop MountainStar pursuant to the Applicable Law as set forth in Section 4.1(c). Trendwest's rights shall vest as of the Effective Date (the "Vesting Date"); provided, however, that nothing herein shall limit the County's authority to require additional SEPA review in connection with applications for Subsequent Actions, including General Site Plans and Site Development Plans, pursuant to Sections 4.1(i) and 5.1 of this Agreement; provided further, however, that the County shall reserve authority to impose new or different regulations on Trendwest's development of Suneadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2009) Page 20 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 22 of 118 MountainStar to the extent required by a serious threat to public health and safety; and provided further, however, the parties agree that Trendwest's vested rights under this Agreement may be modified, and that the County may modify the MountainStar MPR Conditions or impose mitigation as part of a Subsequent Action based on statutes, rules. regulations, official policies, and standards other than the Applicable Law, under the following circumstances: (1) When the County reasonably believes in good faith that County approval of a Subsequent Action for MountainStar under the terms of this Agreement would result in a decision by a State or Federal administrative agency, or a Court of competent jurisdiction, that the County eligibility for funding, grants, program eligibility or other resources sought by the County would be impaired (for example, if approval of any portion of development would prohibit the County from being eligible under the National flood Insurance Program or result in higher premium rates to the County or it's property owners); (2) When the County reasonably believes in good faith that County approval of a Subsequent Action for MountainStar under the terms of this Agreement would result in a decision by a State or Federal administrative agency, or a Court of competent jurisdiction, that the County unlawfully failed to comply with the Endangered Species Act or other State or Federal laws or regulations in approving the Subsequent Action; or (3) When a State or Federal statute or regulation would impose cumulative standards for compliance on an area wide or countywide basis. Modifications under this section shall only be to the extent necessary to address the applicant's proportionate share of such cumulative standard (for example, if new federal water quality standards are adopted with cumulative in -stream standards, stormwater standards for Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 21 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 23 of 118 MountainStar may be adjusted to reflect Trendwest's proportional share for correction of the diminished water quality, if any} (The parties acknowledge that the examples included in the preceding exceptions are illustrative only and that review of the MountainStar proposal and the MountainStar EIS disclose no problem such as those described in the examples. Since the MountainStar proposal precludes development in the geomorphic floodplain, since there is no "taking" of listed species or its habitat, and since the Master Drainage Plan for MountainStar avoids discharges to streams, the examples included in the exceptions are used solely to describe the type of issue to which the exception could apply.) The County's modification actions under the exceptions listed above shall be limited to the minimum necessary to avoid the consequences described in the exceptions. The parties agree that the County shall advise Trendwest when the County believes any such circumstances arise and consult with Trendwest regarding the proposed modifications. The parties agree to pursue the dispute resolution procedures provided for in this Agreement and the MountainStar MPR Conditions to resolve any dispute regarding modifications under these exceptions to Trendwest's vested rights. For any of these exceptions to Trendwest's vested rights to the Applicable Law under this Agreement, Trendwest shall have the right, at its sole discretion and expense, to contest any claim or allegation, or to appeal any administrative decision or judicial determination, that would authorize or require the County to modify Trendwest's vested rights under this Agreement. Trendwest may also, at its discretion, agree to indemnify the County for the financial consequences of any final and binding decision of an administrative agency or court Suncadia Master Planned Resorl Development Agreement {Amended and Restated 12-02-2008) Page 22 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 24 of 118 of competent jurisdiction in lieu of the County modifying Trendwest's vested rights under this Agreement in response to any such final and binding decision. (b) Permitted Uses and MPR Approvals for MountainStar. The (i) Permitted Uses of MountainStar. (ii) the density and intensity of the use of the Trendwest Property, (iii) the maximum height, bulk and size of proposed buildings, (iv) the provisions for reservation or dedication of land for open space and other common purposes, (v) the location of public utilities, (vi) and other terms and conditions of development applicable to MountainStar shall be as set forth in the MPR Approvals and this Agreement, including the Development Standards set forth in Section 4.1(d) of this Agreement. (c) Applicable Law. The rules, regulations, official policies, standards and specifications applicable to MountainStar shall be those set forth in the MFR Approvals and this Agreement, including the Development Standards set forth in Section 4.1(d) of this Agreement ("Applicable Law"). To the extent not addressed by the MPR Approvals or by this Agreement, the Applicable Law shall also include approved Subsequent Actions, those provisions of Chapters 36.70A (Growth Management) and 58.17 RCW (Plats, Subdivisions, and Dedications) and the Kittitas County Code, EXHIBITS K, L and H, respectively, are incorporated herein. the County's Comprehensive Plan (including Chapter 2.4 related to Master Planned Resorts), all uncodified County ordinances and resolutions, as well as all other federal, state and County rules, regulations, official policies, standards and specifications in force and effect on the Vesting Date. Except as otherwise specifically provided herein, all references in this Agreement to federal, state and County laws, rules, regulations, official policies, standards and specifications shall be governed by and construed as Applicable Law in accordance with this section to which Trendwest is vested pursuant to Section 4.1(a) above. Sancadia Master Planned Resort Development Agreement {Amended and Restated 12-02-2008} Page 23 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 25 of 118 (d) Development Standards. The Development Standards set forth below shall apply to the development of MountainStar. Trendwest may choose to impose additional, more restrictive development standards through C.0&Rs or other methods. The following Development Standards shall apply to the development of MountainStar: (l) Consistency With Applicable Law and Development Agreement. Development of MountainStar shall comply with (i) all Applicable Law and (ii) the terms and conditions of this Agreement. (2) Permitted and Conditional Uses. The following uses are permitted and conditional uses within MountainStar: (a) The following are permitted uses within MountainStar: (i) Short -Term Visitor Accommodations as defined herein; (ii) Master Planned Resort Accommodation Units as defined herein; (iii) Developed On -Site Recreational Facilities as defined herein; (iv) Campgrounds and recreational vehicle sites with power and water; (v) Visitor -Oriented Amenities as defined herein; (vi) Cultural and educational facilities of all kinds, including, but not limited to, interpretative centers and exhibits, and indoor and outdoor theaters; (vii) Roadways and bridges, including privately owned and maintained roadways and bridges; 5uncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-20(18) Page 24 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 26 of 118 (viii) Industrial uses and capital facilities, utilities and services to the extent necessary to maintain and operate MountainStar; (ix) Temporary and/or permanent structures to serve as MountainStar sales office(s); and (x) Any other like or similar uses deemed by the Planning Director to be consistent with the purpose and intent of the MPR Approvals and RCW 36.70A-360. (b) The following is a conditionally permitted use within MountainStar, which use shall be reviewed and approved in accordance with Chapter 17.60 of the Kittitas County Code, Conduional Uses: and water. (i) Campgrounds and recreational vehicle sites without power (3) Phasing. The development of MountainStar and all associated infrastructure, including roads and bridges, and capital facilities, utilities and services (including water supply and wastewater treatment facilities and services), may be approved and constructed and/or bonded in Phases or Subphases. Development may be reviewed, approved and permitted individually through the General Site Plan and Site Development Plan approval processes set forth in Section 5.1 of this Agreement. All development approvals shall be consistent with the MPR Approvals and this Agreement. (4) Open Space Required. A cumulative total of at least eighty percent (80%) of the Trendwest property shall be preserved as Open Space. Pursuant to Site Development Plans approved under Section 5.1 of this Agreement, fifty percent (50%) Open Space shall he met for each Phase. These cumulative and individual Phase Open Space Suncadia Master Pianned Resort Development Agreement (Amended and Restated 12-02-2008) Page 25 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 27 of 118 percentage requirements do not need to be satisfied within the boundaries of any particular Phase. Instead, the land provided to meet such Open Space requirements may be located within, contiguous to, or adjacent to land proposed for development within one or more Phases. For example, Open Space provided in the Cie Elum River Corridor may be used to satisfy Open Space requirements for one or more Phases that do not themselves contain at least at least fifty percent (54%) Open Space or a cumulative total of eighty percent (80%) Open Space. The initial Phase of development shall include the designation of the Cie Elum River Corridor as Open Space. (5) Visitor -Oriented Amenities. Visitor -Oriented Amenities shall be provided with the first Phase of MountainStar in an amount approved through a General Site Plan and/or Site Development Plan under Section 5.1 below to serve Short -Term Visitor Accommodations and Master Planned Resort Accommodation Units constructed with such first Phase. (6) Short -Term Visitor Accommodations. Trendwest will market MountainStar as a Master Planned Resort. A minimum of two hundred (240) units of Short - Term Visitor Accommodations, as defined in Section 2 above, shall be provided with the first Phase of MountainStar. Short -Term Visitor Accommodations shall constitute more than seventy percent (70%) of all built and occupied Master Planned Resort Accommodation Units at full build -out of MountainStar. A cumulative total of more than 50% of all built and occupied Master Planned Resort Accommodation Units shall be Short -Term Visitor Accommodations during the build -out of MountainStar. Subject to the foregoing, individual development Phases or Subphases of MountainStar, with the exception of the first Phase, may include Master Planned Resort Accommodation Units of which less than fifty percent (50%) are Short -Term Visitor 5uneadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 26 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 28 of 118 Accommodations if such Phase is consistent with the MountainStar Resort Conceptual Master Plan and the MPR Project Development Permit and MountainStar MPR Conditions. This responsibility shall include monitoring and reporting practices and procedures determined acceptable to the Planning Director. (7) Developed On -Site Recreational Facilities. (i) First Phase. Developed On -Site Recreational Facilities must be included with the first Phase of the development of MountainStar in accordance with a General Site Plan and/or Site Development Plan approved pursuant to Section 5.1 below. The construction of such Developed On -Site Recreational Facilities shall be completed pursuant to a staging plan approved as part of the Site Development Plan for the first Phase. (ii) Subsequent Phases. Developed On -Site Recreational Facilities associated with subsequent Phases of MountainStar shall be constructed in accordance with the staging plan of Site Development Plan(s) approved pursuant to Section 5.1 below. (iii) Developed On -Site Recreational Facilities Built Over Multiple Phases/Subphases. The Parties recognize that certain Developed On -Site Recreational Facilities (e.g., golf courses) may be proposed for construction to begin with a particular Phase or Subphase of development and completed in a subsequent Phase or Subphase. The construction of such Developed On -Site Recreational Facilities shall be completed consistent with a staging plan in a Site Development Plan approved by the County under Section 5.1 below. (8) Retail/Commercial Services. Retail and commercial services shall be limited to those types and levels of use designed to support the recreation and convenience needs of the users and employees of MountainStar and shall not duplicate the full Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 27 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 29 of 118 range of retail and commercial services available in adjacent communities. Retail and commercial services offered on the resort shall be designed to discourage use from non -resort users by locating such services well within the site rather than on its perimeter. (9) Compatibility With Site and Adiacent Land Uses. The County shall ensure that MountainStar is compatible with the site and adjacent land uses through implementation of the following measures and guidelines: (i) Development of MountainStar must comply with all County development regulations for critical areas set forth in Title 17A, Critical areas, of the Kittitas County Code (the "Critical Areas Regulations"), (EXHIBIT 1) is incorporated herein by reference. (iii) To the maximum extent feasible, vegetation within riparian corridors, and wetlands regulated under the Critical Areas Regulations, shall be retained in their natural form, provided, however, that roads and bridges, utilities and trails may pass through riparian corridors and regulated wetlands provided that any such crossings of regulated wetlands are subject to appropriate requirements for restoration or replacement of impacted wetlands. (iii) Improvements and activities within MountainStar shall be located and designed to minimize any significant adverse effects on other uses in the surrounding area through establishing and maintaining on-site buffers between MountainStar and adjacent areas consistent with the Revised MPR Policies. Trails, utilities, passive recreational uses and private open space may be included within buffers. (10) Additional Development Standards and „Design Guidelines. Additional Development Standards and Design Guidelines associated with the construction of MountainStar are attached hereto as EXHIBIT J (Rev, 1). Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 28 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 30 of 118 (11) Density. The overall density (the average number of Master Planned Resort Accommodation Units per acre) of the Trendwest Property shall not exceed one (1) Master Planned Resort Accommodation Unit per acre; provided, however, that it is anticipated that the developed portions of the Trendwest Property will achieve much higher densities than set forth above in order to maximize Open Space. (e) Subsequent Actions. Trendwest may apply for other land use actions, approvals, agreements, permits or entitlements (collectively, the "Subsequent Actions') necessary or desirable to the development of MountainStar. Except to the extent additional environmental review has resulted in the imposition of new conditions pursuant to Sections 4.1(i) or 5.1(c), applications for Subsequent Actions shall be vested pursuant to Section 4.1(a) to Applicable Law asset forth in Section 4.1(c) of this Agreement. Subsequent Actions include County approval of General Site Plans and/or Site Development Plans for individual Phases or Subphases of the development of MountainStar to implement the MountainStar Resort Conceptual Master Plan. The specific processes for review and approval of General Site Plans and Site Development Plans are set forth in Section 5.1 below. Subsequent Actions also include, without limitation, the following: building permits; certificates of occupancy; lot line or boundary adjustments; subdivisions (including preliminary and final plat approval); resubdivisions; amendments to, or repeal of, this Agreement, the MPR Approvals or Subsequent Actions; forest practice permit applications; and shoreline substantial development permits pursuant to the Shorelines Management Act, Ch. 90.58 RCW. The County reserves the right to deny or condition applications for Subsequent Actions that are inconsistent with Applicable Law or this Agreement. (f) No Conflicting Enactments. Except as otherwise specifically set forth in Suneadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2009) Page 29 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 31 of 118 this Agreement, the County, including but not limited to the exercise by the BOCC of the County's police power or its taxing power, shall not apply to MountainStar or the Trendwest Property any ordinance, resolution, rule, regulation, standard, directive, condition or other measure (each, individually, a "County Law") that is in conflict with the Applicable Law (including this Agreement) or that reduces the rights provided by this Agreement unless agreed to in writing by Trendwest or imposed by the County through the exercise of its substantive SEPA authority pursuant to Sections 4.1(a) and 4.1(i) of this Agreement. Without limiting the generality of the foregoing, any County Law shall be deemed to conflict with Applicable Law, including this Agreement, if it would accomplish any of the following results, either through any Subsequent Action or through the imposition of any condition of approval, by specific reference to MountainStar in any other enactment, or as part of a general enactment that applies to or affects MountainStar: thereof; (1) otherwise limit or reduce the density of MountainStar, or any pari (2) otherwise change any land use designation or Permitted or Conditionally Permitted Use of the Trendwest Property; (3) limit or control the location of buildings. structures, clearing, grading, or other improvements of MountainStar in a manner that is inconsistent with or more restrictive than the limitations in the Applicable Law; (4) limit or control the availability ofpublic utilities, services or facilities or any privileges or rights to public utilities, services or facilities (e.g., water rights, water connections, sewage capacity rights, sewer connections) for MountainStar, provided that nothing in this subsection shall be interpreted to limit the authority of any public utility, service Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2006) Page 30 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 32 of 118 or facility provider that is not a party to this Agreement to require anything legally necessary or appropriate prior to any commitment to provide such utilities, facilities and/or services; (5) require the issuance of additional permits or approvals by the County other than those required by the Applicable Law; (6) establish, enact, or increase in any manner applicable to MountainStar, whether directly by the BOCC or other County election. or impose against the development of MountainStar, any fees, taxes (including, without limitation, general, special and excise taxes), assessments, liens or other financial obligations other than (i) those specifically permitted by this Agreement, and as provided in the MPR Project Development Permit and MountainStar MPR Conditions, and (ii) any County -wide taxes or applicable taxing district and assessments (including an authorized County -wide tax or assessment on master planned resorts generally if there are two or more master planned resorts approved pursuant to RCW 36.70A,360 in Kittitas County); or (7) limit the processing of applications for, or the obtaining of, Subsequent Approvals. (g) Exceptions to "No Conflicting Enactments." Notwithstanding the "no conflicting enactments" provisions of Section 4.1(0 above, the following provisions shall apply: (1) Uniform Codes. The County may apply the then -current Washington State Building Code, Chapter 19.27 RCW, and other uniform construction codes to new applications for building permits necessary for the development of MountainStar throughout the Term of this Agreement, provided that any such uniform code shall apply to MountainStar only to the extent that the code has been adopted by the County for application on a county -wide basis. Suneadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 31 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 33 of 118 (2) Life/Safell Road Standards. The County may impose the then - current road standards necessary to address life/safety issues and concerns in accordance with the provisions of EXHIBIT J (Rev, l ), provided that any such life/safety road standard shall apply to MountainStar only to the extent such standard has been adopted by the County for application on a county -wide basis. (3) Processing Fees. Fees charged by the County which solely represent the reasonable costs to the County for County staff time and resources spent reviewing and processing Subsequent Approvals are referred to in this Agreement as "Processing Fees." The County may charge Trendwest the applicable Processing Fees that are operative and in force and effect at the time such fees are customarily required by the County to be paid. In addition, Trendwest and the County shall enter into a staffing and cost reimbursement agreement(s) which provides for Trendwest funding of additional County staff or consultant services necessary to permit the expeditious processing of applications for Subsequent Actions without adversely affecting the timely review of other approvals requested by third parties unrelated to this Agreement. (4) Results of Monitorine. The County may impose additional mitigation, may revise required timeframes or scopes of required mitigation, or may otherwise impose additional conditions reasonably necessary to address the significant impacts identified in the various monitoring reports required by the MPR Project Development Permit and MountainStar MPR Conditions. If the results of monitoring demonstrate that impacts which are the subject of mitigation conditions required by the MPR Project Development Permit or MountainStar MPR Conditions no longer require such mitigation conditions, or that such 5uneadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 32 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 34 of 118 impacts could be satisfactorily addressed through less stringent mitigation conditions, the County may waive or modify such mitigation conditions or required timeframes as appropriate. (h) No Restrictions or Limitations on the Rate or Tithing of Development. Except as provided in the MPR Project Development Permit and MountainStar MPR Conditions, and Applicable Law, the County shall have no authority to restrict or limit the rate and/or timing of development for MountainStar. In the event a County Law (as defined in Section 4.1 (0) is enacted, whether by action of the BOCC, the Planning Commission or County staff; or by initiative or referendum, issuance of a Subsequent Action or any other means, which relates to growth rate. timing, phasing or sequencing of new development or construction in the County or, more particularly, development and construction of all or any part of MountainStar, such County Law shall not apply to MountainStar or any portion thereof. (i) Further SEPA Review. In accordance with the Planned Action Ordinance, the County's environmental review of any Subsequent Action pursuant to SEPA shall utilize the MountainStar EIS to the fullest extent permitted by law. Under the Planned Action Ordinance, the County retains substantive SEPA authority to address probable significant adverse environmental impacts not analyzed in the MountainStar EIS. In addition, further SEPA review may be required in connection with General Site Plans and Site Development Plans submitted by Trendwest which propose deviations from the MountainStar Resort Conceptual Master Plan or from approved General Site Plans or Site Development Plans in accordance with Section 5.I below. Conditions resulting from such further SEPA review may be based on then - current adopted County SEPA policies. Costs associated with any additional SEPA review required by the County pursuant to this Agreement shall be borne by Trendwest. Suncadia !Master Punned Resort Development Agreement (Amended and Restated I2-02-2008) Page 33 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 35 of 118 4.2 Timing of Construction and Completion. Except as provided in a Site Development Plan approved pursuant to Section 5.1 below or Applicable Law, there is no requirement that Trendwest initiate or complete development of MountainStar within any particular period of time, and the County shall not impose such a requirement on any Subsequent Action. Subject to the foregoing, the Parties agree that Trendwest shall be able to develop MountainStar in accordance with Trendwest's own time schedule in light of market conditions, and that Trendwest shall determine the order in which Phases of MountainStar shall be developed. Section 5. COOPERATION -IMPLEMENTATION 5.1 General Site Plan and Site Development Plan Process. (a) Purpose. The planning and approval process for the development of MountainStar is intended to proceed from the general to the specific, generally in the following sequence: (i) MountainStar Resort Conceptual Master Plan; (ii) General Site Plan; (iii) Site Development Plan(s); and (iv) platting (if required). The MountainStar Resort Conceptual Master Plan, as approved and conditioned through the MPR Project Development Permit and MountainStar MPR Conditions, together with the Development Agreement, are intended to provide the general, conceptual development plan for MountainStar. It is anticipated that field conditions, market factors, environmental constraints and opportunities, design considerations and other similar factors will cause the MountainStar Resort Conceptual Master Plan and Development Agreement to change and be refined from time to time. Such changes and refinements may be included in implementing the General Site Plans and Site Development Plans described below, as well as in preliminary and final plats and building permits. Suneadia Master Planned Resor) Development Agreement (Amended and Restated I2-02-2()081 Page 34 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 36 of 118 The MountainStar Resort Conceptual Master Plan, Development Agreement and the MPR Project Development Permit and MountainStar MPR Conditions shall be implemented through submission to and approval by the County of General Site Plans and Site Development Plans in accordance with this Section 5.1. General Site Plans may be submitted to the County in the discretion of Trendwest. but shall not be a prerequisite to the submittal by Trendwest of a Site Development Plan for County approval. The boundaries of a General Site Plan shall be determined by Trendwest, and may encompass a Resort area which includes one or more proposed Phases, a group of Subphases, a Subphase, or a discrete element of the Resort. A General Site Plan may be geographically broader than a subsequent, related Site Development Plan (e.g. a General Site Plan may encompass an entire Phase while a subsequent, related Site Development Plan may encompass only a single Subphase within such Phase). A General Site Plan is a planning too] which provides a frame of reference that is more detailed than the MountainStar Resort Conceptual Master Plan, but is less detailed than a subsequent, related Site Development Plan. An approved General Site Plan provides the County with additional information with which to evaluate a subsequent, related Site Development Plan(s), while also providing Trendwest with County approval and planning certainty with respect to matters such as areas and types of land use, general location of roadways, open space, recreational facilities and amenities, and overall relationship to adjacent areas of MountainStar. A Site Development Plan may address an area covered by a General Site Plan, or a smaller area. General Site Plans and Site Development Plans shall be submitted to, reviewed and approved by the County in accordance with this Section 5.1. Sunradia Master Planned Resort Development Agreement (Amended and Restated 12-02-2009) Page 35 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 37 of 118 (Ir) General Site Plan Which Is Consistent With Conceptual Master Plan and the Development Agreement. A General Site Plan that is consistent with the approved MountainStar Resort Conceptual Master Plan and the Development Agreement shall be submitted to the Planning Director and reviewed and approved by the Planning Director in accordance with this Section 5.1(b). Before approving a General Site Plan, the Planning Director shall provide public notice and submit such proposed General Site Plan to the Environmental Health Director, Building Inspector, Fire Marshall. County Engineer, Sheriff, Solid Waste Department and any other County offices or officials deemed appropriate for their review and comment. A General Site Plan shall be approved by the Planning Director if the Planning Director finds that such General Site Plan is consistent with. (i) the MPR Approvals, including the MountainStar Resort Conceptual Master Plan; (ii) this Agreement; and (iii) Applicable Law. (c) General Site Plan Which Deviates From Conceptual MasterPlan or the Development Agreement. In recognition that site-specific implementation of the MountainStar Resort Conceptual Master Plan and the Development Agreement will be affected by market, environmental and field conditions, or other factors, throughout the Term of this Agreement, the BOCC may approve a General Site Plan that includes deviations from the Conceptual Master Plan and the Development Agreement in accordance with the provisions of this Section 5.1(c). A General Site Plan that does not deviate significantly from the Conceptual Master Plan or Development Agreement may be reviewed and approved by the BOCC in the manner set forth in Section 5.1(b) above. For all purposes under this Section 5. 1, insignificant deviations from the Conceptual Master Plan or the Development Agreement proposed in a General Site Plan may include, but shall not be limited to. (i) the location of roads, trails and utilities, (ii) Developed On -Site Recreational Facilities and Visitor -Oriented Amenities, provided Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 36 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 38 of 118 the overall scale and intensity of such facilities and amenities shall not significantly exceed the scale and intensity of such facilities and amenities analyzed in the MountainStar EIS, (iii) the location, quantity and type of Master Planned Resort Accommodation Units. provided overall housing density at full build -out shall not exceed 4,650 Master Planned Resort Accommodation Units, and (iv) changes allowed under Section 4.1(g)(2) and Section 6.1. If. notwithstanding the foregoing, the BOCC determines that a proposed General Site Plan deviates significantly from the Conceptual Master Plan or the Development Agreement, then the General Site Plan shall be reviewed and acted upon by the BOCC following Community Development Services review and recommendations and, should the BOCC so elect, the review and recommendation of the Planning Commission. In order to approve a deviation from the Conceptual Master Plan or Development Agreement proposed in a General Site Plan. the BOCC shall find that the probable significant adverse environmental impacts associated with such deviation are the same as, or are not significantly greater than, those impacts analyzed in the MountainStar EIS. In the event the BOCC finds that any such significant deviation is likely to have new, probable significant adverse impacts that are not mitigated, or impacts significantly greater than those analyzed in the MountainStar EIS, the County shall conduct further environmental review under SEPA and may impose additional mitigation conditions as deemed necessary. consistent with the Planned Action Ordinance. Ail approved deviations shall be documented by the County, and, unless such documentation indicates to the contrary. shall be allowed for Subsequent Actions without further review or approval or statement s required under Sections 5.1(8)(3) or 5.1(h)(] ])or amending action under Section 6.2. (d) Review and Approval of Site Development Plan. A Site Development Plan shall be reviewed and approved by the County in the same manner as General Site Plans Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 37 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 39 of 118 pursuant to Sections 5.1(b) and 5.1(c) above; provided, however, that: (i) a Site Development Plan which is consistent with the MountainStar Resort Conceptual Master Plan and the Development Agreement or an approved General Site Plan and a Site Development Plan which deviates from the Conceptual Master Plan or the Development Agreement or. alternatively, and if applicable, from an approved General Site Plan in an insignificant way(s) may be reviewed and approved by the BOCC without Planning Commission review; and (ii) a Site Development Plan which deviates from the Conceptual Master Plan or the Development Agreement or, alternatively, and if applicable, from an approved General Site Plan in significant way(s) shall be reviewed and acted upon by the BOCC following the process set forth in Section 5.1(c) above. (e) Amendment to Conceptual Master Plan, Development Agreement or Anyroved General Site Plan or Site Development Plan. Proposed amendments to the MountainStar Resort Conceptual Master Plan, the Development Agreement or an approved General Site Plan or Site Development Plan shall he submitted and reviewed as set forth in Sections 5.1(b), (c) and (d) and in Section 6. (f) Effect of Approval. Approval by the County of a General Site Plan will constitute County approval of the general site plan set forth in such General Site Plan, including but not limited to matters such as areas and types of land use, general location of roadways, open space, recreational facilities and amenities, and overall relationship to adjacent areas of MountainStar. Approval by the County of Site Development Plan will constitute County approval of the specific site plan set forth in such Site Development Plan, and shall serve as authorization to construct Utilities provided for in that Site Development Plan and other improvements that do not require building or construction permits under the County Code. Approval of a Site Development Plan shall also serve as authorization for the submission of Suncadia Master Planned Resort Development Agrecmcnt (Amended and Restated 12-02-2008) Page 39 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 40 of 118 building permit applications for structures that do not require approval of a plat application. if such plat application was not submitted for review and approval concurrent with the Site Development Plan. Approved General Site Pians and Site Development Plans which include deviations from the MountainStar Resort Conceptual Master Plan shall be deemed to have amended such Conceptual Master Plan to the extent of such deviations. (g) Submittal Requirements for General Site Plan. A proposed General Site Plan shall include the following: (l) A vicinity map showing the planning area and its relationship to surrounding areas; (2) A map of the applicable site drawn to an appropriate scale depicting the following: (i) Arrangement of land uses by type (Master Planned Resort Accommodation Units, including Short -Term Visitor Accommodation Units. Visitor -Oriented Amenities, Developed On -Site Recreational Facilities. Open Space and other Permitted and Conditionally Permitted Uses); Recreational Facilities; (ii) Elevation contours at intervals appropriate for site terrain; (iii) The location and type of any Developed On -Site (iv) The location of Open Space areas; and (v) The general location of road right-of-ways. (3) A statement identifying any deviation(s) between such plan and the MountainStar Conceptual Master Plan or the Development Agreement; (4) Any appropriate environmental documentation; and Suncadia Master Planned Resort Devek>pment Agreement (Amended and Restated 12-02-2009) Page 39 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 41 of 118 (5) At the option ofTrendwest, preliminary boundaries and lot lines for parcels and lots. (h) Submittal Reguirements for Site Development Plan. A proposed Site Development Plan for the entire MountainStar project, or Phase or Subphase thereof. shall include the following: (1) A vicinity map showing the location of the Resort area encompassed within such plan; (2) A map of the applicable site drawn to an appropriate scale depicting the following: (i) Arrangement of land uses by type (Master Planned Resort Accommodation Units, including Short -Term Visitor Accommodation Units, Visitor -Oriented Amenities, Developed On -Site Recreational Facilities, Open Space and other Permitted Uses), including descriptions of land use and approximate percentage of land in each use category; (ii) Boundaries and lot lines for all parcels and lots; (iii) Elevation contours at intervals drawn to an appropriate scale for the Resort area encompassed within the plan; (iv) Names and dimensions of public roads bounding or near the site; (v) Preliminary engineering plans, including site grading, road improvements, drainage and public utilities extensions; (vi) Location of all buildings identified by type of use; (vii) Location and number of off-street parking areas, including type of surfacing; and the approximate number of spaces to be provided; Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 40 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 42 of 118 driveways; Recreational Facilities; Space and percentages; and (viii) The location, type and dimensions, and names of roads and (ix) The location, type and dimensions of Developed On -Site (x) The locations and calculations of the total area of Open (xi) Proposed location of fire protection facilities. (3) A statement describing the development plan in relationship to adjacent development and natural features; (4) A description of the Master Planned Resort Accommodation Units (including Short -Term Visitor Accommodation Units), Visitor -Oriented Amenities, Developed On -Site Recreational Facilities, Open Space and other Permitted and Conditionally Permitted Uses proposed by Trendwest for the Resort area encompassed within the Site Development Plan; (5) A description of plans for landscaping (including tree planting) and restoring natural areas affected by construction and the preserving Open Space; (6) Provisions to ensure permanence and maintenance of Open Space (a sample format for addressing Open Space requirements is attached hereto as EXHIBIT M (Rev. 1) and incorporated herein); (7) A description outlining future land ownership patterns within the development. including any planned homeowners' associations, and proposed CC&Rs, if any. (8) Proposed plans for: (i) water supply, including demand and supply assumptions and methodologies used to develop such plan; (ii) water supply storage and 5uncadia Master Planned Resort Deveiopment Agreement (Amended and Restated 12-02-2009) Page 41 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 43 of 118 distribution systems; (iii) sewage collection, treatment and disposal; (iv) surface water management; and (v) solid waste management; (9) A staging plan describing the timing or sequence of construction for all the elements of the Site Development Plan, including Developed On -Site Recreational Facilities and Visitor -Oriented Amenities; (10) Results of monitoring as required by the MountainStar MPR Conditions and Section 4.1(g)(4) above as of the date of submittal of the Site Development Plan, (11) A statement identifying any deviation(s) between such plan and the MountainStar Resort Conceptual Master Plan or the Development Agreement or, alternatively, and if applicable, an approved General Site Plan; and (12) Any appropriate environmental documentation. (i) Application for Building Permit Accompanying Proposed Site Development Plan. If a proposed Site Development Plan (or an amendment to an approved Site Development Plan) also includes an application for a building permit for a building requiring potable water, satisfactory evidence pursuant to RCW 19.27.047(1) of an adequate water supply for the intended use of each such building shall be provided to the County, which evidence may be in the form of a water right permit from the Department of Ecology, a letter from an approved water purveyor stating the ability to provide water, or another form the Environmental Health Director deems sufficient to verify the availability of an adequate water supply; provided, however, that building permits may be issued without proof of permanent potable water for structures other than Master Planned Resort Accommodation Units that will not be occupied full-time (e.g. model homes constructed for marketing, purposes and sale(s) office), which may, if necessary, be served by temporary sources of water. Suncadia Master Planncd Resort Development Agreement (Amended and Restated 12-02-2008) Page 42 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 44 of 118 5.2 Subdivision Applications. (a) Applications to subdivide property within MountainStar shall be submitted consistent with this Agreement and the requirements of Title 16 KCC. Plats, Subdivisions, Dedications, and Ch. 58.17 RCW. Plat applications may be submitted and processed concurrently with review of a Site Development Plan under Section 5.1 above. Plat applications may be submitted for all or a portion of the proposed MountainStar development covered by a Site Development Plan. (b) Notwithstanding any provision of Title 16 KCC, Subdivisions, seemingly to the contrary, a plat application submitted to implement development of all or a portion of a Site Development Plan seeking preliminary and/or final plat approval shall be approved by the BOCC upon a finding that any such application is consistent with: (i) the MPR Approvals; (ii) an approved Site Development Plan; (iii) the requirements of Chapter 58.17 RCW regarding plats, subdivisions and dedications; and (iv) the terms and conditions of this Agreement. In the event the BOCC determines that any plat application submitted to implement the development of all or a portion of Site Development Plan is inconsistent with the terms and conditions of (i) the MPR Approvals; (ii) an approved Site Development Plan; (iii) the requirements of Chapter 58.17 RCW regarding plats, subdivisions and dedications, or (iv) the terms and conditions of this Agreement, then the BOCC shall require Trendwest to revise such plat application, MountainStar Resort Conceptual Master Plan, the Development Agreement, General Site Plan or Site Development Plan as may be necessary to ensure consistency. Approval of any subdivision application related to MountainStar shall include written findings as required by RCW 58.17.110_ Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 43 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 45 of 118 (c) A preliminary plat application may be approved by the BOCC without evidence of an adequate water supply to meet the needs of such proposed subdivision, provided that such evidence must be provided to the BOCC prior to final plat approval. Appropriate provisions shall have been made for the public health, safety and general welfare, including with respect to proposed sewage disposal and water supply systems, including potable water supplies, in accordance with RCW 58.17.110 with respect to any final plat that is consistent with Applicable Law, this Agreement and the MountainStar MPR Conditions_ 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 within 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 (e.g. letter of credit) 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 acceptable financial device (e.g. letter of credit) provided to the County shall be in an amount equal to at least one hundred ten percent (110%) percent of such estimated costs as determined by Trendwest's architects and engineers. The County shall have the right, at its expense, to retain its own architects and engineers to verify Trendwest's estimated costs hereunder. 5.4 Permit Issuance. Building permits and other Subsequent Actions required for the development of MountainStar shall be issued only after the County building official confirms with the Planning Director that the work to be performed under the building permit or Subsequent Action substantially conforms with an approved Site Development Plan. Suncadia Mastcr Pianned Resort Development Agreement (Amended and Restated 12-02-2008) Page 44 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 46 of 118 5.5 Processing of Subsequent Actions. (a) Upon submission by Trendwest of all appropriate applications and processing fees for any Subsequent Action necessary for MountainStar, the County shall promptly and diligently commence and complete all steps necessary to act on the application for a Subsequent Action including, without limitation. (i) the notice and holding of all required public hearings, and (ii) granting the Subsequent Action application as set forth below. (b) The County's obligations under Sections 4.1(e) and 5.1 of this Agreement are conditioned on Trendwest's timely provision to the County of all documents, applications, plans, and other information necessary for the County to meet such obligations and Trendwest entering into a staffing and cost reimbursement funding agreement pursuant to Section 4.l(g)(3) above. It is the express intent of Trendwest and the County to cooperate and work diligently and in good faith to obtain any and all Subsequent Actions. (c) The County may deny an application for a Subsequent .Action only if (i) such application does not comply with Applicable Law, (ii) such application is inconsistent with the MPR Project Development Permit and MountainStar MPR Conditions, or (iii) the County is unable to make all findings related to the Subsequent Action required by state law. The County may approve an application for such a Subsequent Action subject to any conditions necessary to bring the Subsequent Action into compliance with Applicable Law or to make the Subsequent Action consistent with the MountainStar Resort Conceptual Master Plan, and the MPR Project Development Permit and MountainStar MPR Conditions, so long as such conditions comply with Section 4.1(c) of this Agreement. If the County denies any application for a Subsequent Action, the County must specify in making such denial the modifications required to obtain approval of the application. Any such specified modifications must be consistent with Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 45 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 47 of 118 Applicable Law (including Section 4.1(c) of this Agreement), and the County shall approve the application if subsequently resubmitted for the County's review if it complies with the specified modifications. 5.6 Eminent Domain Power. The County shall cooperate with Trendwest in implementing the MountainStar Resort Conceptual Master Plan, the MPR Project Development Permit and MountainStar MPR Conditions, and the Subsequent Actions. If the following conditions are met, the County's obligation to cooperate with Trendwest to allow it to comply with a MountainStar MPR Condition, provision of Applicable Law, or requirement in connection with an application for a Subsequent Action shall include the lawful use by the County of its eminent domain power: (i) the use of such power shall be limited to conditions related to traffic impacts (e.g. required improvements to a public road); (ii) Trendwest shall have first made every reasonable effort to comply with such condition, law or application requirement without the exercise by the County of its power of eminent domain; (iii) Trendwest shall have considered reasonable modifications to the development of MountainStar that could eliminate the need for the County to exercise its power of eminent domain in connection with such condition, law or application requirement; and (iv), if applicable, the County has chosen not to waive or amend the requirements of such condition, law or application requirement. Trendwest shall be responsible for its Proportionate Share of any and all costs (including real property acquisition costs) incurred by the County in the exercise of its power of eminent domain hereunder. 5.7 Other Governmental Permits. Trendwest shall apply for such other permits and approvals as may be required by other governmental or quasi -governmental agencies in connection with the development of, or the provision of services to. MountainStar. The County shall cooperate with Trendwest in its efforts to obtain such permits and approvals. Suncadia Master Planned resort Development Agreement IAmended and Restated 12-{12-2008) Page 46 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 48 of 118 Section 6. AMENDMENT This Agreement may be amended from time to time. in whole or in part, by mutual written consent of the Parties or their successors in interest, in accordance with this Agreement as follows, provided that, except to the extent any amendment pertains to any Parcel Obligation(s) which has been assigned or transferred by Trendwest, "successors in interest' shall not include and shall not require the consent of any person or entity acquiring property or rights within the MPR: 6.1 Insubstantial Amendments. Any amendment to this Agreement that does not relate to (i) the Term of this Agreement, (ii) Permitted or Conditionally Permitted Uses for MountainStar and the Trendwest Property, (iii) provisions for reservation or dedication of land, (iv) conditions, terms, restrictions, or requirements for discretionary decisions in connection with Subsequent Actions, (v) the density or intensity of use of MountainStar, (iv) the development standards for MountainStar, or (vii) monetary contributions by Trendwest, shall not, except to the extent otherwise required by law, require notice or public hearing before the Parties may execute an amendment to this Agreement. The County retains the authority to review and approve insubstantial amendments in an open public meeting. 6.2 Amendments of the MPR Approvals or Subsequent Actions. No amendment of the MPR Approvals or any Subsequent Action shall require amendment to this Agreement. Instead, any such amendment automatically shall be deemed to apply to MountainStar and made subject to this Agreement, Nothing in this subsection shall modify the limitations applicable to such amendments established by this Agreement. 6.3 Parties Required to Amend. Where a portion of Trendwest's rights or obligations have been transferred pursuant to a "Transfer Agreement" as defined in Section 9 Suneadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2006) Pare 47 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 49 of 118 below, the signature of the person to whom such rights or obligations have been transferred shall not be required to amend this Agreement unless such amendment would materially alter the rights or obligations of such transferee; provided, however, that any such transferee shall be provided with thirty (30) days' prior written notice of any amendment to this Agreement. Section 7. COOPERATION IN THE EVENT OF LEGAL CHALLENGE 7.1 Cooperation. In the event of any administrative, legal or equitable action or other proceeding instituted by any person not a party to this Agreement challenging the validity of any provision of the MPR Approvals, this Agreement, or any Subsequent Action, the Parties shall cooperate in defending such action or proceeding to settlement or final judgment, including all appeals. Each Party shall select its own legal counsel and retain such counsel at its own expense, provided, however, that Trendwest will reimburse the County for the costs of its legal defense of any claim in court (as opposed to administrative or quasi-judicial administrative body) that the County lacked authority to enter into this Agreement or any material provision thereof. Section 8. DEFAULT 8.1 Defaults. Any failure by either Party to perform any term or provision of this Agreement, which failure continues uncured for a period of sixty (60) days following written notice from the other Party (unless the Parties have mutually agreed in writing to extend this period) shall constitute a default under this Agreement. Noncompliance by Trendwest with the MountainStar MPR Conditions or any one of them shall not constitute a default hereunder. Noncompliance by Trendwest with any MountainStar MPR Condition shall be resolved in accordance with the processes and procedures for same set forth in such MountainStar MPR Conditions. Any notice of default shall specify the nature of the alleged default and, where appropriate, the manner in which the alleged default may be satisfactorily cured. If the nature of Suncadia Master Planned Rcsort Development Agreement (Amended and Restated 12-12-2008) Page 4R Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 50 of 118 the alleged default is such that it cannot reasonably be cured within the 60 -day period, then the commencement of actions to cure the alleged default within the 60 -day period, and diligent prosecution of actions necessary to complete the cure of the alleged default after the 60 -day period, shall be deemed to be a cure within the 60 -day period. Upon a default of this Agreement that is not cured as provided above, the non -defaulting Party may institute legal proceedings to enforce the terms of this Agreement. If the default is cured, then no default exists and the noticing Party shall take no further action. 8.2 Enforced Delay; Extension of Time of Performance. Notwithstanding anything to the contrary contained herein, neither Party shall be deemed to be in default where delays in performance or failures to perform are due to war, insurrection, strikes or other labor disturbances, walk -outs, riots, floods, earthquakes, fires, casualties, acts of God, restrictions imposed or mandated by other governmental entities, enactment of conflicting state or federal laws or regulations, extended appeals, or similar basis for excused performance which is not within the reasonable control of the Party to be excused. Upon the request of either Party, an extension of time for such cause shall be granted in writing for the period of the enforced delay, or longer as may be mutually agreed upon. In the event such delays preclude development of MountainStar in an economically feasible manner consistent with the Mountain5tar Resort Conceptual Master Plan and the other MPR Approvals, the parties agree to negotiate in good faith to revise or terminate this Agreement. Section 9. ASSIGNMENT; TRANSFER; NOTICES 9.1 Assignment of Interests, Rights and Obligations. Trendwest shall have the right to assign or transfer all or any portion of its interests, rights, obligations or responsibilities under this Agreement, including the MPR Approvals and the Subsequent Actions, to third parties 5uneadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 49 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 51 of 118 acquiring an interest in MountainStar or the Trendwest Property, or any portion thereof, including, without Iimitation, purchasers or long-term ground lessees of individual lots, parcels, or any lots, condominiums, timeshares, homes or facilities comprising a portion of MountainStar. Such assignments or transfers shall be made pursuant to a written agreement ("Transfer Agreement") with consent as described in Section 9.2 below, or, if applicable, without consent as described in Section 9.3 below. 9.2 Transfer Agreements Requiring Consent. (a) Trendwest may enter into a written agreement ("Transfer Agreement") to transfer or assign all or any portion ofTrendwest's interests, rights, obligations and responsibilities under this Agreement, including the MPR Approvals and the Subsequent Actions, and to release Trendwest from its obligations and responsibilities pursuant to this Agreement, and the MPR Approvals and Subsequent Actions, but only after obtaining written consent from the County as described in this section, unless such transfer falls within those types of transfers not requiring consent pursuant to Section 9.3 below. Such Transfer Agreement may: (i) release Trendwest from obligations under this Agreement, including the MPR Approvals and Subsequent Actions, that pertain to that portion of MountainStar being transferred, provided the transferee expressly assumes such obligations and responsibilities; (ii) transfer to the transferee vested rights to improve that portion of MountainStar being transferred, and (iii) address any other matter deemed by Trendwest or the County to be necessary or appropriate in connection with the transfer or assignment. (b) Such Transfer Agreement shall not take effect unless and until the County has consented in writing to such transfer. The County's consent shall not be unreasonably withheld, conditioned, or delayed. To the extent any Transfer Agreement relates to mitigation Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) rage 50 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 52 of 118 measures designed to specifically benefit an Affected Jurisdiction or Public Body, the County shall not give its consent to such transfer until it has first consulted with such Affected Jurisdiction or Public Body regarding such transfer. Written notice of the proposed Transfer Agreement shall be mailed, first-class, to the County and any Affected Jurisdiction or Public Body in the matter set forth in Section 9.4 below at least forty-five (45) days in advance of the proposed date of transfer. Failure by the County to respond within forth -five (45) days after receipt of a request made by Trendwest for such consent shall be deemed to be the County's approval of the Transfer Agreement in question. The County may refuse to give its consent to a "Transfer Agreement only if there is a material reason for such refusal, including without limitation, (i) the transferee's failure to perform under a similar development agreement or (ii) a failure to demonstrate adequate financial capability to perform the obligations proposed to be assumed by such transferee. The County shall be entitled to contract at Trendwest's expense with third parties to assist with a reasonable due diligence review of a proposed Transfer Agreement. County determinations shall be made by the BOCC and are appealable to the Kittitas County Superior Court by Trendwest or an Affected Jurisdiction or Public Body. The effective date of a Transfer Agreement that is subject of an appeal to the Kittitas County Superior Court by an Affected Jurisdiction or Public Body shall not be stayed unless the Affected Jurisdiction or Public Body has timely secured appropriate judicial relief enjoining such Transfer Agreement from becoming effective. (e) Any Transfer Agreement shall be binding on Trendwest, the County and the transferee. Upon approval of a Transfer Agreement by the County, Trendwest shall be released from those obligations and responsibilities assumed by the transferee therein. Suncadia Master Planned Reson Development Agreement (Amended and Restated 12-02-20081 Page 51 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 53 of 118 (d) Trendwest shall be free from any and all liabilities accruing on or after the date of any assignment or transfer with respect to those obligations assumed by a transferee pursuant to an approved Transfer Agreement. No breach or default hereunder by any person that assumes any portion of Trendwest's obligations under this Agreement pursuant to an approved Transfer Agreement shall be attributed to Trendwest, nor may Trendwest's rights hereunder or under the MPR Approvals be canceled or diminished in any way by any such breach or default. (e) No breach or default hereunder by Trendwest shall be attributed to any person succeeding to any portion of Trendwest's rights or obligations under this Agreement, nor shall such transferee's rights be cancelled or diminished in any way by any such breach or default. 9.3 Transfer Agreements Not Requiring Consent. (a) The provisions of Section 9-2 above notwithstanding, a Transfer Agreement shall not require County consent or County consultation with an Affected Jurisdiction or Public Body if such agreement relates to the transfer o£ (i) any single residential parcel conveyed to a purchaser, (ii) any condominium, time-share or fractionally -owned unit conveyed to a purchaser, (iii) any property transferred as fewer than twenty (20) lots in a single transaction to a single builder, or (iv) any property that has been established as a separate legal parcel for a golf course, commercial, open space, park, hotel, or other use agreed to by Trendwest and the County as long as Trendwest or its assigns retain all obligations and responsibilities pursuant to this Agreement, and the MPR Approvals and Subsequent Actions, except for those obligations and responsibilities that can be fulfilled exclusively within the boundaries of, and by the development upon, the parcel or parcels transferred ("Parcel Obligation"). Parcel Obligations include, by way of illustration and without limitation, such items as individual lot landscaping or Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 52 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 54 of 118 buffering requirements, building setback, height or design requirements, wood -burning stove prohibitions, and access and infrastructure to be constructed solely within the boundaries of the parcel and intended to serve only the building(s) or uses located within that parcel. To be eligible for a transfer without consent pursuant to this subsection, Trendwest or its assigns shall retain all obligations and responsibilities pursuant to the MPR Approvals and Subsequent Actions (other than those that can be fulfilled exclusively within the boundaries of, and by the development on, the individual parcel), including, by way of illustration and without limitation, such items as overall project impact monitoring, public facility and fiscal impact mitigation (except for parcels transferred to a single builder hereunder), overall infrastructure necessary to serve more than one parcel of the Resort development, and offsite traffic mitigation. (b) The transferee in such a transaction and its successors shall be deemed to have no obligations under this Agreement other than the Parcel Obligations, provided that the transferee shall be bound by all conditions in the MPR Project Development Permit and MountainStar MPR Conditions deemed applicable by Trendwest and the County and embodied in CC&Rs, and shall continue to benefit from the vested rights provided by this Agreement for the duration of the Term. Nothing in this section shall exempt any property transferred from payment of applicable fees and assessments or compliance with applicable conditions of approval. 9.4 Notices. Any notice or communication required by this Agreement between the County and Trendwest must be in writing, and may be given either personally, electronically with evidence or receipt or by express delivery service, return receipt requested. if given by . registered or certified mail, such notice or communication shall be deemed to have been given and received on the first to occur of (i) actual receipt by any of the addressees designated below Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 53 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 55 of 118 as the party to whom notices are to be sent, or (ii) five (5) days after a registered or certified letter containing such notice, properly addressed, with postage prepaid, is deposited in the United States mail. If personally delivered or if delivery is made electronically or by express delivery service, a notice shall be deemed to have been given when delivered to the party to whom it is addressed. Any Party may at any time, by giving ten (10) days written notice to the other Party, designate any other address in substitution of the address to which such notice or communication shall be given. Such notices or communications shall be given to the Parties at their addresses set forth below: If to the County, to: Kittitas County Board of Commissioners Kittitas County Kittitas County Courthouse 205 West 5`", Room 110 Ellensburg, Washington 98926 Telephone: (509) 962-7508 Facsimile: (509) 962-7679 Email: bocc@co.kittitas.wa.us With copies to: Director of Community Development Services Kittitas County 411 N. Ruby Street, Suite 2 Ellensburg, Washington 98926 Telephone: (509) 962-7506 Facsimile: (509) 962-7697 Email: cds@co.kittitas.wa.us If to Suncadia, to: Prosecuting Attorney Kittitas County Kittitas County Courthouse 205 West 5't', Room 213 Ellensburg, Washington 98926 Telephone: (509) 962-7520 Facsimile: (509) 962-7022 Email: prosecutor(a:co.kittitas.wa.us Suneadia LLC 4244 Bullfrog Road, Suite 1 Cie Elum. Washington 98922 Suncadia Master Planned Resort Development Agreement (Amended and Restated I2 -02-200R) Page 54 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 56 of 118 Attn: Managing Director Telephone: (509) 649-3000 Facsimile: (509) 649-3059 Email: With copies to.- Hillis, o: Hillis, Clark, Martin & Peterson, A.S. 500 Galland Building 1221 Second Avenue Seattle, Washington 98101 Attn: Steven R. Rovig Telephone: 206-623-1745 Facsimile: 206-623-7789 Email: srr@hcmp.com Lathrop, Winbauer, Harrel, Slothower & Denison LLP 201 W 7" P.O. Box 1088 Ellensburg, WA 98926 Attn: F. Steven Lathrop Telephone: (509) 925-6916 Facsimile: (509) 962-8093 Email: steve(qDlwhsd.com Section 10. MISCELLANEOUS 10.1 Incorporation of Recitals and Introductory Paragraph. The Recitals contained in this Agreement, and the preamble paragraph preceding the Recitals. are hereby incorporated into this Agreement as if fully set forth herein. 10.2 Severability. If any term or provision in this Agreement, or the application of any term or provision of this Agreement to a particular situation, is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remaining terms and provisions of this Agreement, or the application of this Agreement to other situations, shall continue in full force and effect unless amended or modified by mutual consent of the parties. Notwithstanding the foregoing, if any material provision of this Agreement, or the application of such provision to a 5uncadia Master Manned Resort Development Agreement (Amended and Restaticd 12-02-2008) Page 55 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 57 of 118 particular situation, is held to be invalid, void or unenforceable, Trendwest may, in Trendwest's sole discretion, terminate this Agreement by providing written notice of termination to the County. 10.3 Other Necessary Acts. Each Party shall execute and deliver to the other all other further instruments and documents that are reasonably necessary to carry out and implement the MPR Approvals and the Subsequent Actions and that are necessary to provide to the other Party the full and complete enjoyment of its rights and privileges under this Agreement. 10.4 Other Miscellaneous Terms. The singular shall include the plural, the masculine gender shall include the feminine; "shall" is mandatory; "may" is permissive. 10.5 Covenants Running with the Land. Subject to Section 9 of this Agreement, all of the provisions contained in this Agreement shall be enforceable as equitable servitudes and shall constitute covenants running with the land pursuant to Washington law. Each covenant herein to act or refrain from acting is for the benefit of or a burden upon MountainStar, as appropriate, runs with the Trendwest Property and, subject to Section 9 of this Agreement, is binding upon each successive owner of all or a portion of the Trendwest Property during its ownership of such property. 10.6 Remedies. In addition to the remedies set forth in the MountainStar MPR Conditions, either Party may, in addition to any other rights or remedies, institute an equitable action to cure, correct, or remedy any default; enforce any covenant or agreement herein; enjoin any threatened or attempted violation thereof; enforce by specific performance: the obligations and rights of the parties hereto; or obtain any remedies consistent with the foregoing and the purpose of this Agreement. In no event shall either Party be entitled to recover from the other SUDCadia Mastcr Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 56 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 58 of 118 Party, either directly or indirectly, damages, costs or attorneys' fees in any legal or equitable action_ 10.7 Washington Law_ This Agreement shall be construed and enforced in accordance with the laws of the state of Washington. 10.8 Attorneys' Fees. In the event of any litigation or arbitration between the Parties regarding an alleged breach of this Agreement, neither Party shall be entitled to any award of attorneys' fees. 10.9 Covenant of Good Faith and Fair Dealing. Each Party shall use its best efforts and take and employ all necessary actions to ensure that the rights secured by the other Party through this Agreement can be enjoyed and neither Party shall take any action that will deprive the other Party of the enjoyment of the rights secured through this Agreement. 10.10 No Third -Party Beneficiaries. Except as expressly provided for and limited in (i) Section 4.1(g)(4), Results of Monitoring and (ii) Section 9.2, Transfer Agreements Requiring Consent, conveying certain limited rights upon Affected Jurisdictions and Public Bodies, this Agreement is for the benefit of the Parties hereto only and is not intended to benefit any other person or entity, and no person or entity not a party to this Agreement shall have any third -party beneficiary or other rights whatsoever hereunder. 10.11 Conflicts. In the event of a conflict, the terms and conditions set forth in the MountainStar MPR Conditions shall prevail over the terms and conditions of this Agreement, and the terms and conditions of this Agreement shall prevail over the terms and conditions of other MPR Approvals and Applicable Law. Section I1. ENTIRE AGREEMENT, COUNTERPARTS AND EXHIBITS Suneadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 57 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 59 of 118 11.1 Counterparts. Two copies of this Agreement shall be signed by each party, each of which copy is deemed to be an original. 11.2 Entire Agreement. This Agreement is an amendment and restatement of the 2000 Agreement, and the 2000 Agreement shall survive only to the extent not superseded by this Agreement. To the extent there is a conflict between the 2000 Agreement (including its exhibits) and this Agreement, this Agreement and its exhibits shall control. This Agreement consists of sixty-three (63) pages. including two (2) notary acknowledgement pages, 13 Exhibits attached to the 2000 Agreement, and 4 Exhibits attached hereto, which, collectively, constitute in full, the final and exclusive understanding and agreement of the Parties and supersedes all negotiations or previous agreements between the Parties with respect to all or any part of the subject matter hereof. All waivers of the provisions of this Agreement shall be in writing and signed by the appropriate authorities of the County and Trendwest. 11.3 Exhibits. 11.3.1 2000 Exhibits. The following exhibits are attached to the 2000 Agreement (the "2000 Exhibits"), are not attached to this Agreement, but are incorporated herein for all purposes, subject to the amendments thereto contained in Section 11.3.2 hereinbelow: Exhibit A Legal Description for Trendwest Property Exhibit B MountainStar Resort Conceptual Master Plan dated September, 2000, as amended per Section 5.1(f) Exhibit C Mountain5tar Subarea Plan (Ordinance No. 2000-12) , as amended Exhibit D Master Planned Resort Zoning District (Ordinance No. 2000-13) Exhibit E Rezone (Ordinance No. 2000-14) Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 58 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 60 of 118 Exhibit F MPR Project Development Permit and MountainStar MPR Conditions (Ordinance No. 2000-15) Exhibit G Planned Action Ordinance (Ordinance No. 2000-17) Exhibit H Kittitas County Code Exhibit I County Critical Areas Regulations Exhibit J Development Standards and Design Guidelines Exhibit K Chapter 36.70A RCW Exhibit L Chapter 58.17 RCW Exhibit M Sample Open Space Calculation Form 11.3.2 2008 Exhibits. The following exhibits are attached to this Agreement and incorporated herein for all purposes: Exhibit A (Rev. 1) Suncadia Master Planned Resort Legal Description (December 2, 2008) Exhibit F-1 Suncadia MPR Conditions of Approval (December 2, 2008) Exhibit J (Rev. 1) Development Standards and Design Guidelines (December 2, 2008) Exhibit M (Rev. 1) Sample Open Space Calculation Form (December 2. 2008) Section 12. RECORDATION OF DEVELOPMENT AGREEMENT Trendwest shall record an executed copy of this Agreement with the Kittitas County Auditor, pursuant to RCW 36.70B.190, no later than ten (10) days after the County executes this Agreement. Lengthy exhibits to this Agreement, including Exhibit H, Kittitas County Code, shall not be required to be recorded together with this Agreement; provided, however, that exhibits not Suncadia Master Planned Resort Development Agreement (Amended and Restated [2-02-2008) Page 59 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 61 of 118 recorded with this Agreement shall be maintained by the Kittitas County Planning Department and remain available for public inspection and copying during regular business hours throughout the Term of this Agreement. In some instances. ordinances approved by the County may not have been codified as of the Effective Date. In such instances, the codified versions of such ordinances shall be added to Exhibit H and delivered to Trendwest as they are codified by the County. The remainder nfthis page left intentionally blank. Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 60 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 62 of 118 IN WITNESS WHEREOF, this Agreement has been entered into by and between Trendwest and the County as of the day and year first above written. KITTITAS COUNTY J Its: Chairman t As authorized by Resolution No. 2 009- 'J 1 Approved As To Form: au • ins, Deputy Prosecuting Attorney SUNCADIA, LLC, a Delaware limited liability company By: Easton Ridge Investors, LLC, a Delaware limited liability company, it a i ber By: Ronald D. Olstad Its: Managing Director By: A 'ttles Its: Vice Prest ent — Controller Real Estate Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 61 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 63 of 118 STATE OF WASHINGTON ss. County of Kittitas ) I certify that I know or have satisfactory evidence that la AKKn.I oClct9 K is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Chairman of the Kittitas County Board of County Commissioners, to be the free and voluntary act of such county for the uses and purposes mentioned in the instrument. GIVEN under in hand and offcial'gg) this flay of �1 200 . 0 rintedName: , I 1 1 <iars i k_ Notary Public in and for the State o ashington My commission expires: J- 1 411 /0 STATE OF WASHINGTON ) ss. County of Kittitas ) On this day, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn, personally appeared RONALD D. OLSTAD, to me known to be the Managing Director of Easton Ridge Investors, LLC, a Delaware limited liability company, the Managing Member of Suncadia, LLC, a Delaware limited liability company, the company that executed the foregoing instrument, and acknowledged that the said instrument to be the free and voluntary act and deed of said company, for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute the said instrument. GIVEN under my hand and official sea] thi,/day of X,C'�%� , ?001— FLAT,g�'�i,� 4Printeme: \Son Exp}� s Notary Public in and r the State of Washington :��5 e My commission expires- –/� /O _ Q0 of PR Y ;U Z Y 04: Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 62 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 64 of 118 STATE OF WASHINGTON ) ss. County of Kittitas ) On this day, before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and swom, personally appeared GARY A. KITTLESON, to me known to be the Vice President — Controller Real Estate of Easton Ridge Investors, LLC, a Delaware limited liability company, the Managing Member of Suncadia. LLC, a Delaware limited liability company, the company that executed the foregoing instrument, and acknowledged that the said instrument to be the free and voluntary act and deed of said company, for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute the said instrument. GIVEN under my hand and official seal this/0 day o i`G L 20Q�. LA T,tl ���C, `�y�on Exr'`res'• � U =O�PgYG Po z O. z)• Printe ame:-*Ll'e- f - Not Public in and or the State of Washington My commission expires: —�� - Z 0 /0 Suncadia Master Planned Resort Development Agreement (Amended and Restated 12-02-2008) Page 63 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 65 of 118 EXHIBIT A (Rev. 1) Suncadia Master Planned Resort Legal Description December 2, 2008 LEGAL DESCRIP'nON FOR SUNCADIA LLC That portion of Sections 11, 13, 14, 15, 23, 24, and 25 all in Township 20 North, Range 14 East, Willamette Meridian, and that portion of Sections 18, 19, 20, 21, 2B, 29, 30, and 31 all in Township 20 North, Range 15 East, Willamette Meridian, in the County of Kittitas, State of Washington and described as follows: BEGINNING at the Northeast comer of said Section 19 as shown on the Plat of SUNCADIA PHASE 2 DIVISION 2 as recorded in Book 10 of Plats, Pages 170 through 183, under Auditor's File Number 200609280020, records of Kittitas County, Washington; Thence Southerly along the East line of said Section 19 to the North line of MOUNTAINSTAR PHASE 1, DIVISION 2 (Plat Alteration) as recorded in Book 9 of Plats, Pages 157 through 187, under Auditor's t=ile Number 200506160038, records of Kittitas County, Washington; Thence Easterly, Northerly, and Easterly along said North line to the Northeast corner of said Plat; Thence South along the East line of said Plat to the Northwest corner of the Plat of SUNCADIA PHASE 1 DIVISION 3 as recorded in Book 9 of Plats, Pages 94 through 120, under Auditor's File Number 200505040001, records of Kittitas County, Washington; Thence Eas#edy and Southeasterly along the North line and the Northeasterly line of said Plat of SUNCADIA PHASE 1 DIVISION 3 to the Westerly margin of Bullfrog Road; Thence Southerly and Southwesterly along said Westerly margin to the Northerly margin of SR 90, said point also being the Southeast comer of Lot 2 as described and/or delineated on the face of that certain Survey recorded .tune 13, 1995 under Auditor's File No. 582256 and filed in Book 21 of Surveys, Pages 46 and 47; Thence Westerly along the South line of said Lot 2 and said Northerly margin to the East line of the Blue Connection of the Good Luck Lode Mining Claim and the Good Luck Lode Mining Claim, U.S. Mineral Survey No. 998; Thence Northeasterly along the Southeasterly line and Northwesterly along the Northeasterly line of said Mineral Survey No. 998 to the East line of the Southwest quarter of said Section 30; Thence South along said East line to the South quarter corner of said Section 30; Thence West along the South line of said Southwest quarter to the Northwesterly line of said U.S. Mineral Survey No. 998; Thence Southwesterly along said Northwesterly line and Southeasterly along the 0.1300 NCos® !GOLDSMITH 6 x-0322- Prepared by: � DOC q >3c ASSN C LATE S" Page I of 3 Checked by: Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 66 of 118 Southwesterly line of said U.S. Mineral Survey No. 998 returning to the Northerly margin of SR 9D; Thence Westerly along said Northerly margin to the Easterly line of that property conveyed to the Stale of Washington by deed recorded under Auditor's File No, 1 999031 2001 9; Thence Northerly along said Easterly line and Westerly along the Northerly line of said property to the West line of said Section 31; Thence North along said West line to the Northwest comer of said Section 31; Thence West along the South line of the Southeast quarter of said Section 25 to the South quarter corner thereof; Thence North along the West line of said Southeast quarter and the West line of the Northeast quarter of said Section 25 to the Southeast corner of the Northeast quarter of the Northwest quarter of said Section 25; Thence West along the South line of said Northeast quarter of the Northwest quarter to the Southwest comer thereof; Thence North along the West line of said Northeast quarter of the Northwest quarter to the Northwest corner thereof; Thence North along the East line of the Southwest quarter of the Southwest quarter of said Section 24 to the Northeast comer thereof; Thence West along the North line of the said Southwest quarter of the Southwest quarter to the West line of said Section 24; Thence South along said West line to the Southwest corner of said Section 24; Thence West along the South line of said Section 23 to the Yakima River; Thence Northwesterly along said river to the West line of said Section 23; Thence North along the West line of said Section 23 to the Northwest comer thereof; Thence West along the South line of said Section 15 to the Southwest comer thereof; Thence North along the West line of said Section 15 to the Northwest comer thereof; Thence East along the North line of said Section 15 to the Northeast comer thereof; Thence North along the West line of said Section 11 to the Northwest comer of Lot 1A of that Tract Segregation Survey recorded in Book 21 of Surveys, Pages 44 and 45, under Auditor's File Number 582255, records of Kittitas County, Washington; Thence Easterly and Southerly along the Northerly and Easterly lines of said Lot 1 A, and Lot 2A, and Lot 4A of said Tract Segregation Survey, to the South line o1 said Section 11; Thence East along the South line of said Section 11 to the West line of Lot 4B of said Tract Segregation Survey; Thence North and West along the West line of said Lot 413, and Lot 3B, and Lot 1B of said Tract Segregation Survey. to the North line of said Section 11; Thence East along the North fine of said Section 11 to the Southwesterly margin of SR 903; Thence Southeasterly along said Southwesterly margin to the West line of the Northeast quarter of the Northeast quarter of said Section 11; Thence South along said West line to the Southwest corner thereof: Thence East along the South line of said Northeast quarter of the Northeast quarter to the East line of said Section 11; Thence South along said l=ast line to the Southeast corner thereof; Thence East along the North line of said Section 13 to the Northeast corner of said Plat of SUNCADIA PHASE 2 DIVISION 2; Thence South and East along the Easterly line thereof, to the West line of said Section 18; 02036Sutuco56-x-o322• Prepared by: O !GOLDSMITH o.r?oC I& ASSOCIATES? Page 2 of 3 Checked by:�Ej 'o, I °°g� — --U Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 67 of 118 Thence South atong said West line to the North line of the South half of said Section 18; Thence East along said North line to the Northeast comer of Parcel A of that certain Survey as recorded January 29, 1999, in Book 24 of Surveys, Page 10 under Auditor's Pile No 199901290041, records of Kittitas County, Washington; Thence Southeasterly along the Northeasterly line of said Parcel A to the East line thereof; Thence South along said East line to the Northerly line of said Plat of SUNCADIA PHASE 2 DIVISION 2; Thence Southeasterly along said Northerly line to the East line of said Section 18; Thence South along said East line and the East line of said Plat to the POINT OF BEGINNING; EXCEPT any portion thereof within Nelson Dairy Road. tip 3 ocl* rRES 7/17/06 02036SUNCo66•x•0322- Prepared by: O'GOLDSMETH O.DOG M ASSCQCIATESY Page 3 of 3 Checked by. 1 Enwn c Lm U a Ron- IC - s�ro Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 68 of 118 a O a Q z O Vi u.l z 1SV3 S 1 IN8 1SV3 t, E TM 0 z 4�' 2 0 0 a 0 0 z � m � b = a TY z °D a 0 d' c t i � H U Q Q � Q _ co j - rn o �J011 N Y t Vv ko 71 wo t r N Y O u > Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 69 of 118 Exhibit F-1 Suncadiat MPR Conditions of Approval 1. (a) Based on the foregoing analysis, this staff report concludes that the proposal can be conditioned so as to be compatible with applicable policies and regulations and to mitigate probable significant adverse environmental impacts identified in the EIS. The subarea plan amending the Comprehensive Plan land use map, rezoning of the site, and approval of the MountainStar Resort Conceptual Master Plan (Exhibit B to the Development Agreement Relating to the Development Commonly Known as MountainStar Master Planned Resort Between Trendwest Resorts, Inc. and Kittitas County) are recommended for approval subject to the Conditions set forth below. The Conditions identified herein are based on the proposed MPR master plan and design identified in the Final EIS, and probable significant adverse environmental impacts and mitigation measures identified in the Draft and Final E1Ss. Pursuant to the authority provided by WAC 197-11-655(3)(b), additional conditions based on the foregoing findings and conclusions are also identified. (b) The County shall review any proposed changes to the MPR in terms of their consistency with the significant impacts and mitigation measures identified in the EIS. As warranted, the County may require supplemental environmental review, and may impose appropriate mitigation measures, if it determines, in its sole discretion, that such additional review and/or mitigation is required by SEPA. (c) The Conditions set forth below include numerous references to federal, state and county laws, rules, regulations, official policies, standards and specifications applicable to the development of MountainStar. All such references herein shall be governed by and construed in accordance with the vesting and Applicable Law provisions set forth in Sections 4.1(a) and 4.1(c) of the Development Agreement. A. MASTER PLANNNED RESORT CONCEPTUAL MASTER PLAN/LAND USE. The EIS discusses adverse impacts to land and shoreline use, and the relationship of the proposal to relevant Growth Management Act and Comprehensive Plan policies relating to Master Planned Resorts, and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), the policies in Comprehensive Plan Section 2.4, Shoreline Master Program goals, policies, use regulations and environment designations, and KCC 17A, the following mitigation measures will be required. A-1 The MountainStar Resort Conceptual Master Plan (Exhibit B to the Development Agreement) shall be used to indicate the types, general layout and densities of uses within the MPR. The MPR will be developed in phases, each of which may contain one or more subphases. Development applications for phases or subphases shall be measured against the land uses indicated on the Conceptual Master Plan. Proposed changes to the Conceptual Master Plan shall follow the procedures identified in the Development Agreement. All land uses shall be ' Suncadia LLC, a Delaware limited liability company, is the successor in interest to Trendwest Resorts, Inc. and Trendwest Investments, Inc., and the name of the resort has been changed from "MountainStar Master Planned Resort" to "Suncadia Master Planned Resort." All references herein to Trendwest and MountainStar shall now be deemed to mean Suncadia. Suncadia MPR Conditions of Approval Page I December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page M of 118 consistent with the Comprehensive Plan and Zoning Code, including any amendments adopted for the MPR Subarea Plan and Zoning District, adopted at the time of MPR Approval. A-2 (a) 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. Infrastructure and Utilities required to serve any Phase or Division of development shall be completed concurrent with approval of occupancy of the subject Phase or Division. (b) The phasing of projects shall be in a way that fire protection can be maintained to protect the previous phase or phases. Water supplies for fire fighting and roads must be made available at the earliest point to allow the sites to be protected. As roads and paths become the established fire department/emergency access, maps should be kept up to date, with street names posted. Each development application shall specify how it relates to the overall MPR phasing program. A-3 The amount of land developed for specific land uses (i.e., residential, recreation) shall be as indicated in the MPR Development Application, as updated in the Development Agreement and the MountainStar Resort Conceptual Master Plan attached to the Development Agreement as Exhibit B. Specifically, the Resort may include up to: 327 hotel/lodge units; 1070 condominium units; and 3253 single family lots for a total of 4650 accommodation units. The nomenclature and criteria of Table 2-1 of the MPR FEES no longer apply. Open space shall be governed by Conditions A-4, A-5 and A-6. Consistent with the nature of long-term master planned development projects, changes may be proposed in response to market conditions, economic/financial or conditions or for other unanticipated reasons. As noted in the County's August 8 Staff Report in paragraph 8 of its Findings, the amount of land shown in the application and Final EIS to be developed for specific land uses is considered a maximum "budget" for those uses; flexibility is intended in regard to the siting of approved land uses. Changes in the amount of land allocated to approved uses, if proposed in subsequent general site plans or site development plans, or any proposed deviation from the Conceptual Master Plan, shall be reviewed and determined based on applicable procedures in MPR Development Agreement. Any changes to the locations, type or intensity of land uses shall be consistent with applicable MPR Policies and shall be considered in the context of any minimums or maximums established by these Conditions and consistency with environmental conditions. A-4 Open space lands within the MPR shall at a minimum include the following identified in the MountainStar EIS: Natural and Managed Lands that are retained in a substantially undeveloped state, which may include forested lands that are managed for habitat (approximately 2,700 acres); Perimeter Buffers around the perimeter of the MPR site (approximately 250 acres); Internal Buffers within the MPR site (approximately 1,300 acres); and Golf Courses (approximately 300 acres). Open space lands shall be segregated from other lands and shall be subject to a deed restriction, conservation easement or other mechanism ensuring permanent maintenance as open space. Prior to approval of the first site development plan for a phase or subphase, the applicant shall create one or more legal entities (e.g., conservation trust, homeowners associations or Trendwest management entity) which shall be responsible for maintaining open space lands on the site for their intended purpose. Suncadia MPR Conditions of Approval Page 2 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 71 of 118 A-5 Open space lands shall be managed to buffer sensitive environments from intensive development or activities; to retain and restore native plant communities and to maintain and enhance habitat; and, for developed areas, to provide an aesthetically pleasing landscape, provide habitat connections, and minimize risk of fire. To document and achieve these landscape planning objectives, Trendwest will finalize and submit to the County for approval the existing conceptual Land Stewardship Plan and a Noxious Weed Plan for the entire MPR site prior to any construction and/or land clearing activities for the first phase or subphase of MPR development. An amendment to the Land Stewardship Plan and Noxious Weed Plan shall be submitted to the County for approval with a general site plan or site development plan for any phase or subphase of MPR development if the general site plan or site development plan is inconsistent with such Land Stewardship Plan and/or Noxious Weed Plan. Such amendments shall demonstrate how the goals and policies of the Land Stewardship Plan and Noxious Weed Plan will be implemented for the developed area in the phase or subphase of MPR development covered in the general site plan or site development plan. The Land Stewardship Plan shall include and follow the Department of Natural Resources Backyard Stewardship Program, (Eastern Washington Type) as a model of fire prevention in the interface as a proven working program. The contents of the plan shall be as described in Plants & Animals Conditions B-23 and B-29. A-6 Open space lands shall be retained in a substantially undeveloped state. Development which may occur shall be limited to recreational trails, golf courses, roads and utility facilities required to meet the needs of the MPR. A-7 Lands within the geomorphic floodplain of the Cie Elum River shall remain undeveloped, except as provided herein, and shall protect the resources values and natural functions of the shoreline area. Clearing and disturbance shall be minimized. The following proposed activities may be permitted in the geomorphic floodplain, subject to submittal of appropriate development applications: non -motorized pervious trails, utilities, including a water intake, and a bridge and associated roads spanning the Cie Elum River, provided that impervious trails may be permitted on a case-by-case basis. Additional recreational facilities beyond those identified in the Final EIS, if any, shall be consistent with the Shoreline Master Program and other applicable regulations. Appropriate environmental review, or confirmation that adequate environmental analysis is contained in the MountainStar EIS, shall be conducted for any facilities located within the floodplain and all necessary permits will be obtained by the applicant. A-8 Private Open Space as defined in the MountainStar EIS (approximately 815 acres), which includes the undeveloped portions of lots developed for housing or resort uses may, be included in the calculation of open space for the MPR provided that binding deed restrictions, and/or covenants, conditions and restrictions (CC&Rs) are adopted to limit the amount of clearing and alteration of lots or areas. The amount of clearing on lots shall be consistent with Condition C -25(b). Single specimens of trees, ornamental shrubbery or similar plants used as plant covers, provided that they do not form Suncadia MPR Conditions of Approval Page 3 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 72 of 118 a means of rapidly transmitting fire from the native growth to any structure will be exempt. A-9 The MountainStar Resort Conceptual Master Plan and the "budget" for land uses include two golf courses on the property. An amendment of the Conceptual Master Plan has been made by the County allowing a third golf course. Supplemental environmental review may be required as provided in the Development Agreement, subject to Kittitas County findings contained in a Planned Action ordinance for the MPR. A-10 The Cle Elum River Corridor shown in Figure 2-2 of the MountainStar EIS shall be managed as Natural Open Space as identified in the EIS and consistent with the Land Stewardship Plan approved by the County pursuant to Conditions A-5 and B-29. B. NATURAL ENVIRONMENT Geology, Soils and Groundwater. The EIS discusses adverse impacts to geology, soils and ground water resources and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200 (d), Comprehensive Plan Policies GPO 2.194, 2.77, 2.78, and KCC 17A.04, 17A.05 and 17A.06, the following mitigation measures will be required. Erosion B-1 To mitigate and reduce sheet and channel erosion, the MPR shall employ Best Management Practices (BMPs) as set forth in the Department of Ecology's then current Stormwater Management Manual for Eastern Washington. BMPs shall include the following measures: (a) Source -control BMPs for cleared areas shall be applied. Surface water runoff will be directed away from exposed subgrades or into approved temporary and/or permanent stormwater conveyance systems. (b) Protective measures for stockpiled soils. (c) Temporary sedimentation traps or ponds. (d) Rock check dams along roadways and within drainage ditches (e) Silt fences shall be established along wetlands, stream and river corridors, open space areas and other sensitive areas. (1) Erosion control measures for stormwater discharge points. (g) Construction runoff shall be collected and treated by sediment ponds, turf -covered sand filters, temporary filtration or other approved methods. (h) Clean water entering construction areas shall not be allowed to mix with construction water. (i) A temporary erosion and sediment control plan (TESCP) shall be established and must be approved by Kittitas County prior to beginning major clearing and earthwork activities, including timber harvest. When a new manual and new BMPs are adopted by Kittitas County, the MPR shall incorporate the new BMPs into the design of any previously unapproved phases of development. Variances may be considered to ensure compatibility between operational and maintenance BMPs Suncadia MPR Conditions of Approval Page 4 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 73 of 118 applicable to different phases of development. B-2 During development, Trendwest shall implement the following erosion control measures: (a) Surface water and domestic discharge shall not be directed onto sloping areas or randomly daylight on the site. (b) All emergency overflows from infiltration ponds, or other drainage conveyance features, on slopes at grades of 5H:1 V or greater shall be tightlined to the base of the slope or to an approved outfall point. (c) Temporary TESC and infiltration facilities shall not be used for permanent facilities. (d) All proposed fill soils planned for slopes steeper than 5H: ] V shall be benched into the hillside and compacted. (e) Potential stormwater discharge from detention ponds into Stream C between approximately elevations 2,160 and 2,080 feet shall not exceed flows of 15 cfs. Landslides B-3 Minimum setback distances from the top of landslide hazard zones (as shown on Draft EIS Table 6-2) for structures and lined detention ponds, shall be 50 feet for Landslide Hazard Zone 3, 75 feet for Landslide Hazard Zone 2, and 125 feet for Landslide Hazard Zone 1; provided that the setbacks for Landslide Hazard Zone 2 and 3 may be reduced with grading and stormwater measures approved by a geotechnical engineer, and additional site-specific studies might be required. Setbacks for infiltration facilities and unlined detention facilities shall be determined through site-specific geotechnical and engineering analysis, and shall be subject to the recommendation of a licensed geologist, the approval by Kittitas County, and the issuance of any applicable construction permit. B-4 To minimize landslide risks, the following additional conditions shall be implemented: (a) Stormwater from the site shall be collected and tightlined away from the top of Landslide Hazard Zones I through 3. (b) No fill, topsoil or other debris shall be placed over the top of Landslide Hazard Zone 1. Any fill planned for slopes steeper than 5H: IV shall be benched and compacted into the hillside. (c) No cuts shall be made on or at the toe of Landslide Hazard Zone I unless approved by a licensed geotechnical engineer and Kittitas County. (d) No vegetation shall be removed from Landslide Hazard Zone 1, with the exception of dead or diseased trees, unless approved by a licensed geotechnical engineer and Kittitas County. Vegetation removed from Landslide Hazard Zones 2 and 3 shall be limited to the minimum clearing needed to permit construction. Seismic Activitv B-5 Uniform Building Code (UBC) guidelines shall be followed for siting and design of any facilities located in seismic hazard areas. Provisions for evaluating seismic issues as currently described in the draft International Building Code 2000 (IBC2000) shall be considered in design. If facilities are sited in areas prone to soil liquefaction, foundation supports shall be designed to extend deeper than the liquefiable soils. The Building and Fire Codes reference any where in Suncadia MPR Conditions of Approval Page 5 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 74 of 118 "This Document" shall reflect to the most current code/codes adopted by the Washington State Building Council and Kittitas County. This will allow buildings to be built with the most current codes applicable rather than the code at approval of the Development Agreement. Flooding. The EIS discusses adverse impacts to lands within the 100 -year floodplain of the Cie Elum River and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200 (d), Comprehensive Plan Policies GPO 2.193 through GPO 2.195, Comprehensive Plan Sections 2.2(D) and 2.2(E), Shoreline Master Program goal statements, use activity statements, environment designations and shoreline regulations, Flood Damage Prevention Ordinance 93-18, Comprehensive Flood Hazard Management Plan, and KCC section 17A.05, Critical Areas, the following mitigation measures will be required. B-6 Consistent with the MountainStar Resort Conceptual Master Plan (Exhibit B to the Development Agreement) and Land Use Conditions identified below, only the following uses may be developed within the geomorphic floodplain: pervious non -motorized trails (except as allowed in A-7) and other recreational facilities permitted by the Shoreline Master Program; utilities, including stormwater management facilities, sewer and water facilities, and other utilities reflected in the MountainStar application and Final EIS, Appendix A; and a bridge spanning the river and the 100 -year floodplain along with associated approach roads. Approval for these uses shall be contingent on review of the consistency of site-specific development applications with applicable provisions relating to flooding contained within the SMP, Flood Damage Prevention Ordinance and/or Critical Areas Ordinance, and other applicable Kittitas County regulations. Supplemental environmental review shall be required for the bridge spanning the Cle Elum River, to the extent that significant impacts of this element of the MPR are not fully addressed in the EIS for the Master Planned Resort. B-7 Applications for any development within the 100 -year floodplain, as delineated by FEMA, shall describe how any structures will be designed to protect human life and health, result in no net loss of floodplain storage, and be consistent with applicable setback provisions. The development within the floodplain requires "Floodplain development permits" for any work within the FEMA delineated area, which does not allow structures to be built within the floodway. Any development within the floodway shall result in no net loss of floodplain storage. Applications for any development within the 100 -floodplain, as delineated by FEMA, shall describe how any structures will be designed to protect human life and health. B-8 Clearing for approved development within the 100 -year and geomorphic floodplains shall be limited to the minimum necessary to accommodate permitted recreational facilities and to provide access to resort lands on the west side of the Cie Elum River. The design of any approved facilities shall also ensure minimal impacts to the shoreline environment and safe operations during flood events. Groundwater & Stormwater. The EIS discusses adverse impacts to groundwater and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policies 2.194 through 2.195 and 2.210, Suncadia MPR Conditions of Approval Page 6 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 75 of 118 Comprehensive Plan section 2.2(E), and Kittitas County storm water regulations, as amended, the following mitigation measures will be required. B-9 (a) Stormwater runoff shall be controlled according to an approved master drainage plan (MDP) that provides adequate retention/detention, promotes infiltration and provides water quality treatment. The MDF shall be prepared consistent with the standards, or functional equivalents, of the stormwater regulations referenced in these Conditions, and must be approved by the County Engineer prior to commencement of construction of MPR Infrastructure and Utilities as defined in the Development Agreement; provided, however, that this Condition does not preclude Trendwest from conducting lawful activities under its Forest Practice Application No. 2701173 approved by the Washington Department of Natural Resources. (b) The MDP shall incorporate the following considerations and standards: a) Infiltration facilities shall be used to infiltrate water. Facilities shall be located within or as close as possible to the developed sub -basin which would generate the surface water runoff. b) For sub -basins underlain by soil having low infiltration rates, runoff shall be routed to detention facilities which discharge either to downstream infiltration facilities or to existing surface water drainage systems. c) Surface dispersion and infiltration through roadside ditches in the lower -density residential areas shall be used. d) Residential roof runoff shall be infiltrated where permeable subsurface soils are present. e) The surface and subsurface drainage systems for the golf courses shall utilize infiltration sumps and trenches to infiltrate water into subsurface soils. (c) The applicant shall pay its proportionate share of Stormwater design and treatment improvements needed on county roads and intersections pursuant to these MPR Conditions of Approval. Water Quality. The EIS discusses adverse water quality impacts and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policies GPO 2.193, 2.194 and 2.210, Shoreline Master Program goals, policies, environment designations and use regulations, and KCC 17A.04 - 17A.08, Critical Areas Ordinance, the following mitigation measures will be required. Construction Impacts B-10 A Temporary Erosion and Sedimentation Control Plan (TESCP) shall be prepared prior to land clearing and construction activities commencing, and as part of the Stormwater pollution prevention plan accompanying any NPDES permit application required due to proposed discharges to surface waters of the state. Erosion and sediment control measures shall be as specified in the most current Department of Ecology Storm Water Management Manual for Eastern Washington. Measures shall include best management practices (BMPs) for the control of sediments and pollutants; measures for marking of clearing limits; temporary and permanent cover of exposed soils and stockpiles; silt fencing, construction entry and roadway stabilization; sediment traps and ponds; wet season construction protective measures; controlled and lined Suncadia MPR Conditions of Approval Page 7 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 76 of 118 concrete washout areas; waste disposal measures; and an accidental spill control and cleanup plan. B-11 No earthwork shall occur between November I and February 28 in areas with high erosion potential. These dates may be extended by the Planning Director based on dry/wet weather conditions. Post -Construction Impacts B-12 The applicant shall monitor water quality as identified in the DEIS, FEIS, and these Conditions. Proposed monitoring programs shall be prepared and submitted to the County for its review and approval prior to approval of initial site development plan. The Water Quality Monitoring Program, which shall be implemented during operation of the MPR to protect water quality, shall include the following: (a) a groundwater monitoring program incorporating the parameters identified in the EIS; and (b) surface water monitoring program to measure performance of drainage system. B-13 Additional Conditions to protect water quality include: (a) infiltrating stormwater after treatment, excepting some catchments immediately adjacent to Stream C; (b) establishing a design criterion for water quality facilities to treat approximately 91 percent of all runoff (on an average annual basis); (c) locating, constructing and operating gasoline and diesel fuel storage tanks and fueling areas in accordance with Ecology regulations (Chapter 173-360 WAC); (d) providing drainage control for maintenance areas; and (e) implementing BMPs for the equestrian centers, which shall include preventing outdoor use of paddocks during the wet season (October through April) and control of sediment in runoff from dirt areas. B-14 Concurrent with submittal of an application for any site development plan that includes a golf course, the applicant shall prepare and submit for the County's review and approval, a golf course management plan that addresses protection of water quality. The plan shall include provisions regarding proposed design for fairways, greens, tees and water bodies, to ensure appropriate drainage and infiltration; integrated pest management, to reduce use of pesticides; computer controlled irrigation, to reduce water consumption; storage and handling of all chemical substances, consistent with applicable state and federal requirements; a discussion of the toxicity, mobility, persistence and risk associated with use of proposed pesticides, fertilizers, fungicides and other applications; and drainage controls and facilities, to ensure appropriate collection, treatment and release of golf course runoff. Standards shall be as specified in the Development Agreement. The storage of all hazardous materials shall follow the same guidelines as prescribed by the latest codes and regulations from various agencies. The focus on the golf course chemicals shall be part of a total plan for use, containment and disposal of all hazardous materials during construction and operation of the MPR. All chemicals on site will require MSDS sheets at site and construction main office for use in emergency situations. Suncadia MPR Conditions of Approval Page 8 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 77 of 118 B-15 All golf course fungicides, herbicides, insecticides and fertilizers shall be stored in an enclosure with a closed sump to prevent chemical release. Mixing areas for golf course chemicals shall be enclosed with concrete curbs or other means for spill containment and a closed sump or collection point. B-16 The applicant shall prepare a golf course spill prevention and accidental spill response plan consistent with Department of Ecology requirements. Following approval by Ecology, a copy of the plan shall be submitted to Kittitas County. Water Supply. The EIS discusses adverse impacts to water supply and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policies GPO 2.210-2.215, and KCC 16.12, Subdivisions, and RCW 58.17, the following mitigation measures will be required. B-17 As required by RCW 58.17.110 RCW 19.27.097 and by KCC 16.20.060, the applicant shall submit evidence of the availability of potable water at the time of approval for a final subdivision of land or application for a building permit. Adequate water supply for purposes of this Condition means quality and quantity of water as required by the Department of Health and Kittitas County Health Department as defined in WAC 246-290, and RCW 43.20, 70.119A and 70.142. Appropriate conditions will be determined and imposed in connection with the County's review of those applications. The Final EIS indicates that sufficient water to serve the MPR may be permitted by the responsible agencies and that environmental impacts can be satisfactorily mitigated. Approval of the MPR's proposed water supply is subject to decisions by the Department of Ecology and/or the Bureau of Reclamation, and the Department of Health. Those agencies will, therefore, consistent with the mandates of state and/or federal law, determine appropriate conditions that should be imposed on the approval of requested water supply actions. The MPR application and EIS contain sufficient information regarding likely sufficiency of proposed water supply alternatives, and no further conditions relating to water supply by Kittitas County are warranted at this time. However, any conditions imposed by the Bureau of Reclamation, Department of Health, or Department of Ecology shall become part of these Conditions by this reference. B-18 In coordination with Kittitas County's Health Department, the Department of Health and Washington Utilities and Transportation Commission, the applicant shall prepare and implement a Water System Plan. The applicant shall seek review and certification of the proposed water supply system by the county health officer, who shall certify, prior to preliminary plat approval, his recommendations as to the adequacy of the proposed water supply system facilities as required by KCC 16.12.150 and RCW 58.17.110. The applicant shall obtain written approval from the State Board of Health, Office of Water, prior to any new construction of a public water system as required by RCW 70-119A-060 and WAC 246-290-125. Conditions imposed by Kittitas County on final plat approval shall also reflect the independent planning and environmental analysis being conducted for shared water and sewer facilities by the City of Cle Elum and other parties, and shall adequately mitigate identified significant impacts attributable to water service to the MPR. Suncadia MPR Conditions of Approval Page 9 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 78 of 118 B-19 The applicant shall prepare and implement a program of water conservation as part of the project's water system plan approved by the Department of Health and as required under RCW 90.03.005 and 90.54.020(6). Water conservation measures shall be included in the design and irrigation of proposed landscaping and golf courses; plumbing fixtures and building design. The applicant shall equip residential units with water saving devices meeting at least the minimum guidelines established in the Conservation Planning Requirements, Guidelines and Requirements for Public Water Systems Regarding Water Use Reporting, Demand Forecasting Methodology, and Conservation Programs, July, 1994, as revised. Any conditions imposed by the Bureau of Reclamation, Department of Health, or Department of Ecology related to water conservation shall become part of these Conditions by this reference. B-20 Trendwest shall ensure that all necessary transfers/exchanges of water rights shall be in place, and that water and wastewater facilities shall be completed or bonded, prior to final plat approval or issuance of a building permit. Phasing of water transfers/exchanges and water and wastewater facilities may be allowed. B-21 Trendwest shall ensure that legal water rights have been obtained and are in force in accordance with the Department of Ecology before supplying potable water supplies to the development. B-22 Trendwest shall ensure that the Department of Health Drinking Water Division has approved any "Group A" source of potable water in accordance with 246-290 WAC or as amended. Plants and Animals. The EIS discusses adverse impacts to plants, wildlife, wetlands and fisheries and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policies GPO 2.193-2.195, and GPO 2.86-2.91, and KCC 17A.04 and 17A.07, the following mitigation measures will be required. Plants B-23 Native plant species shall be used in landscape plantings in developed areas, and to revegetate cleared but open areas, including rights-of-way along MPR roads. A program to control the introduction or spread of noxious weeds or invasive species, using chemical and/or biological means, shall be developed by a professional forester in consultation with the Kittitas County Weed Coordinator, and shall be reviewed and approved as part of or in conjunction with the Land Stewardship Plan pursuant to Conditions A-5 and B-29. The revegetation of open areas and disturbed areas shall be in conformance with the Land Stewardship Plan, Such Land Stewardship Plan shall include provisions relating to. (a) revegetating open and disturbed areas with use of low growing, perennial grass species close to native or cultivars of native species; and (b) using drought resistive species to minimize the risk of transmitting fire. These Conditions shall be addressed by the applicant through adoption of the Land Stewardship Plan and through general site plans or site development plans, and through restrictive covenants applicable to subdivisions and lots. Suneadia MPR Conditions of Approval Page 10 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 79 of 118 B-24 Remaining stands of unthinned mature forest habitat within development areas shall, to the extent feasible, be retained and incorporated within open space areas. Any forest management activities within these areas shall comply with applicable local, state, and federal rules and regulations, and with the Land Stewardship Plan adopted pursuant to Conditions A-5 and B-29. B-25 The potential for salvaging and/or retaining native plants, where feasible and practical, for revegetation of open and disturbed areas shall be considered and addressed through the adoption of the Land Stewardship Plan pursuant to Conditions A-5 and B-29. Wetlands, B-26 Pursuant to the wetland replacement ratios in the Kittitas County Critical Areas Ordinance, the applicant shall create 1.25 acres of wetlands as compensation for the filling of 0.65 acres of wetlands 18, 36 and 38. Impacts to wetland buffers identified in the EIS shall be mitigated through a combination of buffer width averaging, buffer enhancement and buffer restoration. Site development plans shall attempt to avoid or further reduce these wetland impacts, and impacts to wetland buffers, through realignments of roads or trails, or through use of retaining walls. The applicant shall submit, concurrent with any site development application for a development phase or subphase resulting in wetland fill, a detailed wetland mitigation plan for review and approval by the Kittitas County Planning Director. The mitigation plan shall include the design of proposed mitigation, a monitoring program, and a contingency plan in the event the mitigation is unsuccessful, and a performance bond. B-27 Any additional wetlands identified during site planning or development shall be classified and delineated by a qualified biologist. Impacts to newly identified wetland functions and values shall be documented and suitable mitigation measures shall be approved by Kittitas County and implemented by the applicant. Wildlife B-28 Open Space shall be provided in the MPR consistent with the terms and conditions of the Development Agreement. B-29 The applicant shall prepare and submit to Kittitas County for approval a Land Stewardship Plan which identifies an overall management framework and wildlife habitat goals and objectives and for the MPR site. The Plan shall also describe the means that the applicant will investigate and implement to achieve wildlife/habitat objectives. (a) The Plan may propose differing management objectives for varying portions of the site, based on planned resort activities, habitat value and other considerations. Preparation or implementation of the Plan may include creation of management entities and/or advisory bodies. The Plan shall address how the applicant proposes to consult and coordinate with federal, state and tribal agencies with expertise. (b) The Plan shall be submitted and approved consistent with Condition A-5. Suncadia MPR Conditions of Approval Page t 1 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 80 of 118 (c) The Plan shall consider the potential for achieving a goal of no net loss of elk forage habitat. This shall include a discussion of the implications and habitat trade-offs involved in emphasizing elk habitat relative to other habitat. In considering the goal of no net loss of elk forage habitat, consideration should be given for increasing the quality of such habitat in Managed Open Space areas to compensate for the unavoidable loss of elk habitat in developed areas. (d) The Plan shall follow the guidelines of: • The Department of Natural Resources, Backyard Stewardship Program (Eastern Washington Type) • Recommendations for Fire Safety and Prevention of Forest and Rangeland in Kittitas County including Rural, Commercial and Private Developments as updated March 1999 by the Kittitas County Fire Co-op, a committee of the Kittitas County Fire Chief's Association. These guidelines shall be used to protect the wildfire interface area, which is being developed. These are proven useful tools in fire protection. B-30 Except as may otherwise be specifically approved by the BOCC, hunting and the use of firearms shall be prohibited on the MPR site. "Hot hunts" may be permitted if requested by Trendwest and deemed necessary by the Washington State Department of Fish and Wildlife to protect life and property. B-31 Public access to salmon spawning areas of the Cie Elum River shall be restricted during the spawning period. These areas shall be identified through consultation with the appropriate state, tribal, and federal entities. Public access shall also be controlled where habitat enhancement activities would be undertaken. B-32 Motorized vehicle use shall be prohibited in the Cie Elum River Corridor, except at the approved bridge and road crossing and for maintenance and public safety purposes. B-33 interpretive and educational materials regarding the range and sensitivity of wildlife on the MPR site, including information about potential conflicts with elk, shall be developed by the applicant, made available to resort visitors and/or posted in suitable locations on the property. At the interpretive areas and trail heads, points where telephone service is not readily available, communication devices of a type able to request emergency services shall be placed to allow the users of such devices to be able to call for help. Without such communications wildfires will have a chance to grow to a size that could endanger lives. B-34 Trail ends and overlooks shall be located, through consultation with appropriate state, tribal, and federal entities, away from salmon spawning areas or otherwise designed to allow viewing without disturbance to wildlife using the river. B-35 Existing snags and downed woody debris within the Cie Elum River Corridor shall be retained within natural open space areas. Further, large woody debris may be added to areas where natural recruitment is shown to be inadequate. Suncadia MPR Conditions of Approval Page 12 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 81 of 118 B-36 Use of trails by cross-country skiers shall be restricted in areas identified as moderate or high use area by winter elk. Winter use of hiking trails in the river bottom area that is used by elk in winter shall be restricted. Fish B-37 Best management practices shall be implemented to control sediment and contaminants from entering or impacting aquatic resources. B-38 Bank armoring in connection with construction of recreational or utility facilities in the shoreline shall be limited to the minimum necessary to protect such facilities from potential flood damage and comply with all applicable county regulations. B-39 To maintain future recruitment of large woody debris, any trees that must be removed within the floodplain shall be dropped and left on the ground. Cutting of firewood within the floodplain shall be prohibited. B-40 Public access to the Cie Elum River for fishing or other recreational activities shall be managed to protect fish, fish habitat and the resources of the shoreline. If proposed, specific design and use of new access areas shall conform to the requirements of the Kittitas County Shoreline Master Program. B-41 Managed access to the Cie Elum River shall continue consistent with the terms and conditions of the Development Agreement. Prior to occupancy of the proposed hotel, the applicant shall submit a plan for the County's review to manage recreational access to the river. This should include consolidation and management of access points and may propose improvement of trails and other facilities, consistent with the requirements of the Kittitas County Shoreline Master Program. Access areas shall be defined and clearly mapped in cooperation with federal, state and tribal agencies with expertise. Air Quality. The EIS discusses adverse impacts to air quality and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), and Comprehensive Plan Policy 2.194 and Section 4.3(B), the following mitigation measures will be required. B-42 Wood burning stoves shall be limited to common areas in the resort lodges, conference facilities and similar spaces. No stoves or wood burning devices shall be installed in individual resort units. The restriction of wood burning stoves shall be included to all privately owned units including the single-family residences. This would allow the fire prevention to be implemented from the highest standards and through out the MPR thus lowering the need for fire department response to wood stove related problems and also the problem of wood storage in a wildfire interface area. Wood storage in the wildland interface area presents a problem of possible fire encroachment into the woodpiles and the radiant heat produced enhancing the fire front and making protecting Suncadia MPR Conditions of Approval Page 13 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 82 of 118 the building impossible. In general, people have their wood storage very close to the building being heated. B-43 Development management practices shall include using well-maintained construction equipment and trucks to reduce emissions. Prolonged periods of vehicle idling and engine - powered equipment shall be avoided. Development Management Practices shall include the following fire safety items: (a) All construction and maintenance vehicles on site shall have the industrial fire safety equipment, which includes a fire extinguisher, shovel, and spark arrestor/muffler and other specific per application. (b) All smoking shall be controlled in prescribed smoking areas. (c) Open flame/spark emitting shall follow the WA State DNR Industrial Precautions. Any exception of these will be examined on a per case basis by the Fire Chief of the Fire District, Department of Natural Resources and the Kittitas County Fire Marshal. B-44 During construction, areas of exposed soils shall be sprayed with water or other dust suppressants. A program and schedule for road sweeping shall be submitted concurrent with submittal of an application for the first phase or subphase of MPR development. Cleared area that will be exposed for prolonged periods shall be paved, planted with a vegetation ground cover, or covered with gravel. Truck wheels shall be washed before exiting the site onto local roads. Trucks transporting dusty materials shall be covered. B-45 Burning of land clearing debris shall be consistent with the County Solid Waste Plan, Fire Protection regulations, and as conditioned by WAC 173-425-030 or otherwise permitted in accordance with the County -approved Land Stewardship Plan. Noise. The EIS discusses adverse noise impacts and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), and Comprehensive Plan Policy 2.194 and Section 4.3(B), the following mitigation measures will be required. B46 Construction activities shall be limited to daytime hours. For the months of November through February construction activities shall be limited to 8:00 AM to 6:00 PM and for the months of March through October to 7:00 AM to 8:00 PM. During the summer months, these may be amended to reflect those hours prescribed by the WA State Department of Natural Resources Industrial Fire Precautions as to hours start and completion per precaution level. In "Hoot owl" level operations it is permissible to work 8 PM to 1 AM to lessen the fire danger. Working outside of the prescribed work hours should be an option with each case being looked at and reviewed by Kittitas County Planning Department as an Administration Decision. B-47 Construction management practices shall minimize noise by using properly sized and maintained mufflers, engine intake silencers and engine enclosures, and requiring that idle equipment be turned off. Construction contracts shall specify that mufflers be in good working Suncadia MPR Conditions of Approval Page 14 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 83 of 118 order and that engine enclosures be used on equipment when the engine is the dominant source of noise. B-48 Stationary equipment shall be placed as far away from sensitive receiving locations as possible whenever construction occurs within 100 feet of site boundary. Where this is infeasible, portable noise barriers shall be placed around the equipment with the opening directed away from any sensitive receiving property. B-49 Use hydraulic or electric models for impact tools, such as jackhammers, rock drills and pavement breakers, to reduce construction and demolition noise. Require operators to lift rather than drag materials wherever feasible. B-50 Construction in MPR subphases directly adjacent to the Roslyn Memorial Gardens Cemetery shall be scheduled so as to abstain from construction tasks during burials and any scheduled memorial events. Mine Hazards. The EIS discusses adverse impacts related to mine hazards and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policies GPO 2.186-2.187 and GPO 2.81-2.83, and KCC 17A.06.030, the following mitigation measures will be required. B-51 Mine entries, adits, shafts and existing sinkholes shall be permanently sealed using a controlled backfill and/or grouting, or an approved engineered seal. B-52 Shallow prospect pits shall be backfilled to the surface using controlled backfill. Surface drainage shall be diverted away from existing sinkholes and prospects. B-53 Prior to any development in areas identified as high coal mine hazards, sites shall be evaluated by direct subsurface exploration to demonstrate that mine workings either do not exist, or that the workings have fully collapsed so that there is no remaining potential for sinkhole development. Alternatively, a geotechnical report, prepared by a licensed geologist/engineer, may demonstrate that the hazards associated with any voids can be fully mitigated by backfilling, grouting, or other approved means such that the potential for sinkhole development is eliminated. B-54 No development shall be permitted over workings where surface or subsurface studies indicate the presence of combustion in the underlying seam or seams. B-55 Prior to development in low coal mine hazard areas, additional geotechnical study shall be conducted to evaluate the effects of regional ground subsidence, including vertical subsidence, ground tilt, and ground strain. Buildings, roadways, storm drainage systems, and underground utilities could be designed and constructed to accommodate the maximum tilts and strains expected. B-56 Existing piles of mine waste rock shall remain undisturbed. No structures shall be constructed on areas of mine rock fill. Suncadia MPR Conditions of Approval Page 15 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 84 of 118 C. BUILT ENVIRONMENT Land Use. See Conditions under the heading MountainStar Resort Conceptual Master Plan/Land Use. Transportation. The EIS discusses adverse impacts to transportation facilities and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policies 2.217-2.221, Comprehensive Plan sections 4.3, 4.4 and 4.8, and Kittitas County Code Title 12 road standards, the following mitigation measures will be required. In addition, because of the lengthy build out of the proposed resort and the limitations on precise traffic impact predictions when dealing with such long time frames, the mitigation measures include ongoing traffic monitoring requirements to be set out in a Transportation Monitoring Program, presently dated May 3, 2005 (for purposes of this Transportation Section only, the "Effective Date" as used in this Section) as amended from time to time (the "TMP") to better evaluate the predictions made in the EIS and to provide for adjustments to required mitigation and/or its timing, or possible new mitigation measures, if determined necessary to mitigate probable significant adverse impacts of the resort development identified in that subsequent monitoring. C-1 On-site Transportation Improvements. The applicant shall be responsible for all of the costs associated with the design and construction of all of the on-site transportation improvements necessary to serve the MPR development. Those specific improvements required to serve any particular phase or subphase shall be imposed as conditions of approval of the site development plan and/or preliminary plat for that particular phase or subphase and shall be constructed prior to final plat approval of any phase or subphase or occupancy, whichever is applicable and occurs first. All on-site roads shall be approved by Kittitas County, privately constructed to Kittitas County road standards, as specifically modified by the approved Development Agreement Exhibit J and shall be maintained by the applicant. The applicant shall identify one or more entities (e.g., corporation, homeowners association or other entity) that shall be legally and financially responsible for maintenance of on-site roads. The applicant shall remain responsible until the applicant proposes and the County approves an alternative entity as described in the transfer of obligations section of the Development Agreement. C-2 MPR Access Improvements. The applicant shall be responsible for all of the costs associated with construction of new intersections with existing County, state and private roads that are constructed for the purposes of providing access to the resort, including, but not limited to any signage or signalization at those accesses, if determined necessary based on the results of traffic monitoring. All such accesses shall include left turn lanes, if warranted. Right turn radii and taper improvements shall be incorporated in the initial design of these entrances to anticipate future needs. Other MPR access improvements as shown on the MountainStar Resort Conceptual Master Plan approval shall be constructed consistent with Exhibit J of the Development Agreement, as amended, and imposed as conditions of approval of the site development pian and/or preliminary plat for that particular phase or subphase requiring the access. Suncadia MPR Conditions of Approval Page 16 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 85 of 118 C-3 Sianal at Bullfrog Entrance. (Intentionally deleted) C-4 Bullfrog/SR 903 Intersection. (Intentionally deleted) C-5 Baseline Traffic. Volumes and Initial Annual Background Growth Rate Assumption. The applicant shall conduct traffic volume monitoring on August 25 through September 4, 2000, to determine a baseline traffic volume for purposes of calculating proportionate share. Once this baseline traffic volume data has been collected, it shall be compared to the traffic volume data from the MPR-FEIS, collected in 1997, to determine an the Initial Annual Background Growth Rate Assumption, which will be used in calculating proportionate shares for all traffic impact mitigation assessed on site development plans and/or preliminary plat applications filed within 5 years of the date of this MPR approval, the "Effective Date," as defined in the Development Agreement. The Initial Annual Background Growth Rate Assumption ("IBG") shall be calculated as follows: RBG = TV'00 _ 1 X100% TI ;9e7 RBG = initial background growth rate RBG,,, = revised background growth rate after year 5 TVA total volume in year x R 1� —background volume in year x, defined as TV —MPR V, MPRV, = master planned resort volume in year x If the resulting Initial Annual Background Growth Rate Assumption is substantially different than that identified in the MPR-FEIS, then additional evaluation of an appropriate Initial Annual Background Growth Rate Assumption shall be completed by the County for determining proportionate shares. C -5A Revised Annual Background Growth Rate Assumption. After the first five years of traffic impact mitigation proportionate share calculations based on the Initial Annual Background Growth Rate Assumption determined in Condition C-5, the annual background growth rate assumption shall be revised based on information provided in the monitoring reports required pursuant to Condition C-17. This revised rate shall be calculated for each intersection or road segment monitored based on the change in background traffic at that location over the previous 5 years. The Revised Annual Background Growth Rate ("ABG") shall be recalculated as follows: RB%� __ 1 5 B]�VrTx-i _ 1 X100% llre 5� UI x Suncadia MPR Conditions of Approval Page 17 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 86 of 118 This Revised Annual Background Growth Rate Assumption shall then be applied to determine the County's share of any off-site traffic mitigation required as conditions of approval of any site development plan and/or preliminary plat application filed after the first five-year period. C-6 Proportionate Share. The applicant shall be responsible for its proportionate share of any off-site traffic improvements described in Condition C-9, including any additional mitigation measures for off-site improvements identified through the monitoring program described in Condition C-17. Proportionate Share shall be calculated as follows: a. First, the Projected Added Traffic Volume for the intersection or road segment shall be calculated by subtracting the baseline traffic volume determined by the traffic counts required by Condition C-5 from the total amount of traffic that is projected to be using the road segment or intersection when the proposed phase or sub phase of the resort development has been constructed and occupied. This projection must include both any Background Growth projected as well as any traffic projections from the proposed phase or sub phase of development based on the method of traffic projection in the EIS as may be modified based on the results of monitoring. Summer weekend PM peak hour (Friday afternoon through Sunday evening) shall be the time period used for measuring and projecting traffic volumes. b. Second, the Added Traffic Volumes shall be divided into an MPR share and a County share. The County's (or public) share shall be the Annual Background Growth Rate Assumption described in Conditions C-5 and C -5A, multiplied by the number of years between the date of this MPR approval (the "Effective Date", as defined in the Development Agreement) and the year in which the particular traffic improvement is projected to be necessary to maintain the required level of service described in Condition C-14. That Annual Background Growth Rate Assumption shall be determined as described in Conditions C-5 and C -5A. The applicant's share shall be the difference between the County share and the Total Added Traffic Volume. c. Third, these resulting percentages for the County and the Applicant shall then be applied to the total cost of the necessary improvements, including all costs to plan, design, review, permit, obtain funding, inspect and construct the improvement. All identified off-site traffic improvements for which there is identified a public share shall be incorporated, whenever possible, into the County's Six -Year Transportation Improvement Program to prioritize improvements generally consistent with projected growth and proposed development of the MPR and to make use of available public funding sources. The MPR proportionate share shall be calculated as follows (see also Table A for illustrative purposes only): MPR,,,a- — (MPR V — MPR V x x-' x 100% TV,, — TV,_, if TV, — TVx_, 5 0, then MPR,,,,,,, =100% C-7 Concurrency. If the existing and projected traffic from a particular phase or subphase of development being reviewed for site development plan or preliminary plat approval will cause the level of service on affected intersections or road segments to fall below the accepted level of Suncadia MPR Conditions of Approval Page 18 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 87 of 118 service described in Condition C-14, and if the necessary improvement is one for which the applicant is only required to pay a proportionate share, as opposed to the full share, and if at the time the applicant proposes to construct and occupy the phase or subphase of development, there is not sufficient public funds available to provide the required public share, the applicant may elect to pursue one of two options: a. either the applicant can agree to wait to construct the phase or subphase until public funds are available for the public share of the required transportation improvements; or b. the applicant can elect to pay the public share of required transportation improvement and proceed with the phase or subphase. If this option is selected, the County agrees to then consider adoption of such procedures as are legally available to develop a reimbursement mechanism, such as Local Improvement District, latecomers' agreement, or other legal reimbursement mechanism whereby other property owners who develop their property beyond existing uses and benefit from such improvements at a later date will be charged a fair pro -rata share of the cost of such improvements from which they are then benefiting and from which the applicant can then be reimbursed for its payment of the public share of such improvement. Nothing in this section shall be construed to require the County to agree to the establishment of an LID, a latecomer's reimbursement or other legal reimbursement mechanism unless and until the County has complied with all of the constitutional and statutory requirements for consideration of such mechanisms, and then only if the County determines, in its sole discretion, that establishment of the reimbursement mechanism is consistent with those requirements. c. If the applicant provides the County with a proposed schedule of MPR development and the resulting offsite traffic mitigation measures for which they expect there to be a County share, The Public Works Department shall include all projected County shares of those off-site traffic improvements in its proposed 6 -year capital improvement program, so that the County can plan for funding within that 6 -year timeframe. C-8 Grants and Local Match. Any portion of the improvement costs that may be funded by federal and/or state grants shall be applied to the County's share of the improvement first. The applicant's share of the improvement cost (or a portion thereof) shall be used to pay the "local match" portion of any grants. If the total grant amount exceeds the County's proportionate share of the improvement cost, that excess portion of the grant shall be applied to reduce the applicant's proportionate share of the improvement cost. C-9 Offsite Improvements. Subject to the provisions of Condition C-6, Proportionate Shares, the following offsite traffic improvements shall be required, at approximately the thresholds of development indicated. These improvements shall be imposed as conditions of approval of the site development plan and/or preliminary plat or binding site plan for that particular phase or subphase that includes the threshold of development indicated for the particular improvement and shall be constructed prior to final plat or binding site plan approval or occupancy, whichever is applicable and occurs first. As described in more detail in Condition C-17, based on the results of the monitoring program, the County may modify traffic improvement mitigation measures at these or other intersections or road segments or may adjust the timing of these offsite mitigation measures if the results of the monitoring justify such changes. Suncadia MPR Conditions of Approval Page 19 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 88 of 118 a. First and Oakes. As a condition of the approval that contains the 1,000`' MPR Accommodation Unit, install northbound and southbound left turn pockets on Oakes Street at its intersection with First. The need and timing for a traffic signal at this intersection shall be determined through the monitoring program described in Condition C-17. The parties contemplate that construction of this improvement will require cooperative implementation between Kittitas County, the City of Cle Elum and the applicant. b. 1-90 EB Ramps and SR 970. As a condition of the approval that contains the 2200`h MPR Accommodation Unit, convert the eastbound stop to a southbound stop or all -way stop. The parties contemplate that construction of this improvement will require cooperative implementation between Kittitas County, WSDOT and the applicant. c. Traffic Signal at Bullfrog and SR 903. The need and timing for a traffic signal shall be determined through the monitoring program described in Condition No. C-17. The parties contemplate that construction of this improvement will require cooperative implementation between Kittitas County, WSDOT and the applicant. C-10 County Review Costs. All County Public Works Department costs for labor, equipment, materials and overhead, including any costs associated with additional staff and/or outside consultants (including development review, in-house design, construction inspection, etc.,) shall be included in determining the total cost of the particular improvement. These costs shall either be paid 100% by the applicant, if related to the improvements for which the applicant is fully responsible or paid by the County and the applicant based on the proportionate shares of the improvement determined as described in Condition C-6. The County Public Works department shall, for each improvement, provide the applicant with information that identifies the expected hourly rates and other costs that are anticipated for the particular improvement as part of the Department's comments on the particular site development plan or preliminary plat application. C-11 Mapping and Addressing. The applicant shall provide to the County all mapping and addressing of the MPR development in a form consistent with the County's existing addressing system and in such GIS or other database format requested by the Public Works Department, consistent with how such information is maintained by the Department. Applicant shall provide City and zip code information for the entire MPR site before final approval of the first phase or subphase. C-12 Public_ Use of On -Site_ Trail and Road System. The MPR trail and road systems are private facilities, a portion of which the applicant will invite the public to use on a limited basis. These trail and road systems may be designed to connect to existing off-site public trails and roads where appropriate. The design of roads shall include necessary safety measures to address trail crossings and road intersections of County, State, and private roads, in conformity with Attachment J of the Development Agreement. In keeping with the general character of a Master Plan Resort, access to those portions of the resort that include visitor oriented amenities and recreational opportunities will be generally open to public access. Other portions of the resort property, however, may be permanently restricted from general access. Nothing in this Condition is intended to constitute a grant or dedication of rights to the public. The applicant may make and enforce reasonable regulations and restrictions relating to the use of the MPR's trails and roads, including, but not limited to, the following purposes: Suncadia MPR Conditions of Approval Page 20 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 89 of 118 a) To ensure an atmosphere compatible with the purpose of a destination resort; b) To protect usage rights and property rights of resort guests and property owners; C) To promote orderly management and use of the resort property; d) To protect habitat, wildlife and the natural features of the property; e) To assure conformity with the conditions of the MPR approvals, stewardship plan, and all other resort management plans and governing documents; i To ensure public safety; g) To prevent prescriptive easements; h) To satisfy pre-existing easements or access rights. These regulations may also include closures, restrictions and requirements on access consistent with the operation of a Master Planned Resort. Any closures or restriction shall not prevent or hinder access necessary for emergency vehicles and shall be equipped with compatible OPTICOM or equivalent emergency vehicle access devices. All public use may be structured by the applicant as a limited license to use certain MPR trails and roads subject to resort regulations. The applicant, as property owner, shall continue to have the right to enforce its regulations in a reasonable manner; and, at its sole discretion, determine cases of revocation of this limited license to use its property. The applicant shall observe all valid, pre-existing easements and access rights and may provide alternate routes or entry points for pre-existing access rights, all as otherwise allowed by law. If monitoring of off resort recreation impacts by resort guests indicates a need for mitigation, credit shall be given for the recreational usage on the resort so long as it is made available to the public. The County Public Works Director shall review the MPR road system and any restrictive gates at the time of subdivision application and shall determine the conformity of such application with the above Conditions, Attachment J of the Development Agreement, and public safety requirements. C-13 Snowmobile Use. The applicant may allow snowmobile use for limited purposes on selected routes within the MPR. These routes will be selected and identified only to allow guests and residents of the MPR to exit the property at certain points to off-site snowmobile trails and roads. The equestrian center located in planning area 7 may serve as a snowmobile staging area and/or snow park and an access to off-site areas where snowmobile recreational use is allowed. It is generally the intent of the applicant not to allow on-site snowmobile use, and the applicant shall have the right to implement rules and regulations to control or prohibit snowmobile use consistent with this Condition. The applicant will co-operate with local and state and federal agencies and organizations to identify a mutually acceptable route to connect to snowmobile areas of the Teanaway and Cle Elum ridge with the areas of Easton Ridge west of the MPR property. Suncadia MPR Conditions of Approval Page 21 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 90 of 118 To the extent snowmobiles are allowed to be used on MPR property, they shall be required to be appropriately muffled and licensed and be operated in a safe manner. Speed limits for snowmobiles shall be in effect and appropriately signed and noticed. Snowmobile use shall be prohibited on road surfaces used for vehicular traffic. C-14 Level of Service. For purposes of determining when traffic improvements are necessary to mitigate a significant impact to level of service, all traffic Conditions, traffic monitoring and future traffic assessments shall use the summer weekend PM peak hour volumes and, at intersections, shall evaluate both the average intersection level of service drop and the worst lane or movement level of service drop to determine if improvements are required. The County shall use the LOS standard from the 1998 Kittitas Comprehensive Plan (LOS D for urban areas and LOS C for rural areas) for all subsequent actions. Bullfrog Road is currently classified as a rural major collector, requiring LOS C. C-15 Traffic Si pals and Fire/EMS Service. At the point that the LOS requires adding a traffic signal or signals in the Upper Kittitas County, the applicant shall outfit the Fire/EMS vehicles that respond to the MPR and shall equip the traffic signal(s) with appropriate OPTICOM, or other similar equipment or system that is determined appropriate by the County for the safe movement of Fire/EMS equipment through congested intersections. C-16 Construction Impacts. Prior to commencement of any clearing, grading or other construction activity on the site, the applicant shall provide a video inventory of the existing condition of all transportation routes anticipated to be used by MPR construction traffic, including those located within municipal corporate limits. In conjunction with the site development plan for each phase and subphase of MPR development the applicant shall prepare and submit a construction traffic management plan to the County Road Engineer for approval. This plan shall include, at a minimum, the following: a. an update of the video inventory of existing road conditions, if necessary; b. the projected number of daily truck trips over 40,000 pounds gross vehicle weight (GVW); c. the route between the MPR and local origins/destinations or Interstate 90 to be taken by these construction vehicles making multiple trips for the same purpose; d. the type, quantity and duration of temporary traffic controls proposed to ensure that employee and construction truck and equipment traffic is directed on routes and to site entrances that are consistent with any adopted truck haul routes and that otherwise minimizes impacts to existing traffic, road facilities and MPR visitors and residents; e. the proposed method to evaluate road conditions shall be consistent with the County's pavement management system after completion of construction to identify any construction -related repairs that must be provided; f. any other information the Public Works Department reasonably deems necessary to meet County standards for construction activities on public roads. A copy of these construction traffic management plans shall be provided to WSDOT and any City or Town through which construction traffic is proposed to be routed for review and comment prior to County approval. The County shall make a decision on appropriate Suncadia MPR Conditions of Approval Page 22 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 91 of 118 construction traffic management and mitigation based on any input received from WSDOT and any City or Town. Restoration shall be in accordance with Kittitas County Code, as amended. C-17 Monitoring Program. On or before June 1, 2001, the applicant shall submit for approval by the County a comprehensive transportation monitoring program to document MPR -generated traffic, background growth -generated traffic and any cumulative traffic impacts from UGA or other significant development and to provide regular and current traffic condition information upon which to base traffic mitigation requirements for all future development approvals for the MPR. This monitoring plan must be approved by the Public Works Department prior to any additional site development plan approvals, or plat approvals after the June 1, 2001 submittal. The monitoring program is intended to provide information both to confirm the appropriate timing and scope of those traffic mitigation measures identified specifically in these Conditions, as well as to establish a mechanism to identify any other unforeseen MFR traffic related impacts that require additional mitigation. a. The monitoring program shall provide for annual monitoring, unless the Director of Public Works and the applicant approve an alternate frequency for some or portions of the monitoring requirements. b. The monitoring program shall include some method of phasing site development approvals and/or preliminary plat approvals such that any additional mitigation measures determined necessary based on this monitoring program can be imposed as conditions of approval of subsequent phases or subphases of site development plans or preliminary plats. c. All costs associated with preparation of the monitoring program, as well as its implementation and data assessment, including but not limited to the costs incurred by the County to review and analyze the monitoring information shall be borne in full by the applicant. d. The applicant and the County shall solicit comments from WSDOT, the Town of Roslyn, the Town of South Cle Elum and the City of Cie Elum (hereinafter, "WSDOT and the Cities") on the scope of the monitoring program prior to its approval by the County and its implementation. The County will make a decision on the scope of the monitoring based on any input received. e. At a minimum, the monitoring program shall include documentation of traffic volumes for labor Day weekend and the week and weekend prior to Labor Day at the following locations: i. all proposed MPR accesses to public roads ii. Bullfrog Road/1-90 interchange, including evaluation of queues exiting 1-90 iii. Bullfrog Road south if its intersection with SR 903 iv. Bullfrog Road north of its intersection with the 1-90 westbound ramps V. SR 903 east and west of the intersection at Bullfrog Road. vi. The intersection of SR 903 and Pennsylvania Avenue in Roslyn. vii. The intersection of First and Oakes in Cie Elum viii. The intersection of First and South Cie Elum Way in Cie Elum ix. The intersection of Second (SR 903) and South Cie Elum Way in Cle Elum. X, Such other intersections or road segments that the Public Works Department can demonstrate are expected to experience or are experiencing a potential significant Suncadia MPR Conditions of Approval Page 23 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 92 of 118 increase in traffic volumes above year 2000 baseline volumes identified in Condition C-5. f. The scope shall also include monitoring of non -holiday summer weekend parking demand in Roslyn and Cie Elum. In addition, local travel patterns of MPR guests will be documented through periodic origin/destination surveys. MPR trips shall be identified as those trips that cross an MPR boundary. g. The monitoring program shall also include a method to reevaluate the background growth assumptions as described in Conditions C-5 and C -5A. h. In addition to the traffic volume monitoring described in subsection (e), the monitoring program shall also include proposed methods to monitor the following potential traffic - related impacts: i. a comparison of the historic road operation and maintenance needs and associated costs prior to MAR construction and development as compared to current road operation and maintenance needs and associated costs (including methods such as review of pre- and post -development pavement management system costs) and the extent to which projected increased revenues from the MPR development are sufficient to cover such increased costs. This assessment may be included either as part of the traffic monitoring program, or as part of a separate fiscal impact monitoring program conducted for government facilities and services more generally; ii. an evaluation, based on accepted guardrail warrant and/or other safety standards, of whether the increased traffic volumes warrant installation of guardrails and/or other safety improvements along portions of Bullfrog road; iii. the need for road segment capacity improvements or new road segments related to MPR traffic at locations other than the intersections previously identified. iv. whether increased traffic volumes or the size or amount of construction traffic related to the MPR development requires improvements to the Cie Elum River Bridge on Bullfrog Road, based on accepted bridge rating standards. V. the increase in airplane use of existing airport facilities (Bowers Field and the Cie Elum airport) by MPR visitors to determine whether MPR visitors are generating a need for facility improvements to accommodate increased aircraft use. i. The monitoring program shall also include a periodic assessment of the pedestrian and vehicular safety at the Cle Elum-Roslyn School campus on SR 903, and shall require mitigation if determined necessary to meet accepted school safety standards. This assessment shall include input from the School District on both the methodology and the results. j. The baseline monitoring information described in Condition C-5 shall be collected on August 25 through September 4, 2000. Subsequent deadlines for monitoring shall be established in the comprehensive traffic monitoring program to be adopted by the County. k. Each required monitoring report shall include, at a minimum, the following information: i, results of any traffic counts ii. development status of the MAR (approved units and occupancy) iii. comparison of MPR development and traffic counts to MPR-FEIS forecasts iv. identification of completed and planned road improvements Suncadia MPR Conditions of Approval Page 24 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 93 of 118 V. identification of intersections or road segments that are approaching Kittitas County LOS standards vi. the results of any of the other monitoring elements beyond traffic volumes that are identified in this Condition or required by the approved monitoring plan vii. recommendations on any changes to the timing or type of traffic mitigation proposed, to maintain acceptable LOS, consistent with accepted transportation planning and engineering practices. viii. Additional information as may be required by Director of Public Works, based on the results and recommendations of previous monitoring reports. Trendwest, WSDOT and/or the Cities shall receive a copy of any monitoring report that addresses traffic within their jurisdiction and be provided an opportunity to comment. The County shall make a decision on the results of the monitoring program, including any decision to modify any of the traffic mitigation after consideration of input received. C-18 SR 903 Study. On or before September 30, 2002, the applicant shall study the traffic operations for the segment of SR 903 between Bullfrog Road and Morrel Road, just west of Ronald. The focus of this would be to identify potential improvements to this road segment consistent with goals identified in a community planning process. The scope of this analysis shall first be submitted to WSDOT and the City of Roslyn for review and comment, and opportunity should be given for public comment on this scope prior to commencement of the study or implementation of any recommendations. C-19 Evaluation of Shuttle Service. Not later than occupancy of 2500 MPR units, the applicant shall investigate the feasibility of operating a shuttle service between Roslyn, Cie Elum and the MPR as a means to reduce MPR generated traffic. This feasibility study shall include an opportunity for public comment on any such proposal, and shall address realistic funding sources. Requirements for traffic improvements will be reconsidered and may be reduced, if this study results in operation of a shuttle program that produces traffic reductions sufficient to support reductions in mitigation requirements. C-20 Roslyn/MPR Trail Connection. To reduce off-site traffic and parking demand in Roslyn, the applicant may be required to provide a trail linking the MPR trail system to the Roslyn street system. A parking lot sized to accommodate demand may also be required at a trailhead within the MPR to facilitate this pedestrian connection. C -20A Utility Franchises. No utilities may be installed within public rights of way, except pursuant to the terms of an approved Utility Franchise Agreement and with necessary right of way permits from the County or respective City whose right-of-way is being impacted. C -20B Right of Way. The applicant shall be required to dedicate without any cost to the County any additional right of way owned by the applicant that is necessary for any of the required access or off-site traffic mitigation improvements that are to be transferred to County ownership. If the necessary right of way is not owned by the applicant, then condemnation costs shall be allocated according to the proportionate share calculations for the particular improvement. Suncadia MPR Conditions of Approval Page 25 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 94 of 118 Cultural Resources. The EIS discusses adverse impacts to cultural resources and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policy GPO 2.196, Section 2.2(C) and Policy 2.38, and Shoreline Master Program goals, policies, use regulations and environment designations, the following mitigation measures will be required. C-21 Mitigation measures available to ensure protection of all significant cultural resources on the MPR site, as identified in the EIS, and the traditional cultural property, include: (1) avoidance; (2) limited testing to determine the significance and extent of properties deemed potentially significant to the National Register of Historic Places; and (3) using approved cultural resources plan, the placement of a protective overburden may be placed on top of known significant properties creating an undisturbed barrier between the resource and development activity; and (4) excavation to recover significant cultural information prior to negatively impacting any National Register eligible properties. Avoidance of impacts to all previously identified significant cultural resources can be obtained by establishing a 150 -foot buffer around known resource areas. If it is determined that avoidance of a resource area is not possible, proposed construction or landscape alteration that intrudes into the prescribed buffer area shall be conditioned on the applicant conducting archaeological subsurface testing. This testing will be completed prior to any disturbance to adequately document the extent and potential of the cultural resources for nomination to the National Register of Historic Places. The applicant shall consult with the Washington Office of Archaeology and Historic Preservation (OAHP) and the Yakama Nation to determine whether additional mitigation measures are necessary. The applicant shall notify Kittitas County of the results of such investigation and consultation. C-22 Prior to any disturbance to known significant resources areas, as identified in the Draft and Final EIS Cultural Resources information, an archaeological permit must be requested from OAHP, State permission granted, and archaeological testing conducted to determine the significance and extent of the cultural resource. Necessary mitigation measures are determined after testing in consultation with the State OAHP and the Yakama Nation. C-23 Prior to any land disturbing activities within identified cultural constraint areas steps will be taken to ensure the protection of all potentially significant buried cultural resources. These steps include: (1) a series of subsurface test probes shall be completed to ensure the identification and protection of all significant buried cultural resources; or (2) using an approved cultural resources plan, a protective overburden shall be placed on top of the cultural constraint area creating an undisturbed barrier between any potential buried cultural resources and proposed land disturbing activities. All cultural resources identified through such testing shall be protected as outlined in Conditions C-21 and C-22 above. Aesthetics, Light and Glare. The EIS discusses adverse impacts to aesthetics, light and glare and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policies GPO 2.190, 2.191, 2.192, 2.194, 2.196 and 2.197, and the goals, policies, use regulations and environment designations of the Shoreline Master Program, the following mitigation measures will be required. Suncadia MPR Conditions of Approval Page 26 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 95 of 118 C-24 Proposed building materials, design and other architectural and landscape features of the MPR, including signage and lighting, shall be designed to help structures fit within the visual setting. The developer shall in consideration of building design and materials address the need for fire resistively in construction. Wildfires are spread via the radiant heat that is produced. The use of fire resistive materials lessens the chance of wildfire spread. The MPR is in a high fire danger area. C-25 The applicant shall prepare, and submit to Kittitas County for approval, proposed covenants, conditions and restrictions (CC&Rs) applicable to privately owned residential units/buildings within the MPR. The CC&Rs shall address, at a minimum, the following concerns: building material, color and design; limits on clearing open space portions of individual lots; accessory buildings; landscaping requirements and limitations; lighting; policies regarding domestic pets; storage and use of toxic or hazardous materials (e.g. pesticides, herbicides); and maintenance. Some of these elements are expressly addressed in Exhibit J to the Development Agreement. All CC&Rs shall be consistent with such Exhibit J. In addition, the County shall ensure consistency of these elements of the CC&Rs with applicable policies in its Comprehensive Plan; other elements of the CC&Rs are not subject to review by the County. The applicant and County may address the above mentioned standards in the MPR Development Agreement. The applicant shall add to the covenants list the following items: (a) All building including private SFR single family residence, MFR multifamily residence and buildings required under the most current building code adopted, shall have approved fire sprinklers installed, tested and maintained as listed in National Fire Protection Association sections 13, 13D, 13R. (b) All buildings shall have a defensible space requirement around each structure. Defensible spaces shall be determined by application of formulas found in "Recommendations for Fire Safety and Prevention", dated March 1999, copies of which are available in the office of the Kittitas County Fire Marshal. Defensible space around structures does not constitute a portion of the developed area of a lot or parcel, and shall not be counted against any applicable lot coverage restrictions. (c) The Wildfire Hazard Severity Rating shall have the following additional adjustment factors" • Fire sprinklers in structures — subtract three (3) points; and • External underground sprinklers — subtract one (1) point. (d) Overall wildfire ratino for the MPR, Point Totals Defensible space distance from structures Low = 0-15 points 10 feet Moderate = 15-30 points 20 feet High — 30-45 points 25 feet Extreme — 45+ points 30 feet + Suncadia MPR Conditions of Approval Page 27 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 96 of 118 C-26 Concurrent with submittal of the first site development plan, the applicant shall prepare and submit to Kittitas County, a lighting plan for the MPR. The plan shall incorporate the following standards: a) Use of full -cutoff shielding on outdoor light fixtures; b) Mounting of light fixture luminaries at a height of not greater than 30 feet; c) Establishment of roadway lighting standards based on needed light distribution and the luminance of roadway surfaces; d) Use of high-pressure sodium (HPS) outdoor lights; e) Use of timer controls to regulate when and where lighting would occur; fj Avoiding unnecessary lighting of building facades; and g) adoption of standards/recommendations for exterior lighting intensity determined by the Illuminating Engineering Society of North America (IESNA). The applicant and County may address the above mentioned standards in the MPR Development Agreement. Recreation. The EIS discusses adverse impacts to recreation and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policies GPO 2.187, 2.198-2.201, and the goals, policies, use regulations and environment designations of the Shoreline Master Program, the following mitigation measures will be required. C-27 All on-site trails shall be clearly marked to indicate intended trail uses, and to minimize the potential for user conflicts. Coordinate with neighboring landowners, public and private, to coordinate access management and prevent trespass problems with neighbors. C-28 Public information such as signs, maps or brochures shall be developed, in coordination with public agencies where possible and provided on the site to describe on- and off-site recreational resources and associated rules. C-29 The applicant shall conduct periodic surveys of guests and residents to identify on-site and off-site recreational activity patterns. The applicant shall share this information with recreation providers to assist them to monitor use patterns at recreation resources considered to be sensitive and/or subject to use pressures. Modification of on-site recreational programs or facilities shall be considered, if warranted, if excessive off-site recreational use by MPR visitors occurs. Public Services. The EIS discusses adverse impacts to public services and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), and Comprehensive Plan Policies 2.209-2.215, the following mitigation measures will be required. C-30 Required conditions for public services are based, in large part, on assumptions and analyses of costs and revenues to Kittitas County and other service providers identified in the Final EIS. The applicant shall verify, monitor and report on costs and revenues accruing to Kittitas County, the Cities of Cle Elum, South Cle Elum, and Roslyn and any other service Suncadia MPR Conditions of Approval Page 28 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 97 of 118 providers periodically throughout development of the MPR. Such reports shall be submitted at the end of Year 1, Year 3, Year 5, Year 7, Year 10, and thereafter in 5 -year increments until full buildout. The Conditions herein shall be modified, as appropriate, to reflect changes in MPR construction plans or operations that result in significant modifications to expected revenues and costs. Law Enforcement C-31 The applicant shall establish an in-house security -EMS -fire response force that provides 24-hour, service on site. C-32 The applicant shall provide private security personnel, vehicles, and equipment on or near the Trendwest Property to serve the Resort. Prior to the issuance of the final certificate of occupancy for the Suncadia Lodge, the applicant shall provide facilities to Fire District #7 as set forth in C-36 and consistent with County Resolution 2007-11. The applicant shall provide space on-site, or in the immediate vicinity, to the Washington State Patrol and Kittitas County Sheriff for a "substation" and for storage of emergency equipment (such as snow machines and a boat) on a schedule and at location(s) to be agreed upon by the applicant, the Washington State Patrol and the Kittitas County Sheriff. The applicant shall provide funding to Kittcom according to the Cooperative Agreement dated June 8, 2000 as attached to these Conditions. C-33 (intentionally deleted) C-34 (Intentionally deleted) C-35 Deleted. Fire Protection C-36 The applicant shall establish an in-house, multi -service security/fire/EMS unit, appropriately trained and equipped to respond as an initial -attack fire force. The persons in this unit shall be affiliated to each parent organization. Fire District No. 7 and the applicant have entered into an agreement dated July 25, 2006, as approved by the County under Resolution 2007-11, which shall govern the obligations of each. KCHD #2 will require the affiliation to an EMS service within Kittitas County to allow pre -hospital care as directed by the Medical Program Director. C-37 All principal MPR structures with assembly, business, mercantile, residential, storage, and mixed use occupancies, shall be equipped with automatic fire sprinkler systems designed and installed in accordance with applicable codes and standards. The Kittitas County Fire Marshal shall determine whether additional buildings, not described previously, shall also be required to be sprinklered. C-38 Trendwest shall establish suitable operating protocols with KITTCOM, the County Sheriffs Office, and the Washington State Patrol, the Kittitas County Search and Rescue Council, and the Roslyn and Cie Elum Police Departments, concerning the pathway for automatic alarms, telephoned alarms, dispatch, radio transmission and related issues relating to MPR emergencies. A UL approved site shall monitor all fire suppression and fire alarm Suncadia MPR Conditions of Approval Page 29 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 98 of 118 detection automatic alarms. This is required by nationally recognized Fire Sprinkler codes, NFPA 13.13D & 13R C-39 The applicant shall prepare and disseminate a comprehensive, all -hazards emergency action plan for the MPR. The plan, which shall be available by the commencement of construction, shall be incorporated into an employee orientation and training program. C-40 (Intentionally deleted) C-41 (Intentionally deleted) C-42 (intentionally deleted) C-43 (Intentionally deleted) C-44 (Intentionally deleted) Emergency Response/Aid Services C-45 (Intentionally deleted) C-46 (Intentionally deleted) C-47 (Intentionally deleted) Utilities. The EIS discusses adverse impacts to utilities and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200(d), Comprehensive Plan Policies 2.210-2.214, the following mitigation measures will be required. C-48 In coordination with Kittitas County's Solid Waste Department and the Department of Ecology, the applicant shall develop and implement a solid waste management plan for the MPR (the "Plan"). The Plan, as amended, shall address expected waste volumes, waste reduction, recycling and handling considerations for all types of wastes. The Plan shall include a recycling program to reduce solid waste volumes needed for disposal. The Plan shall be submitted in accordance with the 1997 Kittitas County Solid Waste Management Plan, as amended, for consideration as a project specific amendment. The Plan shall complete the approval process in accordance with the 1997 Kittitas County Solid Waste Management Plan, as amended, and, upon approval by the County Commissioners in accordance with the appropriate process, shall become an MPR condition of approval. C-49 The following Conditions are necessary to mitigate impacts related to the Upper Kittitas County Transfer Station. The applicant shall be responsible for its fair share of costs associated with improvements required to mitigate identified adverse impacts attributable to the proposal. The applicant's fair share contribution is 54% of the total costs for engineering and construction of a new transfer station facility, provided that in the event any future development (including any upper county urban growth area) is required to provide for SEPA mitigation, impact fees, or similar fees to pay for all or a portion of the cost of the new transfer station, then the applicant 5uncadia MPR Conditions of Approval Page 30 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 99 of 118 shall be entitled to a fair share contribution adjustment (including reimbursement, if applicable) of such cost contribution. C-50 (Intentionally deleted) C-51 The following Conditions are necessary to mitigate impacts related to recycling. As provided in the Plan, the applicant shall establish recycling facilities as provided in the Plan. C-52 (Intentionally deleted) C-53 (Intentionally deleted) C-54 The following Condition is necessary to mitigate impacts related to septage. The applicant shall install no more that six (6) trailside comfort stations, four (4) golf course comfort stations and a sales office served by septic systems. Pumped septage shall be hauled directly to the Ryegrass Septage Lagoons for final disposal. C-55 (Intentionally deleted) C-56 The following Condition is necessary to mitigate impacts related to equestrian wastes. The applicant shall not send equestrian wastes through the County owned transfer stations. Used bedding and horse manure shall be disposed of in accordance with WAC 246-203 and Board of Health Ordinance # 1999-01. All such materials shall be hauled off-site for disposal. C-57 Trendwest shall ensure that all solid waste generated from resort properties is handled in accordance with Kittitas County Board of Health Regulations 99-01 or as amended regarding solid waste. Housing. The EIS discusses adverse impacts to housing and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200, Comprehensive Plan Policy 2.205 and Policies 3.1-3.20, the following mitigation measures will be required. C-58 Trendwest shall develop and implement a program to mitigate MPR housing impacts, as described below. The program shall include a combination of activities that will provide and/or encourage the development of housing to address the demand created by the MPR. Direct Actions C-59 Monitoring Program. The applicant -- in cooperation with Kittitas County, and the cities of Cle Elum, South Cle Elum, Roslyn, Kittitas and Ellensburg — shall establish a monitoring program. The program will compile public and private information about population, employment, housing, land supply and development activity. It will be used to assess how much Suncadia MPR Conditions of Approval Page 31 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 100 of 118 housing is available, being produced in the area and/or required to meet anticipated demand. Monitoring shall, at a minimum, address the following elements: a) MPR employee demographic information; b) land use, population and housing information (population and housing projections, zoned land available for housing, recent sales/rentals, housing vacancy rates, housing cost; c) number of housing units in the development pipeline (approved but unbuilt, approved preliminary plats, vested applications, etc.). The participants shall establish benchmarks to help identify changes attributable to MPR employment, and the thresholds that will trigger housing actions identified in these Conditions. Monitoring shall commence with approval of the first site development plan for the MPR, and shall proceed in yearly increments through Year 10 (or approximately 2,400 units, 500 hotel rooms, 36 holes of golf, and 150,000 sf of commercial use) after which time a revised schedule will be adopted. Housing monitoring reports shall be prepared semi-annually, or at some other frequency acceptable to the participants, to document housing supply and demand. Reports will be made available to the public. C-60 Housing Production. To the extent that such housing is not produced in a timely manner by private housing developers, and using the tools identified in Condition No. C-61, Trendwest shall directly provide, as necessary, the amount, type and cost of housing necessary to mitigate direct impacts associated with MPR operations and construction employment. If the supply of new housing, as identified in the monitoring program, lags behind anticipated need -- as identified in the Final EIS, or in future adjustments of the data in the EIS -- then the applicant shall develop, directly or through joint venture, or will cause to be developed, sufficient housing to meet the anticipated need. This housing may be provided on-site or off-site, as permitted by Kittitas County Comprehensive Plan policies. C-61 The applicant shall prepare and implement a program providing incentives designed to facilitate the planning, financing and development of housing to meet needs created by the MPR. The program shall be developed with input from the county and nearby cities, and shall be submitted to Kittitas County concurrent with submittal of an initial application for development of the MPR. The housing program shall consider and propose one or more of the following elements, as necessary to meet demand: (a) low interest loans to employees (subject to credit and employment criteria), guarantees of leases for an agreed-upon percentage of multi -family units built by local developers, and land subordination for construction loans obtained by local builders; (b) financial and other support for ongoing planning in local jurisdictions to encourage sufficient, well-planned and designed housing, including support for design guidelines for new housing that is consistent with local character. Suncadia MPR Conditions of Approval Page 32 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 101 of 118 (c) identification of sites on the MPR property that could be used on an interim basis for RV units for construction workers. Such area(s) shall be adequately separated and screened from adjacent neighborhoods. (d) master leasing of existing local RV spaces for MPR construction workers; (e) issuance of requests for proposals (RFPs) to builders offering incentives (such as construction loan guarantees, master lease agreements for blocks of units and/or participation in land purchases); (f) preparation and dissemination of market studies, to help identify the market for local housing production; (g) creation of a centralized clearinghouse of information about land supply and demand in the local area, local permitting requirements and similar information. (h) appointment of a housing coordinator/manager, to provide housing information to employees and coordinate housing programs with local governments, builders, non-profit organizations and financial institutions. The housing coordinator/manager could also coordinate with the Kittitas County Action Council and Kittitas County Housing Authority to support below -market -rate housing programs and explore the availability of subsidies for low income housing. Fiscal Conditions. The EIS discusses adverse impacts to fiscal conditions and identifies mitigation measures that should be implemented. Pursuant to Kittitas County SEPA Ordinance Section 15.04.200, and Comprehensive Plan Policies GPO 2.209-2.221, the following mitigation measures will be required. C-62 Based on analysis in the Final EIS, the MPR is expected to generate a net fiscal surplus to Kittitas County, local cities, the school district, and the State of Washington. No conditions are, therefore, necessary in respect to these service providers at this time. However, the proponent shall verify, monitor, and report on costs and revenues accruing to Kittitas County, local cities, the school district, and the State of Washington periodically throughout development of the MPR. Such reports shall be submitted at the end of Year 1, Year 3, Year 5, Year 7, Year 10, and thereafter in 5 -year increments until full buildout. C-63 The applicant shall support and participate in a program to monitor MPR -related demands for law enforcement, fire protection, emergency medical and hospital services, the response pattern to those service demands by local government service providers, and the costs associated with the respective jurisdictions' responses. The jurisdictions to be included in this program would include Kittitas County agencies, Fire Districts 6 and 7, Hospital Districts 1 and 2, and the municipalities of Cie Elum, South Cie Elum and Roslyn. The applicant will facilitate mutual aid agreements among service providers where appropriate. C-64 The following measures shall be implemented by the applicant if necessary to ensure that revenue lags to service providers, if any, are identified and mitigated: Suncadia MPR Conditions of Approval Page 33 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 102 of 118 (a) coordinate with School District 404 to monitor MPR population trends, including construction worker and operations employee components, and periodically forecast the school enrollment and associated service costs generated by the MPR and enter into appropriate shortfall mitigation agreements. (b) provide funding to the Fire District 7 if necessary to supplement the increased tax revenues available to support the increased service costs. (c) in coordination with Hospital District 1 and Hospital District 2, monitor MPR -related revenues and costs to the Districts. The applicant shall reimburse the Districts for any shortfalls between MPR -generated revenues (including fee reimbursements from patients) and costs. (d) provide funding to KITTCOM for an additional dispatcher six months prior to occupancy of the proposed hotel in accordance with the attached Cooperative Agreement. D. HEALTH AND SANITATION CONDITIONS. Kittitas County has identified the following Conditions necessary to properly mitigate impacts related to public health and sanitation. D-1 Trendwest shall submit for on-site sewage permits, as limited in Condition No. C-54 above, only for the sales building, trailhead, and golf course comfort stations in accordance with 246-272 WAC or as amended. All other structures shall be connected to the sewer treatment plant system. D-2 Trendwest shall comply with 246-215 WAC or as amended regarding food service establishments. D-3 Trendwest shall comply with 246-260, 262 WAC or as amended regarding pool and spa regulations. D-4 Trendwest shall comply with 246- 376 WAC or as amended regarding Camps and Parks for development of such on their properties. E. MONITORING REPORTS. Kittitas County has identified the following Conditions necessary to properly monitor the MountainStar Resort. E -1(a) The following Conditions of Approval require Trendwest to monitor impacts of the MountainStar Resort and report the results of that monitoring to the County: B-12 (water quality); C-5, C -5A, C-9, C-14, and C-17 through C-20 (transportation); C-33 (police); C-40 (fire service/EMS); C-46 (emergency medical and hospital services); C-59 (housing); C-30 (costs and revenues accruing to the County); C-38 (fire suppression); C-47 (EMSI; C-62 (costs and revenues accruing to the County); C-63 (EMS); C -64(c) (costs and revenues accruing to the County); and C -64(a) (schools). Monitoring reports shall be submitted to the County by Suncadia MPR Conditions of Approval Page 34 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 103 of 118 Trendwest pursuant to the timeframes identified in the referenced Conditions with copies provided by Trendwest to any "Affected Jurisdiction or Public Body" (as defined in the Development Agreement). (b) An Affected Jurisdiction or Public Body shall have an opportunity to submit comments to the County regarding the results of the monitoring reports and the need for any review and adjustment of mitigation required under applicable Conditions of Approval in light of the monitoring results. The County shall review the monitoring reports as to completeness and conclusions, and, with the participation of Trendwest, shall determine the need for additional data or need for adjustments to the mitigation required under the Conditions of Approval based on the monitoring reports. Adjustments to the mitigation required under the Conditions of Approval may include imposing additional mitigation, reducing or eliminating mitigation requirements, or altering the timing of mitigation. The County may also determine that no adjustments to mitigation requirements under the Conditions of Approval are warranted based on the monitoring reports. (c) The County shall notify Trendwest in writing within thirty (30) days from receipt of a monitoring report whether such report identifies a need for adjustments to mitigation required under the Conditions of Approval. Trendwest shall respond and any adjusted mitigation shall be implemented within sixty (60) days of the date of the County's letter, unless otherwise agreed to by Kittitas County. F. ENFORCEMENT. Kittitas County has identified the following Conditions necessary to properly enforce the Conditions of Approval for the MountainStar Resort. F -1(a) In the event the County determines that Trendwest is not in compliance with a Condition of Approval, the County shall provide Trendwest with written notice of non-compliance. The written notice shall identify the specific Condition of Approval and the alleged basis for non- compliance. Trendwest shall have ninety (90) days from the date of receiving a written notice of alleged non-compliance from the County in which to cure the alleged non-compliance. Trendwest and the County shall cooperate in good faith to informally resolve any alleged non- compliance. (b) If Trendwest and the County are unable to resolve Trendwest's alleged non-compliance with a Condition of Approval, Trendwest may appeal the County's written determination of non- compliance to the Board of County Commissioners ("Board") pursuant to appeal procedures in the Kittitas County Code for appeals of County administrative determinations. The Board shall render a written decision regarding Trendwest's alleged non-compliance with a Condition of Approval following an appeal hearing. (c) If a dispute continues to exist following a decision by the Board, either Kittitas County or Trendwest may give written Notice of a Demand for Mediation ("Notice of Mediation") to the other party. Within five (5) days of the receipt of Notice of Mediation, Trendwest and the County shall select a mediator, who must be a licensed attorney with experience as a mediator or arbitrator, and with a minimum of fifteen (l 5) years of cumulative experience in the areas of municipal law, land use law, and commercial real estate or commercial litigation. A meeting Suncadia MPR Conditions of Approval Page 35 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 104 of 118 with the mediator shall be held within fourteen (14) days from appointment of the mediator, on a date and at a time selected by the mediator after consulting with Trendwest and the County. The mediator shall work with Trendwest and the County to produce a suitable compromise. The mediator shall establish the format of the mediation meeting. (d) The Board's decision on an appeal regarding Trendwest's alleged non-compliance with a Condition of Approval shall be appealable to Kittitas County Superior Court; provided, however, that the Board's decision shall not be final and appealable until the mediation process set forth in Condition F -1(c) is completed. The mediation process shall be deemed completed upon the later of (i) the completion of the mediation meeting or (ii) the date of issuance of a letter from the mediator terminating the mediation process. (e) Trendwest's alleged non-compliance with a Condition of Approval is not a basis for the County to refuse to process or approve any Subsequent Action (as defined in the Development Agreement), including a Site Development Plan, unless the County reasonably determines that compliance with the disputed Condition of Approval is necessary for the County to conclude that the proposed Subsequent Action is consistent with the Conditions of Approval and the "Applicable Law" as defined in the Development Agreement. G. FISCAL PROGRAM. Kittitas County has identified the following provision to provide for consistent and on going monitoring of fiscal benefits and impacts generated by the MountainStar Resort. G-1 Trendwest has agreed to provide funding for the County to hire a fiscal expert with experience analyzing the fiscal impacts to local communities, including increased tax revenues, from new development. That expert, in conjunction with a similar expert retained by Trendwest, shall develop a Fiscal Program for analyzing the fiscal impacts of MPR development on the County, local communities and taxing districts, and other service providers impacted by MPR development. The Fiscal Program shall include provisions for reviewing and adjusting Trendwest's financial obligations under the Conditions of Approval to reflect any changes in tax revenues as a result of MPR development. The County shall as necessary review and adjust Trendwest's financial obligations for the payment of financial mitigation under the Conditions of Approval (including, but not limited to, those provisions relating to Law Enforcement, Fire Protection, Emergency Response/Aid Services, Transportation, Schools and Housing) consistent with the findings and provisions of the Fiscal Program. Suncadia MPR Conditions of Approval Page 36 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 105 of 118 This Attachment is intentionally deleted, and its purpose has been replaced by that certain agreement dated July 25, 2006, between Suncadia and Fire District No. 7 as approved by the County under Resolution 2007-11. Suncadia MPR Conditions of Approval Page 37 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 106 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 Section I - Introduction Purpose of Development Standards The following development standards shall apply to the development and design of the MountainStar Master Planned Resort (MountainStar) to ensure that MountainStar develops in a manner that maintains the value of the project and its distinctiveness over the long-term. The MountainStar development standards establish the construction criteria and design guidelines to implement the MountainStar Conceptual Master Plan. These development standards will provide greater predictability to Trendwest, the County and other reviewing agencies, and the public regarding the standards to be used in implementing MountainStar. The purpose of these documents is to standardize design and construction elements, where necessary, for consistency and to address the following additional purposes: ➢ Safety. ➢ Predictability. ➢ Pleasant appearance. ➢ Economical construction and maintenance. ➢ Provide for facilities that perform over the project's design life. These standards are also intended to serve as a basis and guideline for County review of specific Site Development Plans and other Subsequent Actions, as defined in the Development Agreement, to implement the MountainStar Conceptual Master Plan. Changes and Amendments to Development Standards Changes or amendments to the Development Standards may be necessary during the 30 -year Term of the Development Agreement. In the event the County can demonstrate that a Development Standard should be changed due to a specific life/safety issue or concern, then the County staff may recommend, through the condition amendment process, additional reasonable conditions to prospectively address such issue or concern in subsequent phases of the development of MountainStar in keeping with the concept of a master planned resort. Section 2 - Grading, Erosion and Sedimentation Control In order to maintain the natural setting of MountainStar, the extent of clearing associated with project construction will be kept to reasonable minimums through project design and implementation. The standards established by this Section shall apply to the design and construction of temporary erosion and sedimentation control (TESC) facilities for MountainStar. ➢ TESC Best Management Practices (BMPs) will conform to the then current version of the Washington State Department of Ecology Storm Water management Manual for Eastern Washington. Suncadia Master Planned Resorl Exhibit J — Development Standards ! December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 107 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 Section 3 - Roads and Non -motorized Facilities The purpose of this section is to provide a foundation for the development of an integrated, fully accessible transportation system that addresses the goals and vision of MountainStar. The components of this transportation system include: ➢ Roadways. ➢ Multimodal trails. ➢ Nature trails. ➢ Golf course paths. ➢ Equestrian trails. These Development Standards address standards for the proposed private roadways, multimodal, nature and equestrian trails, and golf course paths within MountainStar. All private on-site and public off-site road improvements and paths and trails constructed within or in conjunction with MountainStar shall be in accordance with Kittitas County Code Chapters 12. l 0, 12.20, and 12.30 of the Applicable Law as set forth in the Development Agreement except as specifically modified herein. Consistent with MountainStar MPR Condition C-12, gates will be allowed to control or close access to roads, trails and paths at the discretion of the Resort and consistent with the MountainStar MPR Conditions, The Resort will establish design criteria and prepare designs for gates. Paths and trails shall be allowed as shown in Table 2. General Considerations Drainage plans for private roadways within MountainStar are intended to be consistent with the Master Drainage Plan, MountainStar Master Planned Resort, April 1999 (Rev. July 1999). For all MountainStar purposes hereunder, "Private Street" shall be defined as follows: "A privately owned and maintained access provided by a tract, easement or other legal means." Roadway Classification and Design Criteria Notwithstanding any provisions seemingly to the contrary contained within the Road Classification provisions set forth in KCC 12.20.010 and Table 1 below, all roads within MountainStar shall be classified as rural. Thickened wedged asphalt curbs or their functional equivalent may be used to convey stormwater on all such roads in lieu of roadside ditches. The Design Criteria for Rural Access and Private Streets and Roads table as set forth in KCC 12.20.050 is hereby modified to delete the Row "A" classification provisions regarding "Serving Potential Number of Single Family Units" as set forth in Table 1. The following provisions of KCC 12.20.080 of the Applicable Law regarding Private Roads shall be inapplicable to MountainStar: KCC 12.20.080(B)(2), (4), (6), (7), (8), (9) and (11) and KCC 12.20.080(D). The provisions of KCC 12.20.100 of the Applicable Law regarding Cul-de-sacs shall be 5uncadia ;Master Planned Resort _ Exhibit J - Development Standards 2 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 108 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 inapplicable to MountainStar. Design criteria for MountainStar roadways shall be as set forth in Table I, or as otherwise approved by Kittitas County Department of Public Works. It is expected that other roadway designs will be proposed by the Applicant to serve distinctive needs of the MPR and unique neighborhood plat designs. Table I, along with Figures 1 & 2, provide examples of roadway types, and represent typical modifications from standard road types set forth in KC 12.20.050 of the Applicable Law. Modifications are necessary to achieve the low design speed objectives of the resort, minimize impacts on natural features, and support a safe rural and natural theme. Table 1 - MountainStar Roadway Design Criteria 'Emergency access shall be required for any cul-de-sac serving 40 units or more. Access tracts or driveways (whether they are separate tracts, easements over other lots or tracts, or a combination) may serve up to five (5) residential units, provided that overall length does not exceed 2500 feet. Access up to three (3) lots residential units will require a twenty (20) foot right-of-way or easement with twelve (12) feet of pavement and one (1) foot gravel shoulders, the paved portion of which shall be capable of supporting emergency vehicles weighing up to 75,000 pounds. There shall be a vegetation clear zone extending five (5) feet on either side of the gravel shoulders with any encroaching limbs not less than fourteen (14) above pavement grade. For access tracts or shared driveways with distances of 0 to 600 feet from the intersection with a resort road, turnouts and turnarounds shall be required only if site conditions require. Over 600 feet, turnouts and turnarounds shall be required according to the International Fire Code. For access to four (4) or five (5) residential units, all elements such as width, length, turnouts and turnarounds shall be site specific as reasonably determined by the County taking into consideration traffic functions but consistent with the concept that excavation, vegetation removal, pavement and grading widths, and interference with the esthetics of the site are to be Suncadia Master Planned Resort _ Exhibit J Development Standards 3 December 2, 2008 Collector (Single Collector (2 -Lane Loop (Minor Cul-de-sac (Serving 39 Units or Less)" Entry Road, Commercial Access and Maior Residential) Nei¢hborbood Collector Lane Ent Road Minimum Design Speed 26 mph 26 mph 21 mph 15 mph Maximum Posted Speed 25 mph 25 mph 20 mph Not Posted Maximum Su erelevation Rate 6% 6% 6% 6% Minimum Horizontal Curvature (Radius) 200 ft. 200 ft. 100 ft. 70 ft. Maximum Grade 12% 12% 15% 15% Minimum Pavement Width 16 ft' 24 ft 20 ft 20 ft. Minimum Shoulder Width 2 ft. 2 ft. 2 ft. 2 ft. Minimum R/W Width 40 ft. 60 ft 40 ft. 40 ft. 'Emergency access shall be required for any cul-de-sac serving 40 units or more. Access tracts or driveways (whether they are separate tracts, easements over other lots or tracts, or a combination) may serve up to five (5) residential units, provided that overall length does not exceed 2500 feet. Access up to three (3) lots residential units will require a twenty (20) foot right-of-way or easement with twelve (12) feet of pavement and one (1) foot gravel shoulders, the paved portion of which shall be capable of supporting emergency vehicles weighing up to 75,000 pounds. There shall be a vegetation clear zone extending five (5) feet on either side of the gravel shoulders with any encroaching limbs not less than fourteen (14) above pavement grade. For access tracts or shared driveways with distances of 0 to 600 feet from the intersection with a resort road, turnouts and turnarounds shall be required only if site conditions require. Over 600 feet, turnouts and turnarounds shall be required according to the International Fire Code. For access to four (4) or five (5) residential units, all elements such as width, length, turnouts and turnarounds shall be site specific as reasonably determined by the County taking into consideration traffic functions but consistent with the concept that excavation, vegetation removal, pavement and grading widths, and interference with the esthetics of the site are to be Suncadia Master Planned Resort _ Exhibit J Development Standards 3 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 109 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 minimized. Access tracts which are, or may, be also used as emergency access shall be developed under the standard set forth above for access up to three (3) lots, provided that turnouts and turnarounds shall not be required and the overall length limitation shall not apply if such access is solely for emergency purposes. Suncadia Master Planned Resort Exhibit J - Develoment Standards 4 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 110 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 TABLE 2 - SUNCADIA PATH AND TRAIL MATRIX (5118/07) Notes: (1) Periodic closures for fish and wildlife. (2) Up to 5% is acceptable. Up to 10% over several hundred feet, acceptable on a case-by- case basis, at discretion of Suncadia. Suncadia Master Planned Resort F,xhibit J — Development Standards December 2, 2008 PAVED PATH TRAIL NATURE EQUESTRIAN TRAIL TRAIL Uses- Pedestrians, (1)Pedestrians, fat (1) Pedestrians (1) Horses, pedestrians, Summer/Spring/Fall wheelchairs, bicycles, tire bicycles, fat tire fat tire bicycles, fat tire strollers, rollerblades, strollers strollers skateboards Uses -Winter Pedestrians, CC skiing (1) CC skiing and (1) Pedestrians (1) Pedestrians, CC skiing and snow shoeing on snow shoeing on and snow shoeing on selected path segments selected trails selected trails Motorized vehicle Maintenance, security, Maintenance, NA Maintenance, security, use Emergency Services, security, Emergency Emergency Services, Mechanized track Services, Mechanized track cutting cutting Mechanized track cutting Max. Percentage 5%(2) 12% max. desired, <40% <40% Grade Exceptions to 20% Width 10' (Pavement) 4'-8' 2'-4' +/-10' goal, but +/-2' at steep slopes Shoulder width i', transitions from NA NA NA asphalt to grade. Vegetation 5' to limbs and shrubs. 2'-5' to limbs and 0 2'-5' to limbs and shrubs. Clearance, P-2' for trees shrubs. P-2' to trees Horizontal P-2' to trees Vegetation 10', for a width of +1- 10' S' 12' Clearance, Vertical 14' Base material 4" crushed rock, to Native/existing soil Native/existing Native/existing soil extend under and binder soil Possible gravel shoulders Surface material 2" Asphalt Depth of4"'/4 Native/existing Native/existing soil minus Aggregate soil Possible wood chips with binder, or Possible wood Possible gravel existing if chips granular/durable Possible limited gravel Slope for drainage 2% cross slope 2%, fit conditions 2%, ft 2%, fit conditions conditions Maintenance Powersweep Pruning Pruning Pruning (Summer) Pruning Surface maintenance Surface Surface maintenance Surface maintenance Sign maintenance maintenance Sign maintenance Sign maintenance Sign maintenance Maintenance Cut tracks in some Cut tracks in some None Cut tracks in some (Winter) segments, segments segments Plow some segments. Detail reference 4 PP -1 T-1 NT -1 ET - Notes: (1) Periodic closures for fish and wildlife. (2) Up to 5% is acceptable. Up to 10% over several hundred feet, acceptable on a case-by- case basis, at discretion of Suncadia. Suncadia Master Planned Resort F,xhibit J — Development Standards December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 111 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2. 2008 Suncadia Master Planned Resort Exhibit JSuncadia Master planned Resort Exhibit J — Development Standards Standards 6 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 112 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2. 2008 j► ��.,�, C� N wyZ QxtE at M. exit w Suncadia Master Planned Resort Exhibit J — Development Standards 7 December Z 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 113 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 Section 4 - Stormwater Management The provisions of Chapter 12.70 KCC, Storm Water Management Standards and Guidelines, shall be inapplicable to MountainStar. Drainage plans for MountainStar shall be consistent with the Master Drainage Plan, MountainStar Master Planned Resort, dated April 1999 (Rev. July 1999). Stormwater retention/detention, infiltration and water quality facilities, as required in the Master Drainage Plan, shall be included in the final drainage plans for each applicable plat or subdivision. Drainage facility locations will be based on future detailed design studies. The Master Drainage Plan for MountainStar describes in detail the proposed Stormwater runoff and water quality control plans for managing stormwater runoff generated by MountainStar. The facilities planned will be designed to minimize the environmental impact of the development on the Cle Elum River, site streams, and groundwater in the area. The stormwater management facilities planned for the resort will be designed to DOE SMM (1992) standards, and the requirements and protocols of the Master Drainage Plan. The DOE SMM for Eastern Washington, current addition, shall be used for BMPs as approved by Kittitas County. Governing documents for the design and construction of MountainStar Stormwater facilities shall include the following: ➢ Master Drainage Plan, MountainStar Master Planned Resort, W&H Pacific, Inc., April 1999 (rev. July 1999), as may be further amended. ➢ Stormwater Management Manual for Eastern Washington, Washington State Department of Ecology, current addition. Standard Specifications for Road, Bridge, and Municipal Construction, Washington State Department of Transportation (WSDOT); the Highways and Local Programs, American Public Works Association (APWA) general provisions, latest edition; Kittitas County; and MountainStar Resort Development, LLC standards and specifications. The State standard specifications and plans shall be maintained by the contractor on site during the entire period of the construction. Definitions noted as "state" and "contracting agency" shall be amended to read "owner". The construction of storm drainage facilities shall be done in accordance with plans that have been approved by the County Engineer. Driveway culverts shall be a minimum of 12 inches in diameter or the equivalent. Section 5 - Wastewater Facilities Within the MPR boundaries, the MountainStar Resort Resources, Inc. utility established by Trendwest will review and approve planning, design and construction documents for wastewater collection and pumping facilities. Governing documents for design and construction of Sunendia Master Planned Resort Exhibit J— Development Standards 8 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 114 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 MountainStar wastewater collection and pumping systems shall be as follows: ➢ Criteria for Sewage Works Design: Water Quality Program, Washington State Department of Ecology, Publication No. 98-37 WQ, current addition. ➢ Standard Specifications for Road, Bridge, and Municipal Construction, Washington State Department of Transportation (WSDOT); the Highways and Local Programs, American Public Works Association (APWA) general provisions, latest edition; Kittitas County; and MountainStar Resort Development, LLC standards and specifications. Section 6 - Water System Development standards for the MountainStar water system will be set forth in the Water System Plan for MountainStar, which will be reviewed and approved by the Washington State Department of Health. Governing design criteria and construction specifications include: ➢ Water System Design Manual, Washington State Department of Health, current addition. ➢ Standard Specifications for Road, Bridge, and Municipal Construction, Washington State Department of Transportation (WSDOT); the Highways and Local Programs, American Public Works Association (APWA) general provisions, latest edition; Kittitas County; and MountainStar Resort Development, LLC standards and specifications. Section 7 - Building Structures The construction of building structures at MountainStar shall conform to the latest edition of the International Building Code, Uniform Plumbing Code, International Mechanical Code, International Fire Code, National Electrical Code, Washington State Energy Code, Americans with Disabilities Act, International Residential Code, Washington State Indoor and Ventilation Air Quality Code, and all other governing laws, ordinances and regulations as now or hereafter adopted by Kittitas County Development Standards relating to the various land use categories contained in the MountainStar Conceptual Master Plan shall not require minimums for lot size, lot coverage, or boundary set -backs. All single family residential structures shall have a maximum height of forty (40) feet and provide at least one (1) off-street parking space per unit. All structures shall be not less than ten (10) feet from any other structure plus an additional ten (10) feet to accommodate snow drop from roofs where slopes so require. The additional ten (10) feet to accommodate snow drop is not required if the roofs are designed to either hold snow or continuously melt snow. Structure setbacks shall be absolute distances (without regard to boundaries), provided that eves may encroach into the setback area. Suncadia Master Planned Resort Exhibit J- Development Standards 9 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 115 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 Section 8 - Design Guidelines General Description and Requirements The Design Guidelines set forth below shall apply to the development of MountainStar. Trendwest may choose to impose additional design guidelines through appropriate Covenants, Conditions and Restrictions ("CC&Rs") and/or other methods chosen by Trendwest. Trendwest will establish a Design Review Committee ("DRC") through CC&Rs, which Committee shall be responsible for imposing, administering and enforcing all design guidelines in accordance with this Agreement, CC&Rs, and any other instruments utilized by Trendwest. The purpose of these Design Guidelines is to identify the design goals that the County and Trendwest have agreed upon regarding the development of MountainStar. The Design Guidelines are not intended to be binding in the sense of code or regulations, but rather to reflect an agreed upon set of goals between the County and Trendwest to guide the design and development of MountainStar. The County recognizes that market conditions and public "taste" in design will change over the Term of the Development Agreement for MountainStar build -out. It is agreed by the County and Trendwest that the ability to adapt to these changes is a crucial aspect of innovation and the success of MountainStar. The County and Trendwest intend that Trendwest be given latitude and flexibility in determining how best to achieve the Design Guidelines in connection with the development of MountainStar. Therefore, the Design Guidelines set forth in this Section are intended to express the intent of what the County and Trendwest expect these Design Guidelines, and other guidelines adopted by Trendwest or the DRC, to achieve, while allowing Trendwest to choose the ways in which that intent will be achieved and without any additional required design review of any kind. Guiding Design Principles The design of MountainStar will feature a Northwest mountain style that will be designed to blend with the natural environment while reflecting the region's rich mining and logging histories. Trendwest reserves the right to alter this theme as necessary to respond to market considerations. All the buildings will be designed to encourage integrated use of the Resort's many on-site recreational opportunities. The buildings will be varied in size and shape and feature sloped roofs, generous overhangs, covered porches and walkways, decks and other elements that provide architectural detail. Structures will generally utilize natural materials and colors, and liberal use of wood and stone, and heavy timber or log construction will be emphasized. Roof materials will include; simulated wood shakes, flat concrete or clay tiles, slate or faux slate, oxidized copper or steel, other non - reflective metals, asphalt composition. New materials which may enter the market will be evaluated on a case by case basis. Disallowed roofing materials include wood shakes or shingles and clay barrel. Walls will feature wood siding such as board and batten or shingles. Most structures will feature a combination of one- and two-story elements. These will likely include the condominiums, chalets, recreational homes, administrative offices, shops, golf facilities and maintenance facilities. Larger structures will likely include three- to six -story resort Suneadia Master Planned Resort Exhibit J— Development Standards 10 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 116 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 lodge facilities, a conference center, an indoor health and recreation center, an interpretive center, and an equestrian facility. All structures will be designed to utilize the natural land contours with a minimum of grading. Careful attention will be paid to the retention of forested areas to provide natural screening of structures. Prescribed allowable building/development envelopes for each cabin site and recreational lot will control clearing and provide screening for privacy between units, while maintaining the forested character of the Resort. Design Guidelines The Design Guidelines for the development of MountainStar include the following: Exterior Colors. Exterior colors will be darker subtle colors that reflect the colors and or hues of the surrounding forest to help buildings recede and blend into the landscape. Building elements (roofs, walls, trim, doors, window cladding) are to generally fall within the following color ranges; brown, gray and/or green in hue. Fences are to be stained to match the house and blend in with surrounding tree trunks. Balconies, decks, porches and railings shall use natural materials consistent with the exterior finish of the Residence. Exterior paints and stains are to have a flat, non -glossy finish. Stains or opaque and semi-opaque paints are to be used to protect wood from weathering, to give it a more refined texture and to achieve a darker hue. Clear finishes and stains may be appropriate on log and natural wood elements. Exterior Walls and Trims. The predominant materials to be used for exterior walls at Suncadia are to be wood and stone. Stucco is to be used sparingly at Suncadia and only as an accent material. Owners may propose use of other materials for consideration by the DRC. The aesthetic merits of any combination of exterior materials are subject to review and approval by the DRC in order to maintain the architectural consistency of the visual experience at Suncadia. Site and Landscape Design. Site and Landscape Design on individually owned homes sites will conform to the plans submitted to and approved by the DRC prior to site construction and or landscape installation. Site and Landscape design will achieve the following: • Preserve, protect and enhance the existing forest and natural environment. • Situate homes such that they preserve the integrity of the surrounding forested landscape by maintaining a natural buffer between the house and street, neighboring Homesites, Common Areas and the golf course. Limit tree removal to what is necessary to accommodate the home, improve forest health across the entire homesite, create defensible space as may be required under the International Fire Code, and selectively open up views while ensuring that off-site views are protected. Suncadia Master Planned Resort Exhibit J — Development Standards 11 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor - 200904160090 Page 117 of 118 EXHBIT J (Rev. 1) to Development Agreement Development Standards and Design Guidelines for MountainStar Master Planned Resort December 2, 2008 . Design landscape to encourage and promote water conservation. • Site buildings to minimize grading and maintain a low, subordinate profile against the back drop of the surrounding forests. • Design landscape that blends the architecture with the natural environment. Incorporate natural and existing landscape features such as rock outcroppings, vegetation and topography into landscape designs to help achieve the transition between the built and natural environments • Contain storm water and snow melt within the Homesite and encourage natural infiltration on-site through infiltration swales that appear natural. A Homesite Diagram will be prepared for each Homesite. The diagram will establish the boundaries of the Building Envelope, Secondary Envelope (applicable to some Homesites) and Natural Area within each homesite. All landscaping shall be completed within one year of completion of construction of the exterior of the residence. Suncadia Master Planned Resort Exhibit J — Development Standards 12 December 2, 2008 Filed for Record 04/16/2009 04:48:53 PM - Kittitas County, WA Auditor- 200904160090 Page 118 of 118 Exhibit M (Rev. 1 ) Sample Open Space Calculation Form December 2, 2008 i+ Phase, Sub -Phase or Plat Nama/Number Phase 1 DW*ion 9 /a'• Land use A B C D E l4) This Pkat PAN Pb.. w Stan" n" Esur"Ied knaled Pnase I-Divisian 2 Dater Tft plat and Future Pksb Tl PrpJecK Priase 3 D -vis ons 13 Adjustment for Ptww 3 DiviSbll9 6-9 INW plata !Acrmox Phase 2 division 2 +B C+D i nt2 Areas Aeras Acres Acros Aews Slagle Family Loos f1 03 280.8 261.1 530.9 8f20 mommiy, Units Vj 0.0 0.0 D.0 371) 37A Lodge/CammerciaVOiher (3) OD 342 342 0.8 35.0 FyfiXepew1oprnentTratz 494 970 145.4 .1464 OD Recreation facilities {3) 0.0 6.1 61 239 30.0 Roads (4) 6.6 1032 1105 555 167.0 Tool Oeveioped Area 56.3 522.0 578.3 SM7 1081 D Open Spam Areas Acres Acres Acres Maes Acres Private open Space (5) 00 381.6 38"1.6 178,4 5611.0 Future Development Trards 0.0 7375 7375 -7375 0.0 Access Track 0.0 3.1 3.1 fib 10.D Vagelaled POW Area 6.3 17.6 .935 40.1 134D Commrni yAecreation 50 181.6 1868 235.2 4220 Clod Cotlrse CLO 654.0 ew -200.0 454.0 Natural Open Space/;le Elurrl River Corndw 37D 276.) 313.D 760.0 1073.0 Natural Open spam)sreanl C Corrinot 0.0 t10 0.0 226.0 226.0 other Natural Open Speoe 269 2819 3088 3302 639.0 Managed Open Space/Easton Ridge 0.0 201 20.6 1340.4 1361.0 Perinate+ Buller U 191.9 1989 161.1 360.0 Total Open Space 75.2 28230 289&2 2340.8 5239.0 Tont Plat Arae 1315 3341.9 3478.4 28436 SUM Open Space Peree 572% 84A% 83.4% RZ3% 829% (t) IMudes area within Developable Envelope ar10 access drive (2) IMILdes buildings and pMring areas. (3) InciudeS W Wing& parking araas, and paved pedestrian areas l4) Indudes paved road stxface end anowders- f53 includes open space satemerns on single tamily lots and rnun"mily lots 'Pdw ptats indWe l in total. Phase 1 -Division 1 Pnase I-Divisian 2 Phase 3 Divisions 1.5 Phase 1-10iMisiotl 3 Priase 3 D -vis ons 13 Adjustment for Ptww 3 DiviSbll9 6-9 Phase 3 Dives ori 6.9 Phase 1 Divi,, w 8 SDP Land Use Snot a plat) Phase 2 division 2 Phase 3 0"OM 1-5 Adjustrnem for Phase 1 Derision s 1 Phase 1 Division 5 Phase 1 Division 4 r` Phase 3 Division 11 Admlment to remove Preliminary Pest areas ttOm ere cummulative folafs Phase 3 Division 11 (Final Plat Iota! areas) Phase 3 Division 11 acij-mutiern for Phase 3 Division 12 to remove Tract Z•1 areas Pha$* 3 Dr4sion 12 Phase 1 Drvisron 10 Phase 1 Division 3 adjusted for Z7 [Phase 1 Division 10) KITTITAS COUNTY Page 339 Comprehensive Plan APPENDIX THREE CAPITAL IMPROVEMENT PROGRAM BOARD OF COUNTY COMMISSIONERS COUNTY OF KITTITAS STATE OF WASHINGTON ORDINANCE No. ADOPTION OF THE KITTITAS COUNTY CAPITAL IMPROVEMENT PROGRAM FOR THE PLANNING PERIOD 2015-2020 WHEREAS: Kittitas County opted into the Growth Management Act, RCW 36.70A, voluntarily on December 27, 1990, through Resolution 90-138; and WHEREAS: Kittitas County adopted the Kittitas County Comprehensive Plan in August of 1996 and the Capital Facilities Plan was adopted as part of the Comprehensive Plan; and WHEREAS: Kittitas County amended the Comprehensive Plan in 2001 to adopt the six year Capital Facilities Program through a process separate from the annual comprehensive plan amendment process and any changes made are adopted by reference to the Kittitas County Comprehensive Plan at adoption; and WHEREAS: The Kittitas County Commissioners conducted a public hearing on December 2, 2014 to consider the six year Capital Improvement Program for the planning period 2015-2020, formerly referred to as the Capital Facilities Program; and WHEREAS: The Kittitas County Commissioners continued the public hearing to December 16, 2014 to consider edits requested in the six year Capital Improvement Program for the planning period 2015-2020; and NOW, THEREFORE BE IT ORDAINED That the Board of County Commissioners after due deliberation and in the best interest of the public, does hereby approve the six year Capital Improvement Program for the planning period 2015-2020 as attached hereto. ADOPTED this 1� _— day of 2014, at Ellensburg, Washington. Approved as to Form: ProsectAtorReview # 27547 �ef1"yil Deputy ig 1&' rk �L. Zempel $ osecuting AtfQPW 0'. 'ERK OF TH **RD err j 17 kulie ....Kj'd 6i BOARD OF COUNTY COMMISSIONERS K NTY, WASHINGTON Pau swell, Chairman 1, L zt— Gary Ber t, VV'ce-Chairman Obie O'Brien, Commissioner Kittitas County Capital Improvement Program 2015 - 2020 Six Year Plan From the Cascades ... to the Columbia Adopted by the Board of County Commissioners • Ordinance No. Kittitas County a !Uil lmpr vement Progiam November, 2014 Table of Contents Six -Year Plan...................................................................................1 Introduction.................. ...........................................................1 Accomplishments.................................................................................1 2015-2020 Summary .........................................................................2 1. Airport Facilities......................................................................5 2. Kittitas County Administrative Offices.....................................8 3. Kittitas Valley Event Center / Fairgrounds ............................14 4. Kittitas County Maintenance Shops, Storage, & Parking ......20 5. Kittitas County Roads...........................................................23 6. Regional Parks and Trails ........... ....,...... ............ ,................... 24 7. Solid Waste..........................................................................28 8. Library Services....................................................................30 9. Emergency Services.............................................................31 10. Education...............................................................:.............37 11. Water - Group A Systems.....................................................40 12. Sanitary Sewer.....................................................................43 Frequently Asked Questions...........................................................44 Table of Contents tie i Kiii tai : v 2St1€i�ys Capiu'0 U'iprQ?l?ePi" ent P€`ograarr ROYe!i;Uer, 2014 Six -Year Plan Introduction The Six -Year Plan shows capital improvements that are needed to provide adequate public facilities in Kittitas County. The County either directly provides these capital improvements or coordinates with other agencies to provide them. The Six -Year Plan is reviewed and updated annually. Annual updates are made to correct or modify project costs, revenue sources, and dates of construction. Accomplishments Kittitas County completed several capital improvements during the 2013 to 2014 period. These accomplishments included: ■ Upper District Court remodel. • Armory remodel. • Hyak Maintenance Shop. ■ Elevator modernization in the Courthouse and Public Safety building. • Energy efficiency improvements in various county facilities. • Sheriff's Marine Storage building construction at the Vantage boat launch. + Grant County PUD constructed the Rocky Coulee Park in Vantage. ■ Grant County PUD improved the Vantage boat launch. • Grant County PUD completed a boat launch and fishing pier at Wanapum Dam in Vantage. • Kittitas County Water District #6 improved their wastewater treatment plant in Vantage. • County road safety improvements completed on Alford Rd/Wilson Creek Rd, Brown Rd/Umptanum Rd, Old Highway Ten, Prater Rd, Brick Mill Rd, and Thorp Prairie Rd. + Kittitas Highway grind and overlay. • Canyon Road grind and overlay. • Bowers Field Industrial Park street improvements for Beech Road and Falcon Road. ■ Caribou Road hard -surfacing. ■ Nelson Siding Road improvements and bridge replacements. C=.zthiC:.;:' %,C76,iI1�� 1,,�3=°a,� ?t,'P�Yis�t'aTi'.1ta i�rFat;ic11I 2015-2020 Summary The following table summarizes the 2015-2020 Six -Year Plan. Novepiber, 2014 Table 1 - Six -Year Plan Summary 2015.2020 Summary Kittitas County Public Facility Projects 1. Airport Facilities Project Name Location & Description FundiM Source Schedule Total Cost Runway 11/29 Extension Bowers Field Airport,FAA GA and Parallel Taxiway pavement, lighting, and Entitlement 2015-2018 $3,770,313 marking installation 2019-2020 Rehabilitate/Reconstruct Bowers Field Airport, FAA GA $135,743 West Hangar Taxi lanes pavement maintenance Entitlement 2. Kittitas County Administrative Offices Project Name Location & Descri tion Funding Source Schedule Total Cost N of Courthouse, County Administration conceptual plan of new REET 2015 $120,000 Building Administration Building and Courthouse remodel Public Safety Building 205 W. 5"', Ellensburg, Improvements various improvements to 'ail General Fund 2015-2017 $280,000 portions of the Permit Center Building 411 N Ruby, Ellensburg, PWD Road remodel & provide Fund and CDS 2016-2020 $250,000 Improvements ADA improvements Enterprise Fund Juvenile Detention Temporary holding cell Law & Justice 2016-2020 $30,000 Holding Facility Sales Tax Expansion of Prosecutor's To Be Determined General Fund 2016-2020 To Be Office I I Determined 3. Kittitas Valley Event Center/Fairgrounds Project Name Location & Description Funding Source Schedule Total Cost Kittitas Valley Event Conceptual plan for Center/Fairgrounds improvements to Kittitas General Fund 2015 $50,000 Master Plan Valley Event Center Property Acquisition Southwest of University Gen. Obligation 2015 $1,000,000 Way and Alder Street Bonds Rodeo arena bleachers Replace section KK and Section AA to the Buck- Revenue Bonds 2016-2020 $2,670,000 and box seats A -Roo section North of Rodeo Arena, Gen. Obligation Multi -Purpose Pavilion new facility intended for Bonds 2016-2020 $1,500,000 multi -uses Barn Expansion Added space for various Gen. Obligation 2016-2020 $500,000 types of livestock Bonds sb:-Year piar,Page 2 Kitfit - i:.,b3wA `. s(3 i3' iEfi€'tg"ti t ;:ii;=?iii �s Y art} t>4uvemb r, 2014 Table 1 continued - Six -Year Plan Summary 2015-2020 Summary Kittitas County Public Facility Projects 4. Kittitas County Maintenance Shops, Storage, & Parking Project Name Location & Description Funding Source 1 Schedule Total Cost Bowers Field Industrial Lower Co. Public Works Park, Master Plan and PWD 2016-2020 $6,050,000 Facility construction for new PWD shops and office 5. Roads — County Owned (capital improvements scheduled for construction) Project Name Location & Description Fundin Source Schedule Total Cost From Ellensburg City Federal STP, Kittitas Highway Safety Limits to Kittitas City Appropriation, 2015 $4,876,000 Improvements Limits State CAPP, & Local Rd Funds Westside Road Safety From Mile Post 2.19 to State RAP& 2016-2017 $1,140,000 Improvements Mile Post 4.12 Local Rd Funds No. 6 Road Improvements From Mile Post 3.59 to State RAP & 2015 $1,497,000 Phase 2 Thrall Road Local Rd Funds No. 6 Road Irrigation BR #79051 Over Town State RAP & 2016-2017 $761,000 Structure Ditch at MP 0.63 Local Rd Funds Umptanum Road / Umptanum Rd (MP State FMSIB & Anderson Road Overlay 0.24-0.50) / Anderson Local Rd Funds 2017-2018 $480,000 Road MP 0.0-0.41 McManamy Road Bridge Over Dry Creek @ MP Local Rd Funds 2016 $845,000 #88201 0.21 North Fork Manastash Over North Fork Manastash Creek @ MP Local Rd Funds 2015 $955,000 Creek Mitigation 8.43 Teanaway Rd SR 970 to WF Teanaway DOC Jobs & 2015 $4,350,000 (MP 0.0- 7.29) Economic Dvlp Yakima River Scenic Helen McCabe Park National Scenic 2015 $722,000 Byway Interpretive Ctr Byway Mt. Daniels Extension E. Mt. Daniels Dr. Local Rd Funds 2016 $60,000 eastward 500 feet Teanaway Rd Hydraulic Red Bridge Rd to WF FLAP 2017-2018 $2,282,000 Improvments Tnwy (MP 0.51-7.29) Park and Ride Lot 1-90 Exit 78 Regional Mobility 2015 $130,000 Bowers / Falcon Rd Bowers to Look Rd (MP Local Rd Funds 2016-2017 $1,900,000 Extension 1.93-2.63) Westside Rd Fish Barrier Canyon Hgts Dr vicinity Local Rd Funds 2018-2019 $1,035,000 Removal (MP 1.89) Signalize Intersection Reecer Creek Rd and Developer and 2020 $200,000 University Way Local Rd Funds Kittitas County Rd Safety Countywide locations State Co. Safety 2015-2020 $1,849,000 Improvements Program Six -``ear Pian Table 1 continued - Six -Year Plan Summary 2015-2020 Summary Kittitas County Public Facility Projects Chip Seal — 7 Year Cycle Locations vary — approx. Local Rd Funds 2015-2020 $16,182,000 70 miles per year. and CAPP Turn-Arounds Various Locations Local Rd Funds 2015-2020 $138,000 Countywide Hard Surface Gravel Various Locations Local Rd Funds 2015-2020 $684,000 Roads Cle Elum Pedestrian S. Cle Elum Bridge Unknown 2020 $1,250,000 Bridge Vicinity 6. Regional Parks and Trails Project Name Location & Description Funding Source Schedule Total Cost Cle Elum Pedestrian S. Cle Elum Bridge Non -motorized 2020 $1,250,000 Bridge vicinity & Rd Fund Hansen Pits Park Master W. of Tjossem Rd / Paths & Trails 2016-2020 $25,000 Plan Canyon Rd. intersection gas tax reserve Tourism Infrastructure Various Locations Lodging Tax 2015-2016 $50,000 Plan 7. Solid Waste Project Name Location & Descri tion Funding Source Schedule Total Cost Relocate Eburg Transfer Location to be Solid Waste 2015-2020 $5,250,000 Station/Compost Facility determined Fund 8. Library Services - No Projects Planned for 2015-2020 period 9. Emergency Services Project Name Location & Description Funding Source Schedule Total Cost Station 21 Upgrade 2020 Vantage Highway, Bonds 2016-2020 $2,500,000 Ellensburg Station 29 Relocation 400 E. Mt. View, General Obligation 2015-2020 $6,000,000 Ellensburg Bonds Emergency Animal Kittitas Valley Event General Fund 2016-2020 $500,000 Shelter Center / Fairgrounds 10. Education Project Name Location & Description Funding Source Schedule Total Cost Central WA Resource Bowers Field Industrial EBDA and To Be Energy Collaborative Park, Ellensburg CERB Loan 2016-2020 Determined Center 11. Water — Group A Systems - No Projects Planned for 2015-2020 period 12. Sanitary Sewer - No Projects Planned for 2015-2020 period six-year Ran Pago 4 iii{i.i i n. i epi IT"t}i "i)`' <ii i1± C4'7L i et%$ *> "xre,vyiber, 2 4 1. Airport Facilities This section includes an inventory of the existing airport facilities in Kittitas County and a detailed description of each airport facility improvement that is included in the six-year plan. The inventory of facilities in Table 2 below also describes each facility's size in order to determine if it addresses the County's long-term community needs. Airport Facilities pace; 5 Table 2 Existing Public Facilities and Services Airport Facilities Facility Provider Description Size Bowers Field Kittitas County 58,890 sq. ft. parking apron area, 07/25 1,300 acres Airport Runway, 5,590'x150', asphalt, 11/29 Runway, 4,300'x150', asphalt, 12 small aircraft publicly owned hangars, 12 small aircraft privately owned hangars, 1 large aircraft publicly owned hangar, 55,000 aircraft usage per year. Bowers Field Kittitas County Built 1997. 20,000 sq. ft. Hanger Bldg 404 Bowers Field T- Kittitas County Built 1960. 12,500 sq. ft. Hanger Cle Elum City of Cle Elum 50,000 sq. ft. parking apron area, 07/25 135 acres Municipal Airport Runway, 2,552'x40', asphalt, 1,000 aircraft usage per year. De Vere Field Jim De Vere 08/26 Runway, 2,055'x30', asphalt, 6 single 50 acres (private owner) engine aircraft based. Easton State WSDOT 09/27 Runway, 2,640'x100', turf, 30 15 acres Airfield aircraft usage per month, built in 1930's. Airport Facilities pace; 5 ''KJvOtas County Capital i€npicvvaf €gilt ''`wqi a=n Airport Facilities - Runway 11/29 Extension and Parallel Taxiway Vicinity Map Runway 11129 Extension; and Parallel Taxiway W BOWERS RD E BOWERS RD Eusnayuiq _� 014 Project Information and Selection Criteria Location Bowers Field Airport, Ellensburg Links to Other Projects or Facilities N/A Description Construct runway extension and new taxiway including pavement, lighting,and marking installation Justification (Need/Demand) This project is needed to provide adequate facilities for projected airplane operations. Level of Service (LOS) /Project Type Established LOS: N/A Project Type: New facility construction Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and Engineering $202,500 $252,000 $454,500 Construction 0 $3,315,813 $3,315,813 TOTAL $202,500 $3,567,813 $3,770,313 Funding Sources 2015 2016-2020 Total FAA GA Entitlement & Other Funding $182,250 $3,354,391 $3,536,641 Local Match $20,250 $213,422 $233,672 TOTAL $202,500 $3,567,813 $3,770,313 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Public Works Department Airport Facilities Page 6 �{•{�, ^�tg ' ='=�3 yy TT 'ri1 J1'i3frl?T?'1�f2'. E''s'a)"'"w$si Noverriiw, 2014 Airport Facilities - Rehabilitate / Reconstruct West Hangar Taxi Lanes Vicinity Map_ Rehabilitate I Reconstruct West Hangar Taxi Lanes W BOWERS RD E BOWERS RD FJy�us„q Project Information and Selection Criteria Location Bowers Field Airport, Ellensburg Links to Other Projects or Facilities N/A Description Rehabilitate and reconstruction of pvement. Justification (Need/Demand) This project is needed to maintain the pavement condition of the west Hangar taxi lanes. Level o Service (LOS) /Project Type Established LOS: N/A Project Type: Facility repair and renovation Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and Engineering Construction $135,743 $135,7413 TOTAL $135,743 $135,743 Funding Sources 2015 2016-2020 Total FAA GA Entitlement $122,168 $122,168 Local Match $13,573 $13,573 TOTAL $135, 743 $135.743 Annual Operations and Maintenance Currently, the County does not track maintenance costs Estimated Costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Public Works Department Airpo)�I Facilities love=saltier, 201•1 2. Kittitas County Administrative Offices This section includes an inventory of Kittitas County Administrative Offices and a detailed description of each facility improvement that is included in the six-year plan. The inventory of facilities in Table 3 below also describes each facility's size in order to determine if it addresses the County's long-term community needs. Kihifas County Ad 3ialistrat;ve Offices Page 8 Table 3 Existing Public Facilities and Services Kittitas County Administrative Offices Facility Department Description Size Armory Building Extension, Noxious Weed, and 901 E. 7`h, built 1950. 13,140 sq. ft. Kittitas Valley Event Center Remodel completed in 2014 Cle Elum Public Public Health 415 E. First Ave., Cle Elum, 2,400 sq. ft. Health leased building County Assessor, Auditor, Clerk, 205 W. 5`', built 1958. 47,691 sq. ft. Courthouse Commissioners, Lower District Court, Human Resources, Information Services, Juvenile Probation, Maintenance, Prosecutor, Superior Court, Treasurer Permit Center Public Works, Community 411 N. Ruby, built 1959 13,625 sq. ft. Development Services, and Fire Marshal Public Safety Sheriff/Corrections 205 W. 5`h, built 1985. 33,209 sq. ft. Building Remodeled 2010 to 2012. Sheriff Sheriff 307 Umptanum Rd., built 11,880 sq. ft. Administration 2009 Office Sorenson Public Health and Misdemeanant 507 Nanum, built 1942. 17,648 sq. ft. Building Probation Upper County Sheriff 4240 Bullfrog Rd., Suite 1, 1,440 sq. ft. Sheriff Office Cle Elum, leased suite Upper District Upper District Court 700 E. 1 st, Cle Elum, 6,000 sq. ft. Court Building remodeled in 2013 Vantage Marine Sheriff Vantage Boat Launch, built 70 sq. ft. Storage Building in 2014 Kihifas County Ad 3ialistrat;ve Offices Page 8 Mounty Gaptsl Improvement j',f;:j �;i tvv:-..:ber 2014 Kittitas County Administrative Offices - Permit Center Building Improvements Vicinity Map _ a FF 1 r Permit Center Building mi :N Project Information and Selection Criteria Location 411 N Ruby, Ellensburg— see existing facility inventory Links to Other Projects or Facilities N/A Descriptio Remodel building Justification (Need/Demand) This project is needed to upgrade outdated facilities for CDS, PWD, and Fire Marshal offices. This building was constructed in 1959 and the County purchased the building in 2002. Level of Service (LOS) /Project Type Established LOS: N/A Project Type: Facility repair, remodel, and renovation Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and Engineering To Be Determined To Be Determined Construction $250,000 $250,000 TOTAL $250,000 $250,000 Funding Sources 2015 2016-2020 Total General Obligation Bonds $250,000 $250,000 TOTAL $250,000 $250,000 Annual Operations and Maintenance Currently, the County does not track maintenance costs Estimated Costs for these im rovements. Estimated Revenues None Antici ated SaWW Due to Project None Department Responsible for Operations Facilities and Maintenance Office Kitlitas County Administrative Offices Page 9 .iritY Ctipitai Irnt )rove, nt November. 2014 Kittitas County Administrative Offices - County Administration Building ;- . Vicinity MapI AN;, ;' < _:. ,r• F ^Administration Building Proposed Location x` ITT Nr Ind ± '� _ Yr` F W!. - + • J It Project Information and Selection Criteria Location North of the Courthouse Links to Other Projects or Facilities Courthouse, Permit Center, and Morris Sorenson bldg. Descri tion New County Administration Building Facilities and Maintenance Office Office space is needed for all county functions. Consolidating administrative offices. This includes Commissioner's Office, Auditors Office, Assessors' Office, Treasurers Office, Fire Marshal, Community Development Services, and Public Works Administrative Office. The Courts and related offices Justification (Need/Demand) would remain in the existing Courthouse. Level of Service (LOS) /Project Established LOS: N/A. Type Project Type: New facility Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Master Plan /Conceptual Site Plan $120,000 $120,000 Design and Engineering Construction TOTAL $120,000 $120,000 Funding Sources 2015 2016-2020 Total Real Estate Excise Tax (BEET) $120,000 $120,000 TOTAL $120,000 $120,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Pro •ect None Department Responsible for Operations Facilities and Maintenance Office K'iWtas County A rninistr tive 01lices Page 10 ovei-, aer.2014 Kittitas County Administrative Offices - Public Safety Building Improvements Project Information and Selection Criteria 2015 205 W. 591, Ellensburg — see existing facility inventory Location Public Safety Building Links to Other Projects or Facilities N/A $280,0000 Various improvements to include new siding for old $130,000 portion of jail, upgrade/replace condensing unit, replace Description ceiling in hallways, and replace elevator flooring. This project is needed to provide safe and adequate Justification (Need/Demand) facilities for inmates and correctional officers. Established LOS: N/A Level of Service LOS)/Project Type Project Type: Facility remodel and renovation Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and En ineerin Construction $130,000 $150,000 $280,0000 TOTAL $130,000 $150,000 $280,0000 Funding Sources 2015 2016-2020 Total General Fund $130,000 $150,000 $280,0000 TOTAL $130,000 $150,000 $280,0000 Annual Operations and Maintenance Currently, the County does not track maintenance costs Estimated Costs for these improvements. Estimated Revenues None Anticipated Savin s Due to Project None Department Responsible for Operations _ I Sheriff Office i,tita ouO,? Admi-01strativc Officer: p3cC. 4t Kittitas Counly CapilAi li-iprovernent Program N*vcsnhe:', 2014 Kittitas County Administrative Offices - Juvenile Detention Holding Facility Vicinity Map--, d4JV£ IME . Juvenile Detention" Holding Facility IAI L., r, 771. Project Information and Selection Criteria Location 205 W. 5`h, Ellensburg — see existing facility inventory County Courthouse Links to Other Projects or Facilities N/A Description Building remodel to provide a temporary holding cell for juvenile detention. Justification (Need/Demand) This project is needed to provide a secure area for temporarily holding juveniles at the Courthouse. Permanent detention facilities are rented by Yakima County and juveniles are transported as needed. Level of Service (LOS) /Project Type Established LOS: N/A Project Type: Facility remodel and renovation Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and Engineering To Be Determined To Be Determined Construction $30,000 $30,000 TOTAL $30,000 $30,000 FundingSources 2015 2016-2020 Total Law & Justice sales tax $30,000 $30,000 TOTAL $30,000 $30,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Facilities and Maintenance Office Kittit s County Carital 4-�,ip ovemc,,.mt `-rog no Kittitas County Administrative Offices - Expansion of Prosecutor's Office November, 2014 Project Information and Selection Criteria Location To be determined Links to Other Projects or Facilities Sheriff's Administrative building and Courthouse Description Expansion of Prosecutors Office to consolidate offices to one location. Justification (Need/Demand) Level of Service (LOS) /Project Type The Prosecutors Office needs additional office space to consolidate offices located in different buildings to one primary location. Established LOS: N/A. Project Type: Facility repair, remodel, & renovation Com rehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and En ineerin None To Be Facilities and Maintenance Office Construction To Be Determined_ To Be Determined TOTAL To Be Determined To Be Determined Funding Sources 2015 2016-2020 Total Anticipated Savings Due to Project None To Be Facilities and Maintenance Office General Fund Determined To Be Determined To Be TOTAL Determined To Be Determined Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. None Estimated Revenues Anticipated Savings Due to Project None Department Responsible for Operations Facilities and Maintenance Office Kittit !, County Administrative Offices page 13 Killite', $,oi,,:rily Capitai it prov af€£ "_,_nt Pi'0 Ertl 3. Kittitas Valley Event Center I Fairgrounds No A i�rnber. 20 i 4 This section includes an inventory of Kittitas Valley Event Center/Fairgrounds facilities and a detailed description of each facility improvement that is included in the six-year plan. The inventory of facilities in Table 4 below also describes each facility's size in order to determine if it addresses the County's long-term community needs. il.il , Va €le !,--vent Center I Fai rg rounds Pazae 14 Table 4 Existing Public Facilities and Services Kittitas Valley Event Center 1 Fairgrounds Built Built Facility date Size Facility date Size Frontier Village 1890's Unknown Restrooms / R.A. (1) 1960's 2,035 sq. ft. Buildings Grandstand - 1925 18,965 sq. ft. Fair Office and 1974 3,954 sq. ft. Main/Heritage Bldg. Restrooms 8th Street Ticket Office 1930's 1,568 sq. ft. Behind the Chutes 1976 1,000 sq. ft. Superintendent Building/Swine 1930/ 5,000 sq. ft. Bloom Pavilion 1980 26,400 sq. ft. 1960 w/addition Posse Barn (1) 1940's 3,000 sq. ft. Restrooms / R.A. (2) 1982 645 sq. ft. Posse Barn (2) 1940's 4,800 sq. ft. Maintenance Shop 1986 1,500 sq. ft. Light Horse Bldg. 1940's 3,200 sq. ft. Gazebo 1989 450 sq. ft. Cattle Exhibit Bldg. 1940's 12,000 sq. ft. Buckaroo's Stands 1991 5,984 sq. ft. & Pens Draft Horse Exhibit Barn 1940's 10,450 sq. ft. Gold Buckle 2001 2,400 sq. ft. Building 4-H Exhibit Bldg. 1940's 17,556 sq. ft. Western Village 2004 3,140 sq. ft. First Rodeo Barn 1940's 3,250 sq. ft. Fair Storage Shed 2004 600 sq. ft. Second Rodeo Barn - 1940 3,250 sq. ft. Rodeo Concession 2005 600 sq. ft. (Directors) Rabbit/Poultry Barn 1940 1,200 sq. ft. Bronze Pig Statue 2007 N/A Ellensburg Armory 1950 13,920 sq. ft. Rodeo Arena 2007 3,950 sq. ft. Bleachers Bleachers W. (Covered) 1960's 10,756 sq. ft. Fair shed (Fuel) 2008 100 sq. ft. Bleachers E. 1960's 10,000 sq ft (Uncovered) il.il , Va €le !,--vent Center I Fai rg rounds Pazae 14 ovi,}inner 2014 Kittitas Valley Event Center / Fairgrounds - Event Center / Fairgrounds Master Plan Development Project Information and Selection Criteria Location 901 E. 7 Ih , Ellensburg — see existing facility inventory Links to Other Projects or Facilities All Kittitas Valley Event Center buildings Description vfVicinit�l Map-� f (Need/Demand) This project will determine what upgrades and improvements are needed for the Kittitas Valley Event Center _Justification Level of Service (LOS) /Project Tye Established LOS: N/A Project Type: Facility conceptual plan Comprehensive Plan Citations GPO 5.26 '.' Fairgrounds t Project Information and Selection Criteria Location 901 E. 7 Ih , Ellensburg — see existing facility inventory Links to Other Projects or Facilities All Kittitas Valley Event Center buildings Description Determine facility improvement needs (Need/Demand) This project will determine what upgrades and improvements are needed for the Kittitas Valley Event Center _Justification Level of Service (LOS) /Project Tye Established LOS: N/A Project Type: Facility conceptual plan Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Master Plan / Conceptual Site Plan $150,000 $150,000 Desio and Engineering Construction TOTAL $150,000 $150,000 Funding Sources 2015 2016-2020 Total General Fund/Obligation Bonds $150,000 $150,000 TOTAL $150,000 $150,000 Annual Operations and Maintenance Currently, the County does not track maintenance costs Estimated Costs for these improvements. Estimated Revenues None Anticipated Savings Due to Pro ject None Department Responsible for Onerations Facilities and Maintenance Office Kittitas VaHey £nf ot. ,:'outer I Fairgrounds Face 15 Uts`tas County Capital Hnprovefnent Kittitas Valley Event Center / Fairgrounds - Expansion ove _ bcr, 201 #4T7. iv Vicinity Map Fairgrounds Expansion Area 3 Project Information and Selection Criteria Location Southwest of Alder Street and University Way Links to Other Projects or Facilities All Kittitas Valley Event Center buildings Description Property Acquisition of 5 tax parcels for implementation of Kittitas Valley Event Center/Fairgrounds Master Plan Justification (Need/Demand) This acquisition will provide needed expansion of the Kittitas Valley Event Center/Fairgrounds. Level of Service (LOS) /Project Typ e Established LOS: N/A Project Type: Property Acquisition Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Right of Way Purchase $1,000,000 $1,000,000 Design and En ineerin Construction TOTAL $1,000,000 $1,000,000 Funding Sources 2015 2016-2020 Total General Fund/Obligation Bonds $1,000,000 None $1,000,000 TOTAL $1,000,000 $1,000,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Facilities and Maintenance Office Kittitas Valley Event C'erater i t, Page 16 g Milas ;,runty Capital ii rove rlar'i pr y al t Novainher. 2044 Kittitas Valley Event Center / Fairgrounds - Rodeo Arena Bleachers/Box Seats Vicinity Map ` Rodeo Arena Bleachers/Box Seats Project Information and Selection Criteria Location 901 E. 7", Ellensbur Links to Other Projects or Facilities N/A Description Replace old rodeo seating bleachers and box seats I Ellensburg Rodeo Phase 1 of this project is the replacement of section KK and phase 2 is the replacement of section AA to the existing buck-a-roo section. The cost for phase 1 is $630,000 and the cost for phase 2 is $2,040,000. Work includes removing existing structures and foundation, site work, new foundations and walls, seating structure and assembly, interior finishing for the skyboxes, Justification eed/Demand replacing existing arena lighting, fees, and taxes. Established LOS: N/A Level of Service (LOS) /Project Type Project Type: Facility renovation GPO 5.26 Comprehensive Plan Citations Capital Cost 2015 2016-2020 Total Design and Engineering Construction $2,670,000 $2,670,000 TOTAL $2,670,000 $2,670,000 Funding Sources 2015 2016-2020 Total Revenue Bonds $2,670,000 $2670,000 TOTAL $2,670,000 $2,670,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Antici ated Savin s Due to Project None Department Responsible for Operations I Ellensburg Rodeo Kittitas Valley Everif C:enkr l Fairgrc ands Page 17 Kittita, C'I'o rty Capital irlprovefr€er€t Pregrairn lac een er.20{4 Kittitas Valley Event Center / Fairgrounds - Multi -Purpose Pavilion -- Vicinity Map ;Horse Pavlllon r. {- Tl:.{. a! Ire Project Information and Selection Criteria Location North of the Rodeo Arena/Fairgrounds in Ellensburg Links to Other Projects or Facilities N/A Description Add a new multi-purpose pavilion at the Kittitas Valley Event Center to be used for various events Justification (Need/Demand) Equestrian activities and other events take place throughout the year and create demand for additional facilities. Level of Service (LOS) /Project T e Established LOS: N/A Project Type: New Facility Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Desio and En ineerin Construction $1,500,000 $1,500,000 TOTAL $1,500,000 $1,500,000 Funding Sources 2015 2016-2020 Total General Obli ationBonds $1,500,000 $1,500,000 TOTAL $1,500,000 $1,500,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savin s Due to Project None Department Responsible for Operations Facilities and Maintenance Kittitas Valley Event Center 1 Fairgroun Page 48 i. i itas Gor¢nly (.,,-pith lrnprc.vcrnenit Prograr i Noveinher. 2014 Kittitas Valley Event Center / Fairgrounds - Barn Expansion A Vicinity Map �. 0 """"x�C w� �►� �� f� Barn Expansion k L r r Project Information and Selection Criteria Location 901 E. 7"', Ellensburg Links to Other Projects or Facilities N/A Descri tion Add additional barn space for various types of livestock at the Kittitas Valley Event Center Justification (Need/Demand) Equestrian activities and other livestock events take place throughout the year and create demand for additional facilities. Established LOS: N/A Project Type: Facility renovation GPO 5.26 Level of Service (LOS) /Project Type Comprehensive Plan Citations Ca ital Cost 2015 2016-2020 Total Design and Engineering Construction $500,000 $500, 000 TOTAL $500,000 $500,000 Funding Sources 2015 2016-2020 Total General Obligation Bonds $500,000 $500,000 TOTAL $500,000 $500,000 Annual Operations and Maintenance Currently, the County does not track maintenance costs Estimated Costs for these improvements_ Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Facilities and Maintenance Kittitas Valley Event Center t F irg.rot.nds Page 19 Nol"' ,-fliberl X014 4. Kittitas County Maintenance Shops, Storage, & Parking This section includes an inventory of Kittitas County Maintenance shops, storage, and parking facilities and a detailed description of each facility improvement that is included in the six-year plan. The inventory of facilities in Table 5 below also describes facility's size in order to determine if it addresses the County's long-term community needs. Millita, CourAy MaintolailCP hops Parking Page, 26 Table 5 Existing Public Facilities and Services Kittitas County Maintenance Shop, Storage, and Parking Facility Department Description Size Lower County PWD Heavy Public 15'h & Okanagon, built 1951 4,875 sq. ft. Equipment Storage West Shed Works Lower County PWD Heavy Public 15th & Okanagon, built 1951 4,875 sq. ft. Equipment Storage East Shed Works Lower County PWD Main Public 15th & Okanagon, built 1951 6,240 sq. ft. Heavy Equipment Shop Works Sheriff Central Storage Sheriff 307 Umptanum Rd., built 2009 2,160 sq. ft. Upper County PWD Repair Public Third & Short, Cle Elum, built in 3,200 sq. ft. Shop Works 1951, remodeled in 2011 Upper County PWD Heavy Public Third & Short, Cle Elum, built in 2,800 sq. ft. Equipment Storage Works 1990, remodeled in 2010 Vantage Boat Launch Parking Public Vantage Boat Launch built approx. 62 stalls Lot Works 1990. Includes large stalls for boats Armory Parking Lot Ext, Weed, Gravel parking area, not striped 20 stalls & Event Ctr S Courthouse Parking Lot Courthouse Off-street parking adjacent to 21 stalls Offices Courthouse W Courthouse Parking Lot Courthouse Off-street parking adjacent to 7 stalls Offices Courthouse SW 6h Ave. & Water Street Courthouse Improved parking lot 44 stalls Offices NW 6`h Ave. & Water Street Courthouse Improved parking lot in 2010 58 stalls Offices NE 6th Ave. & Water Street Courthouse Semi -improved parking lot 18 stalls Offices N Permit Center Public Improved off-street parking next to 14 stalls Works bldg. Millita, CourAy MaintolailCP hops Parking Page, 26 Kittitas c%JP"t (1€i},)iY,3v&?meni November, 2014 Kiiti,ha s County 'Maintenance Shops, toi%igm. ')rgd Parking Page 21 Table 5 — Continued Existing Public Facilities and Services Kittitas County Maintenance Shop, Storage, and Parking Facility Department Description Size S Permit Center CDS Improved off-street parking next to 10 stalls bldg. Sheriff Administration Office Sheriff and Improved off-street parking next to 51 stalls Parking Lot Prosecutors bldg. SW Sorenson Building Parking Public Improved off-street parking next to 24 stalls Lot Health bldg. W Upper District Court Building Upper Improved off-street parking next to 22 (shared) Parking Lot District bldg., 700 Is'St., Cie Elum Cie Elum Centennial Center - Public Improved off-street parking next to 30 (shared) Parking Lot for Public Health Health bldg., 719 E. 3`d St, Cie Elum. services by appointment Building space and parking are provided for Upper County Public Health services Suncadia / Upper County Sheriff Sheriff Improved off-street parking next to 22 (shared) Office Parking Lot bldg., 4240 Bullfrog Rd, Suite 1, Cie Elum Kittitas Valley Event KV Event Does not include the unimproved 136 Center/Fairgrounds Parking Lots Center parking areas used for large events Lower County PWD Shop Public Unimproved off-street parking next to 20(approx.) Parking Lot Works bldg. E UPS Store Courthouse Improved off-street parking 35 Kiiti,ha s County 'Maintenance Shops, toi%igm. ')rgd Parking Page 21 Kittitrs�- County Canal Iri;Plov?ntent PRI91am Novernigel, 2014 Kittitas County Maintenance Shop, Storage Facilities, and Parking — Lower County Public Works Facility .� Vicini Maps' r r 1' • •� r r�� Lower County Public Works Facility'' � fM ff-i; Project Information and Selection Criteria Location Bowers Field Industrial Park, Ellensburg Links to Other Projects or Facilities N/A Description Relocate Public Works Department's lower county shops and offices. Justification (Need/Demand The current location of the lower county shops is now residential, making this type of facility incompatible with existinE land uses and large equipment access. Level of Service (LOS) /Project Type Established LOS: N/A Project Type: New facility Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Master Plan / Conceptual Site Plan $50,000 $50,000 Design and Engineering Anticipated Savings Due to Project Construction $6,000,000 $6,000,000 TOTAL $50,000 $6,000,000 $6,050,000 Funding Sources 2015 2016-2020 Total PWD $50,000 $6,000,000 $6,050,000 TOTAL $50,000 $6,000,000 $6,050,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations I Facilities and Maintenance Voi ita's Cokjott ' ".'Apitad a,11 :18'44s } ilii"7 €Eli eti`Ei 5. Kittitas County Roads N'oz.,embcl r, 2014 This section includes an inventory of transportation facilities throughout Kittitas County below in Table 6. The Kittitas County's Six -Year Transportation Improvement Plan provides further detail of the facility improvements that were indicated in Table 1. The Six -Year Transportation Improvement Plan is adopted once a year in the fall and amended as needed throughout the first year of the program. To obtain the latest version of this plan go to: http://www.co.kittitas.wa.us/publicworks/ i tltas County [Zonda Pare 23 Table 6 Existing Public Facilities and Services Kittitas County Roads Facility Provider Description Size_ Surfaced County Roads Public Works County maintained roads with 496 miles pavement surface Unpaved Co. Roads Public Works County maintained roads that are 68 miles gravel or other unpaved surface County Bridges Public Works Bridges that are over 20' span 114 Other County Crossing Public Works Bridges that are under 20' span 156 Structures SR 10 WSDOT From SR 970/Teanaway to US 97 16.16 mi 182 WSDOT From 190 to Kittitas Co. Boundary at 19.88 mi Burbank Creek Bridge SR 903 WSDOT From SR 970 to USFS boundary 10.06 mi SR 903 Spur WSDOT From SR 903 to SR 970 0.33 mi 190 WSDOT From Kittitas Co. Boundary at MP 84.91 mi 52.61 to Columbia River Bridge US 97 WSDOT From I-90 Bridge at MP 133.90 to 40.58 mi SR 9970 SR 821 WSDOT From Kittitas Co. Boundary at MP 20.39 mi 4.82 to Thrall Rd. at 182 Undercrossing SR 906 WSDOT From Kittitas Co. Boundary at MP 2.35 mi 0.3 to 190 Undercrossing SR 906 Spur WSDOT From SR 906 to WSDOT 0.43 mi Maintenance Facility SR 970 WSDOT From 190 to US 97 10.31 mi i tltas County [Zonda Pare 23 Kitfitas Comity rapital Prograro 6. Regional Parks and Trails IN ve ber_ 2014 This section includes an inventory of Regional Parks and Trails facilities and a detailed description of each facility improvement that is included in the six-year plan. The inventory of facilities in Table 7 below also describes each facility's size in order to determine if it addresses the County's long-term community needs according to level of service standards. Regional Parks arrd Trails gage 24 Table 7 Existing Public Facilities and Services Regional Parks and Trails Facility Provider Description Size Coal Mines Trail Coal Mines Trail From Cle Elum to Ronald, Northern 10.4 mi Commission, Cle Elum, Pacific Railway bed Roslyn, and Kittitas County John Wayne Trail / Washington State Parks From North Bend to Vantage, 100 mi Iron Horse State Department Chicago -Milwaukee -St. Paul -Pacific Park Railroad bed. Vantage Boat Kittitas County Vantage Boat Launch, built 1990 342 sq ft Launch and Restrooms The Cove Grant County PUD and West of Huntzinger Road near 20 acres Recreation Area Washington State Parks Wanapum Dam. Public access is for day use from Thursdays through Mondays. Kittitas County Varies All other Parks and Trails are listed in varies Outdoor Recreation the comprehensive inventory of Inventory recreation facilities adopted by reference in the Comprehensive Plan. Regional Parks arrd Trails gage 24 I%5,itti as Cwmty Gapitai Imp roverr. c r;t Prrogram f overnt.nr.20i4 Regional Parks and Trails — Cle Elum Pedestrian Bridge 'Vicinity M2aP � .,�•���,� Cle Slum Pedestrian Bridge .a Project Information and Selection Criteria Location South Cle Elum Bridge vicinity, Cle Elum Links to Other Projects or Facilities N/A Construction Build a pedestrian bridge for future connections between Descri tion the Coal Mines Trail and the John Wayne Pioneer Trail. $1,250,000 The South Cle Elum bridge does not provide adequate non -motorized access over the Yakima River for connections between Cle Elum and South Cle Elum and Justification (Need/Demand) the Coal Mines Trail and the John Wayne Pioneer Trail. Level of Service (LOS) /Project Established LOS: N/A Typ e Project Type: New facility Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and Engineering $150,000 $150,000 Construction $1,100,000 $1,100,000 TOTAL $1,250,000 $1,250,000 Funding Sources 2015 2016-2020 Total Non -motorized Road Fund $1,250,000 $1,250,000 TOTAL $1,250,000 $1,250,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Public Works Department Regional Parks ;3nd Trails Nov wiibei, •1s714 Regional Parks and Trails — Hansen Pits Park Master Plan Project Information and Selection Criteria Location W. of T•ossem Rd/Canyon Rd intersection, Ellensburg Links to Other Projects or Facilities N/A Description Develop a master plan for trails and park improvements at the 62.8 acre Hansen pits property. Justification (Need/Demand This property is located in the Yakima Canyon River Trail vicinity and is recognized as a potential recreational resource for Kittitas County citizens. Level of Service (LOS) /Project ape Established LOS: N/A Project Type: New facility Comprehensive Plan Citations GPO 5.26 Level of Service (LOS) /Project Typ e Established LOS: N/A Project Type: Facili conceptual plan Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Master Plan / Conceptual Site Plan $25,000 $25,000 Design and Engineering Construction TOTAL $25,000 $25,000 Funding Sources 2015 2016-2020 Total Paths & Trails Gas Tax Reserve $25,000 $25,000 TOTAL $25,000 $25,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None 'r -g (n)a! t :; ;- d frilds Page -6 Kittitaa County Capital Improvement Program € ovem er. 2014 Regional Parks and Trails — Tourism Infrastructure Plan Vicinity Map unavailable at this time Project Information and Selection Criteria Location Locations va Links to Other Projects or Facilities N/A Description Develop a master plan for tourism infrastructure. Justification (Need/Demand) A master plan is needed to determine tourism infrastructure needs and prioritization for implementation. This work is expected to be completed in 2016. Level of Service (LOS) /Project Tye Established LOS: N/A Project T e: New facility Comprehensive Plan Citations GPO 5.26 Level of Service (LOS) /Project Type Established LOS: N/A Project Type: Facility conceptual plan Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Master Plan / Conceptual Site Plan $50,000 $50, 000 - Design and Engineering Construction TOTAL 1 $50,000 1 1 $50,000 Funding Sources 2015 2016-2020 Total Paths & Trails Gas Tax Reserve $50,000 None $50,000 TOTAL $50,000 $50,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. _ None Estimated Revenues Anticipated Savings Due to Project None Regional Parks and Trails Pap €'xi4.3'[ 1a:.; ?., County Iw.,«;..i¢ 1 �j'ta{.,r „aVF€i zW. g....„ 7. Solid Waste November, =614 This section includes an inventory of Solid Waste facilities and a detailed description of each facility improvement that is included in the six-year plan. The inventory of facilities in Table 8 below also describes each facility's size in order to determine if it addresses the County's long- term community needs. Solid vvosite page 28 Table 8 Existing Public Facilities and Services Kittitas County Solid Waste Built Built Facility date Size Facility date Size Ellensburg Scale House 1981 160 sq. ft. Transfer Station - Cie 2003 9,000 sq. ft. (Storage), 801 Industrial Elum, 50 #5 Mine Rd., Cie Way Elum Cie Elum Scale House, 1981 160 sq. ft. MRW - Cie Elum, 50 #5 2003 2,000 sq. ft. Hwy 903 Cie Elum Mine Rd., Cie Elum Cie Elum Bunker 1981 3,000 sq. ft. MRW - Ellensburg, 50 #5 2001 3,000 sq. ft. Building, Hwy. 903 Cie Mine Rd., Cie Elum Elum Cie Elum Storage, Hwy. 1981 925 sq. ft. Office/Admin Bldg., 50 #5 2003 120 sq. ft. 903 Cie Elum Mine Rd., Cie Elum Transfer Station 2000 9,078 sq. ft. Cie Elum Scale House - 2003 284 sq. ft. Building, 1001 Industrial new, 50 #5 Mine Rd., Cie Way Elum Scale House Bldg., 1001 2000 1,000 sq. ft. Ryegrass Equipment 1980 1,620 sq. ft. Industrial Way Storage, 25900 Vantage Hwy. Transfer Station Office, 1963 1,980 sq. ft. SW 400 sq. ft. building, 2008 400 sq. ft. 925 Industrial Way 25900 Vantage Hwy. Transfer Station Shop, 1963 1,680 sq. ft. 925 Industrial Way Solid vvosite page 28 Itittitas 0ounty Capital Imprvverneid ftoram �'weinbor. 20 Solid Waste — Relocate Ellensburg Transfer Station and Compost Facility y .., y Vicinity Map;' ` 4kkkk 11 Fw`'' - ? R Ellensburg Transfer Station �. and Compost Facility l�+fi W Project Information and Selection Criteria 2015 2016-2020 925 Industrial Way, Ellensburg — new location to be Location determined Links to Other Projects or Facilities N/A $5,000,000 Build a new Transfer Station and Compost Facility in Description the EllensbuKg vicini . $5,250,0001 The current transfer station has inadequate access and space. It is also in an environmentally sensitive Justification (Need/Demand) location. Level of Service (LOS) /Project Established LOS: N/A 7:vp e Project Type: New Facility Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and En ineerin $250,000 $250,000 Construction $5,000,000 $5,000,000 TOTAL $5,000,000 $5,250,0001 Funding Sources 2015 2016-2020 Total Solid Waste Fund $5,000,000 $5,250,000 TOTAL $5, 000, 000 J $5,250,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Solid Waste Solid Vh6te x'; 29 C�'n ;ty G; ,,zpita? Improvement Po ram. 8. Library Services Nit`<`emb?,r, 2014 This section includes an inventory of Library Services facilities and a detailed description of each facility improvement that is included in the six-year plan. The inventory of facilities in Table 8 below also describes facility's size in order to determine if it addresses the County's long-term community needs. LiVary Services Page 30, Table 9 Existing Public Facilities and Services Library Services Facility Provider Description Size Kittitas Public Kittitas 2nd & Pierce Streets, Kittitas Library Cie Elum Cie Elum 302 Pennsylvania Ave., Cie Elum (Carpenter Memorial) Library Ellensburg Public Ellensburg 209 N. Ruby St, Ellensburg, founded in 1910, Library recently expanded in 2003. Roslyn Public Roslyn 201 S. First St., Roslyn, $3 million remodel Library began in 2009 to repair and update LiVary Services Page 30, Ki'tlita'. Colo€rte 9. Emergency Services 2014 This section includes an inventory of Emergency Services facilities and a detailed description of each facility improvement that is included in the six-year plan. The. inventory of facilities in Table 9 below also describes each facility's size in order to determine if it addresses the County's long-term community needs. i nergencv Services page 3 Table 10 Existing Public Facilities and Services Emergency Services Facility Provider Description Size Station #11 Thorp Fire District No. 1 Thorp - 10700 N. Thorp Hwy., all District 6,400 sq. ft. 43.5 sq. mi. and serves 2,500 residences, built in 2000, remodeled in 2005, 2 engines, 2 tenders, 1 aid unit, 1 mini pumper, 1 rescue, 1 support, 1 MCI van. Station #12 Clark Fire District No. 1 Thorp - 10941 SR 10, 2 buildings at site, 1 2,300 sq. ft. Flats tender, 1 brush truck, and 1 engine for both bldgs. Station #21 Fire District 2 280 sq. mi. for all Dist 2, 2020 Vantage (Kittitas Valley Highway B-211, E-211, E-212, T-211, B - Fire and Rescue) 212, M-211, M-212 Living Quarters — 1960's, Bay — late 1980's Station 22 Fire District 2 2671 Tjossem E-221 — 1950's Station 23 — 3301 Denmark Road — 1950's Station 24 Fire District 2 4901 4th Parallel Road: B-241, E-241, T-241 - 2004 Station 25 Fire District 2 Main St, Kittitas — E-251 — 2010 Station 26 Fire District 2 6651 Brick Mill Road — E-261 — 1940's Station 26 Fire District 2 2380 Game farm Road — E-262 — 1950's Satellite Station 27 Fire District 2 8800 Reecer Cr. Rd — E-271 — 1950's Station 28 Fire District 2 5640 Cove Road — B-281, E-281, T-281 — 2002 Station 28 Fire District 2 51 Barnes Road — E-282 — 1960's Satellite Station 29 Fire District 2 102 N Pearl — M-291, M-292, M-293, R-291, B-291, E-291, L-291 - 1955 i nergencv Services page 3 County aEsiri rtrr ra :Frz; ,t 'Nkwernbei,'2014 riergency Sewices rage 32 Table 10 - Continued Existing Public Facilities and Services Emergency Services LLL Provider Description Size Easton Station Fire District No. 3 180 Cabin Creek Easton WA. 98925, PO 3,182 sq. ft. (Easton) Box 52, 12 sq. mi. for all Dist. 33182 sq. ft., built in 1992, 1- aid car, 1 -engine, 2 - tankers, 1 -rescue truck Vantage Station Fire District No. 4 Information Not Available (Vantage) Snoq. Pass Station Fire District No. 1211 SR 906 E. of 190 Exit 53, houses 16,551 sq. 5/King FPD No. 51 E291, E292, A291, A292, B291, ft. (Snoqualmie Pass) Brush291, and Snow291 (snowmobile trailer), built in 2011. Ronald Station Fire District No. 6 7 sq. mi. for all Dist. 6 (Ronald/Lk. Cie Elum) South Cie Elum South Cie Elum 523 Lincoln Ave., South Cie Elum, 1 1,200 sq. ft. Fire Station pumper, 1 utility truck, and serves 0.5 mile area with 580 people. Can handle twice the size area. Station #1 Peoh Fire District No. 7 80 sq. mi. for all Dist. 7,1 fire engine, 1 Point Rd. (Upper County Area) wild land brush truck, 1 water tender, 1 aid unit, and ambulance Station #2 SR 970 Fire District No. 7 Information Not Available and Airport Rd. Station #3 off 1-90 Fire District No. 7 Information Not Available at Golf Course Exit 77 Station #4 Ballard Fire District No. 7 Information Not Available Hill Rd. Station #5 Fire District No. 7 Information Not Available Teanaway Valley at Middle Fork Rd. Fire Dist. 8 Fire District No. 8 13 sq. mi. for all Dist. 8, Located in Station #81 (Kachess) Kachess Village, 1 engine 811, 1 command vehicle, 1 aid car, and 1 brush truck Fire Dist. 8 Fire District No. 8 Located at intersection of Kachess Lake Station #82 (Kachess) and Via Kachess Roads, 1 wild land engine, 1 tender/pumper, and rescue snowmobiles & trailer riergency Sewices rage 32 November, 2014 Table 10 - Continued Existing Public Facilities and Services Emergency Services Facility Provider Description Size Fire Dist. 8 Fire District No. 8 Located at intersection of Stampede Pass Station #83 (Kachess) and Lost Lake Roads, 1 pumper/rescue truck, 1 tender, 1 brush truck, 1 aid car, and 1 support car Kittitas Valley Hospital District No. 1 Level IV trauma service & 24 -hr Community emergency care, S. Chestnut St. & E. Hospital Manitoba, Ellensburg Cle Elum Hospital District No. 2 Located at 201 Alpha Way, Cle Elum Medical Center and Urgent Care Emergency Services 33 Kitkitas county Capital Itnproventent Ffogra;ii 2014 Emergency Services — Station 21 Upgrade F,:. w�Vicinity M p �: ;•�- _ .� it ���{� ��!>� � _ 1 -Station 21 Up rade •� •1.-. � z' � Project Information and Selection Criteria Location 2020 Vantage Highway Links to Other Projects or Facilities N/A Description Upgrade Station 21 to include new office and living quarters. Justification eed/Demand) This project is needed for emergency management services personnel office and living quarters. Level of Service (LOS) /Project Tye ,pjComprehensive Established LOS: N/A Pro*ect Type: Facilityrenovation Plan Citations GPO 2.53 Capital Cost 2015 2016-2020 Total Design and Engine -ring Construction TOTAL $2,500,000 $2,500,000 Funding Sources 2015 2016-2020 Total Commissioner approved bond $2,500,000 $2,500,000 TOTAL $2,500,000 $2,500,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Kittitas Valley Fire and Rescue F.ni rci ,,rIcy Services Page 34 Kittitas coianty Capital itzT iL93( j E 1i�{ ��rla P<�ttf Emergency Services — Station 29 Relocation QFOd8 n Novein er.201 -M V, ni Map �' t els lee, l Station 29 Relocation+i� i Project Information and Selection Criteria Location 400 E. Mt. View, Ellensburg Links to Other Projects or Facilities N/A Description Relocate Station 29 from 102 N. Pearl St. to 400 E. Mt. View in Ellensburg_ This project is needed for expanded emergency management services. Justification eed/Demand) Level oiService (LOS) /Project T e Established LOS: N/A Project Type: New facili Comprehensive Plan Citations GPO 2.53 Capital Cost 2015 2016-2020 Total Desio and Engineering Construction TOTAL $4,000,000 $2,000,000 $6,000,000 Funding Sources 2015 2016-2020 Total General Obligation bond $4,000,000 $2,000,000 $6,000,000 TOTAL $4,000,000 $2,000,000 $6,000,000 Annual Operations and Maintenance_ Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Kittitas Valley Fire and Rescue Einergency Services page 35 Ki'tftas Cot.E%liy - if='.d% iC3i IC `f i€ '_:ii= 'i+,)gta" n Emergency Services — Emergency Animal Shelter Nbvernbw, 201 .� JIft Iz, I -- -1 i� ;Vicinity Map �'y'! '-10 -" Emergency -- ''�"' ar ' Animal Shelter 17 1 I r \ _ Lidl- , Project Information and Selection Criteria Location 901 E. 7h Avenue, Ellensburg Links to Other Projects or Facilities N/A Anticipated Savings Due to Project Upgrade existing facilities to allow for different types Department Responsible for Operations of animal shelter at the Kittitas Valley Event Center. Currently the facilities are built for certain animal species and are difficult to alter when being used as an Description emergency animal shelter during an emergenc . The Kittitas Valley Event Center was used to house animals that were evacuated during the August 2012 fire and the inflexible design made it difficult to Justification (Need/Demand) provide appropriate shelter for various animals. Established LOS: N/A Level ef Service (LOS) /Project Type Project Type: Facility renovation Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and Engineering Construction $500,000 $500,000 TOTAL $500,000 $500,000 Funding Sources 2015 2016-2020 Total General Fund $500,000 $500,000 TOTAL $500,000 $500,000 Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Facilities and Maintenance F-rflnr ency services pa" a > . November, 2014 10. Education This section includes an inventory of education facilities and a detailed description of each facility improvement that is included in the six-year plan. The inventory of facilities in Table 10 below also describes each facility's size in order to determine if it addresses the County's long- term community needs. Facili Central Washington University Cle Elum / Roslyn High School Cle Elum / Roslyn Elementary School Cle Elum / Roslyn Alternative School Walter Strom Middle School Damman Elementary School Table 11 Existing Public Facilities and Services Education Provider Washington State Cle Elum/ Roslyn School District Cle Elum/ Roslyn School District Cle Elum/ Roslyn School District Cie Elum/ Roslyn School District Damman School District Easton Elementary, Easton School District Jr., Sr. High School Lincoln Elementary School Mount Stuart Elementary School Valley View Elementary School Morgan Middle School Ellensburg School District Ellensburg School District Ellensburg School District Ellensburg School District Ellensburg High Ellensburg School School District Kittitas Elementary School Kittitas School District Description Size Four year public university main 11,614 campus, 432 faculty members, 85+ students buildings (fall 20 10) 2692 - SR 903, Cle Elum, 9h grade to 281 12' grade students 2696 - SR 903, Cle Elum, pre-school, 408 Kindergarten to 5d' grade students 200 W. Oakes St., Cle Elum, 3`d grade to 38 12' grade students 2694 - SR 903, Cle Elum, 6d' grade to 8d' 221 grade students Kindergarten to 6t' grade, 1 school, 2 38 teachers, 3712 Umptanum Rd. students 1893 Railroad St., Easton 127 students 26 classroom teachers, 200 S. Sampson 454 St., Ellensburg students 27 classroom teachers, 705 W. 15d' Ave., 448 Ellensburg students 26 classroom teachers, 1508 E. 3`d Ave., 450 Ellensburg students 40 classroom teachers, 400 E. I" Ave., 690 Ellensburg students 40 classroom teachers of a total 67 887 professional staff, 1203 E. Capitol Ave., students Ellensburg Kindergarten to 5`h grade, 7571 Kittitas 258 Hwy, Kittitas students E dtw;.i or pape 37 ;ttitas County Capital im ro erne t program November, 20114 Education page 38 Table 11 - Continued Existing Public Facilities and Services Education Facility Provider Description Size Kittitas High Kittitas School District 6t' grade to 12"' grade, 7571 Kittitas 282 School Hwy, Kittitas students Parke Creek Kittitas School District 11042 Parke Creek Rd. 15 Treatment Center students Thorp Elementary, Thorp School District Kindergarten to 12`s grade, 10831 N. 164 Jr., and Sr. High Thorp Hwy, Thorp students Schools Education page 38 ittitas County Capital hiprovement Nogiai-i No=vemher.2 t4 Education — Central Washington Resource Energy Collaborative Center Vicinity Map Central Washington Resource Energy BOWERS RD Caliaborative Center EiNMARp�� BENDER RD _- 1 F ... �1 - R4 Project Information and Selection Criteria Location Bowers Field Industrial Park, Ellensburg Links to Other Projects or Facilities N/A Anticipated Savings Due to Project Economic Development Group (EDG) of Kittitas Department Responsible for Operations County will construct a new facility in the designated IPZ Development Zone to provide office space for the Central Washington Resource Energy Collaborative Description Center CWREC . The newly created CWREC requires office space for its program to advance low -carbon energy technology and attract firms that support renewable energy services Justification eed/Demand and professional research. Established LOS: N/A Level of Service (LOS) /Project Tye Project Type: New Facility Comprehensive Plan Citations GPO 5.26 Capital Cost 2015 2016-2020 Total Design and Engineering Construction To be determined To be determined TOTAL To be determined To be determined Funding Sources 2015 2016-2020 Total EBDA and CERB loans To be determined To be determined TOTAL To be determined To be determined Annual Operations and Maintenance Estimated Costs Currently, the County does not track maintenance costs for these improvements. Estimated Revenues None Anticipated Savings Due to Project None Department Responsible for Operations Facilities and Maintenance Education Page 39 0,11itIitps= County Capital I In prov Iiiurtn' Al Novi;:t,i set; ?014 11. Water -Group A Systems This section includes an inventory of Water — Group A Systems facilities and a detailed description of each facility improvement that is included in the six-year plan. The inventory of facilities in Table 11 below also describes facility's size in order to determine if it addresses the County's long-term community needs. Water —' r oup A Syst;�,, s page 40 Table 12 Existing Public Facilities and Services Water (Group A Systems) Facility Provider Description Size Ronald Kittitas County Water Serves 225 persons with 117 connections, 125,000 gal Water District No. 2, Special 150 total approved connections. Effective System District Community since 1/1/1970. provider Thorp Water Kittitas County Water Serves 230 persons with 107 connections, 156,000 gal System District No. 4, Special 112 total approved connections. Effective District Community since 7/1/1987. provider Elk Kittitas County Water 141 Swallow Ln, Cie Elum, serves 600 75,000 gal Meadows District No. 5, persons with 295 connections, 340 total Water Community provider approved connections. Effective since System 1 / 1 / 1970. Easton Easton Water District, 141 Swallow Ln, Cie Elum, serves 250 195,000 gal Water Community provider residential persons and 106 non-residential System persons with 216 connections, 512 total approved connections. Effective since 1/1/1970. Sunlight Kittitas County Water 1710 Sunlight Dr., Cie Elum, serves 309 200,000 gal Waters District No. 7, Special residential persons and 169 non-residential Water District Community persons with 220 connections, 225 total System provider approved connections. Effective since 1/1/1970. Vantage Vantage Water System, Serves 70 residential persons and 105 non- 50,000 gal Water Investor Community residential persons with 99 connections, 150 System provider total approved connections. Effective since 1/1/1970. Evergreen Evergreen Valley Serves 35 residential persons and 5 non- 120,000 gal Valley Utilities, Investor residential persons with 171 connections, Water Community provider 419 total approved connections. Effective System since 3/2/2004. Reservoir Reservoir Hill South Cie Elum, serves 33 residential 20,000 gal Hill Water Maintenance Association, persons with 21 connections, 25 total System Private Community approved connections. Effective since provider 2/25/1999. Water —' r oup A Syst;�,, s page 40 i14J'Ay ' ^"'Pii"C.73 3mp$ i7vtJ`sg err". I=o.-er, lh-:�i. 2014 Water - Ciroup A Systeins Page 41 Table 12 - Continued Existing Public Facilities and Services Water (Group A Systems) Facility Provider Description Size Central Central Mobile Home Wilson Creek Rd. mobile home park, serves 2,100 gal Mobile Park, Private Community 110 residential persons with 52 connections, Home Park provider 52 total approved connections. Effective since 1/1/1970. Snoqualmie Private - Snoqualmie Pass Well capacity of 385 gallons per minute and 1,361 acres Pass Utility District 3 reservoirs storing 565,000 gallons Pine Loch Private Community Serves 90 residential persons with 409 90,000 gal Sun Beach provider calculated connections, 439 total approved Club Water connections. Effective date of 1/1/1970 System Sky Private Community Serves 60 residential persons and 110 non- 160,000 gal Meadows provider residential persons with 240 calculated Ranch connections and 360 total approved Country connections. Effective system date of Club WTR 1/1/1970 Sun Country Private Community Serves 215 residential persons and 16 non- 100,000 gal Estates 1-2- provider residential persons with 215 total calculated 3 Water connections and 300 total approved System connections. Effective date of 1/1/1970. Swiftwater Swiftwater Trailer Park, S. Cie Elum mobile home park, serves 36 0 gal Trailer Park Private Community residential persons and 1 non-residential provider person with 22 total calculated connections and 24 total approved connections. Effective system date of 1/1/1970. Wildwood 2 Private Community Serves 45 residential persons & 48 non- 45,000 gal & 3 Water Provider residential persons with 37 total calculated System connections & 78 total approved connections. Effective system date of 1/1/1970. Grasslands Private Community Serves 29 residential persons with 14 total 0 gal Park Provider calculated connections and 14 total approved connections. Effective system date of 12/20/2006. Millpond Investor Community Serves 245 residential persons with 105 total 0 gal Mobile Provider calculated connections and 105 total Manor Millpond Mobile Manor approved connections. Effective system date of 1/1/1970. Suncadia Investor Community Serves 70 residential persons & 903 non- 1,070,000 Resort Provider residential persons with 666 total calculated gal connections and 3785 total approved connections .Effective system date of 5/29/2008. Water - Ciroup A Systeins Page 41 NIKas',, u ,t,y C.apltad Improvewent Program Water —Group A Systems page 42 ....... ....... .............. _... Table 12 - Continued Existing Public Facilities and Services Water (Group A Systems) Facility Provider Description Size Driftwood Association Community Serves 60 residential persons with 117 total 100,000 gal Acres Provider calculated connections and 120 total Maintenance approved connections. Effective system date Corporation of 1/1/1970. Sun Island Association Community Serves 30 residential persons and 100 non- 1,8000 gal Maintenance Provider residential persons with 115 total calculated Assn. connections and an undetermined number of total connections. Effective system date of 1/1/1970. Grasslands Association Community Serves 260 residential persons with 75 total 21,000 gal Water Provider calculated connections and 81 total System connections. Effective system date of 1/1/1970. Water —Group A Systems page 42 ?KiiiiiasJtIf7.. Capita! lmpfovemeim r3" F r,"ani 12. Sanitary Sewer November, 2014 This section includes an inventory of Sanitary Sewer facilities and a detailed description of each facility improvement that is included in the six-year plan. The inventory of facilities in Table 12 below also describes each facility's size in order to determine if it addresses the County's long- term community needs. Via:- € i v Se er mage 43 Table 13 Existing Public Facilities and Services Sanitary Sewer Facili Provider Description Size Ronald treatment Kittitas County Water Single lift station that conveys 37 acres facilities District No. 2 wastewater flows from the Water District area to the City of Roslyn sewer system. Snoqualmie Pass Snoqualmie Pass Utility Average daily flow approximately 0. 18 1,361 Utility District District mgd., permitted treatment and acres discharge capacity of 0.868 mgd. and storage of excess flows of about 30 mill. Gal. Vantage Vantage Water District Serves Vantage LAMIRD, wastewater 80 wastewater No. 6 collection and treatment system, residences collection and capacity of about 87,000 gpd. Major treatment system upgrades completed in 2013. Via:- € i v Se er mage 43 iVI- iiias #..tiiQnty l pi'ui> lropYovc;inent ijovenibe , 2014 Frequently Asked Questions Question 1: How does the County determine priorities for the projects listed in the CFP? Answer: This CFP provides general guidance on prioritizing public facility projects. Each project proposal is reviewed by the CFP Task Force using the following criteria: 1. Improvements to obsolete or worn out existing public facilities that achieve or maintain adopted levels of service. 2. New or expanded public facilities that achieve or maintain adopted levels of service. 3. Improvements to existing public facilities or new public facilities that eliminate hazards. 4. New or expanded public facilities that achieve or maintain adopted levels of service as forecasted during the next six -years. 5. Improvements to existing public facilities or new public facilities that reduce the operating cost of providing a public service or facility. 6. New facilities that provide excess capacity that will be needed beyond the next six -years. 7. All other facilities the 8. Availability of funding. The Board of County Commissioners make the final determination of the priority order of the projects listed in the CFP. Question 2: Are projects automatically given funding in priority order? Answer: No, if grant funds are applied for and received, chances are good that the grant funded project will become a priority. Grant funds awarded become new and additional revenue to the County, above and beyond the County's current resources. The County continually looks for ways to reduce the reliance on General Fund dollars for capital projects to stretch current resources. Question 3: Will a project that is partially funded be listed in the CFP? Answer: It depends. If the project is still in -progress, but no additional money is needed beyond what has already been appropriated, it will not show up in the CFP in future years. If the project does need additional funds appropriated beyond the current level of funding, it will continue to show up in the CFP. Question 4: Are all projects in the CFP completed within the next 6 years? Answer: No, for several reasons. First, the CFP is annually reviewed and amended to verify that fiscal resources are available. Second, the need for capital facilities is generated by population growth, existing facility deficiencies, major facility maintenance and repair needs, internal operations, and Comprehensive Plan goals and policies. There is a need to continually assess which projects are affected and should be considered a priority. As a result, project estimates and timelines may change. rr r �A r321 . s edQuestions Page 44 Kiffitas County Caper;,ii lnipittvcnnent Progf,arn November.. 2014 Question 5: What does level of service (LOS) mean? Answer: The LOS is a quantifiable measure of the amount of public facilities that is provided, such as acres of park land per capita, vehicle capacity of intersections, or water pressure per square inch available for water system. Question 6: What is concurrency? Answer: All public facilities that are needed to serve new development or a growing service area population, must be in place at the time of initial need. If the facilities are not in place, a financial commitment must have been made to provide the facilities within six -years of the time of the initial need and must have the capacity to serve the new development or a growing service area population without decreasing service levels below locally established minimum standards. Question 7: How do I get involved in the CFP process? Answer: Information on the CFP process will be posted on the County's website at the following address: http://www.co.kittitas.wa.us/cds/landusg.asp. To receive email updates on when new information is posted, you can subscribe to Kittitas County's email notification subscription service for "Comprehensive Plan Announcements." All persons can provide written or verbal comments to the Planning Commission and to the Commissioners, before or during the scheduled public hearings. Frequently Asked Questions page 45 BOARD OF COUNTY COMMISSIONERS COUNTY OF KITTITAS STATE OF WASHINGTON RESOLUTION NO. 2019 - CORRECTING A SCRIBNER'S ERROR ON THE ATTACHMENT TO RESOLUTION NO. 2018-207 ADOPTING THE 2019-2024 SIX YEAR TRANSPORTATION IMPROVEMENT PLAN WHEREAS: The Kittitas County Board of County Commissioners adopted the 2019-2024 Six Year Transportation Improvement Plan with Resolution 2018-207; and WHEREAS: The County Road Administration Board is requesting that mile posting be noticed on the Resolution attachment for Vantage Highway paving improvement; and WHEREAS: The lack of defined mile posting for Vantage Highway is determined to be a Scribner's error; and NOW, THEREFORE BE IT RESOLVED that the Board of County Commissioners, in the best interest of the public, does hereby amend the attachment to Resolution 2018-207, adding mile posting to Project No. 10 - Vantage Highway HMA. DATED this 7th day of January, 2019, at Ellensburg, Washington. '`,L�151V1��ill llll le�ylr+. ,+ 'qS fr' ..MM S F to S fr'4�' lNA�� z ,f1j111�•71i74151�����i ❑ Clerk of the Board- Julie Kjorsvik "eputy Clerk of the Board- Mandy Buchholz BOARD OF COUNTY COMMISSIONERS KITTITAS COUNTY, WASHINGTON C6y Wright,'Ghimfman 11 Brett WachsKth, Vice -Chairman _!2�Q Laura Osiadacz, Commissioner RMMMRRPRMMMMP:RRRRF4RR ,.RRRRRI Aem1ol4a! I I f 1 1 I9I I°cl",I'rl����f em ol4s!i I I I f I I ��tGi I�I�II�I^'Imlmltl� A—m .143! 11111®11111111111®11®II®111:. 11111®IIIIIIIIIIIIIII111111 11111®111118®©BI®IIIIIIIIII ©©111118©111®IIIIIII1111111= :f o m vii a a n o N o ra 111111111111111111111111111 uoll—lsuo M IIIIIIIIIIIIIIIIIIIIIIII111 IIIIIIIIIIIIIIIIIII11111111 P $Z Y IIIIIIIIIIIIIIIIII1111®1111 IIIIIIIIIIIIIIIIIIIIIII1811 �i IIIIIIIIIIIIIIIIIIIIII11111 _ Aem �o l4s! g o c o N I IS ry o RMMMRRPRMMMMP:RRRRF4RR ,.RRRRRI Aem1ol4a! 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The parcelsright-of-ways, utilities and structures depicted hereon are based on record information and aerial photos only. It is recommended the recipient and or user verify all information prior to use. The use of this data for purposes other than those for which they were created may yield inaccurate or misleading results.o 0 84 12 16 20Miles2 Depicted boundaries are approximate. Visit Kittitas County Open Data Portal for digital viewing and current boundary alignments. Solar Overlay Zone 3 (same as County boundary) Solar Overlay Zone 2 Solar Overlay Zone 1 Urban Growth Area PUD Overlay Historic Liberty Overlay LAMIRD 3 LAMIRD 1 Wind Farm Overlay Bowers Field Overlay Airport Overlay Commercial Forest Commercial Agriculture Forest and Range General Industrial Master Planned Resort Planned Unit Development Highway Commercial General Commercial Limited Commercial Light Industrial Rural Recreation Rural 5 Rural 3 Agriculture 20 Agriculture 5 Agriculture 3 Incorporated City Historic Residential Urban Residential Residential 2 Residential Zoning Yakima Training Center Teanaway Community Forest Wenatchee National Forest Gingko Petrified Forest L.T. Murray Wildlife Area Oak Creek Wildlife Area Wenas Wildlife Area Colockum Wildlife Area Naneum Ridge State Forest Quilomene Wildlife Area Whiskey Dick Wildlife Area Alpine Lakes Wilderness Wenatchee National Forest Cle Elum & South Cle Elum Liberty Thorp Ellensburg Kittitas Vantage Burbank Creek Snoqualmie Pass Easton Ronald Roslyn Manastash Kittitas County Zoning & Future Land UseC l e E l u m L a k eK a c h e s s L a k eK e e c h e l u s L a k e C o l u m b i a R i v e r C o l u m b i a R i v e rY a k i m a R i v e r Y a k i m a R i v e r90 90 90 82 97 97 970 821 10 903 Commercial Forest Commercial Forest Forest & Range Forest & Range Rural Recreation PUD PUD Overlay Rural 5 PUD PUD Rural 5 Highway Commercial PUD Residential Light Industrial PUD Overlay Rural 5 Forest & Range Forest & Range Rural 5 Residential General Commercial Light Industrial LAMIRD 1 LAMIRD 3 Incorporated City Rural 5 Commercial Forest Rural Recreation Master Planned Resort PUD PUD PUD Overlay ResidentialGeneral Commercial Residential 2 LAMIRD 1 General Industrial Agriculture 5 Agriculture 20 Forest & Range Commercial Agriculture Rural 5 Rural 5 Forest & Range Commercial Agriculture Wind Farm Overlay Wind Farm Overlay Residential Residential General Commercial PUD Overlay Forest & Range Forest & Range Historic Liberty Overlay Agriculture 20 Agriculture 5 Commercial Agriculture Incorporated City Light Industrial Forest & Range Urban Residential UGA Incorporated City Incorporated City Forest & Range Forest & Range Agriculture 5 Agriculture 5 Rural 5 Rural 5 Rural 5 Agriculture 3 General Industrial General Commercial Highway Commercial General Industrial Master Planned Resort Rural 3 Forest & Range Light Industrial Agriculture 3 UGA Highway Commercial General Commercial Agriculture 3 Limited Commercial Agriculture 20 Commercial Agriculture LAMIRD 1 LAMIRD 3 Browers Field Overlay Airport Overlay Light Industrial Agriculture 5 Agriculture 5 Rural 5 Urban Residential Agriculture 20 Agriculture 20 Commercial Agriculture Forest & Range General Industrial Agriculture 5 Forest & Range General Commercial Incorporated City PUD Highway Commercial Residential Commercial Agriculture UGA Urban Residential Urban Residential Historic Residential 970 82 90 90 10 90 90 903 90 10 90 90 821 903 903 90 90 97 SCJ Alliance and its personnel cannot assure the accuracy, completeness, reliability, or suitability of this information for any particular purpose. The parcelsright-of-ways, utilities and structures depicted hereon are based on record information and aerial photos only. It is recommended the recipient and or user verify all information prior to use. The use of this data for purposes other than those for which they were created may yield inaccurate or misleading results.o 0 84 12 16 20Miles2 Commercial Agriculture Commercial Forest Mineral Resource Rural Working Rural Recreation Rural Residential LAMIRD Urban Land Use Kittitas County Land Use Designations Map Yakima Training Center Teanaway Community Forest Wenatchee National Forest Gingko Petrified Forest L.T. Murray Wildlife Area Oak Creek Wildlife Area Wenas Wildlife Area Colockum Wildlife Area Naneum Ridge State Forest Quilomene Wildlife Area Whiskey Dick Wildlife Area Alpine Lakes Wilderness Wenatchee National Forest C l e E l u m L a k eK a c h e s s L a k eK e e c h e l u s L a k e C o l u m b i a R i v e r C o l u m b i a R i v e rY a k i m a R i v e r Y a k i m a R i v e r90 90 90 82 97 97 970 821 10 903 Commercial Forest Commercial Forest Forest & Range Forest & Range Rural Recreation PUD PUD Overlay Rural 5 PUD PUD Rural 5 Highway Commercial PUD Residential Light Industrial PUD Overlay Rural 5 Forest & Range Forest & Range Rural 5 Residential General Commercial Light Industrial LAMIRD 1 LAMIRD 3 Incorporated City Rural 5 Commercial Forest Rural Recreation Master Planned Resort PUD PUD PUD Overlay ResidentialGeneral Commercial Residential 2 LAMIRD 1 General Industrial Agriculture 5 Agriculture 20 Forest & Range Commercial Agriculture Rural 5 Rural 5 Forest & Range Commercial Agriculture Wind Farm Overlay Wind Farm Overlay Residential Residential General Commercial PUD Overlay Forest & Range Forest & Range Historic Liberty Overlay Agriculture 20 Agriculture 5 Commercial Agriculture Incorporated City Light Industrial Forest & Range Urban Residential UGA Incorporated City Incorporated City Forest & Range Forest & Range Agriculture 5 Agriculture 5 Rural 5 Rural 5 Rural 5 Agriculture 3 General Industrial General Commercial Highway Commercial General Industrial Master Planned Resort Rural 3 Forest & Range Light Industrial Agriculture 3 UGA Highway Commercial General Commercial Agriculture 3 Limited Commercial Agriculture 20 Commercial Agriculture LAMIRD 1 LAMIRD 3 Browers Field Overlay Airport Overlay Light Industrial Agriculture 5 Agriculture 5 Rural 5 Urban Residential Agriculture 20 Agriculture 20 Commercial Agriculture Forest & Range General Industrial Agriculture 5 Forest & Range General Commercial Incorporated City PUD Highway Commercial Residential Commercial Agriculture UGA Urban Residential Urban Residential Historic Residential 970 82 90 90 10 90 90 903 90 10 90 90 821 903 903 90 90 97 Cle Elum & South Cle Elum Liberty Thorp Ellensburg Kittitas Vantage Burbank Creek Snoqualmie Pass Easton Ronald Roslyn Manastash SCJ Alliance and its personnel cannot assure the accuracy, completeness, reliability, or suitability of this information for any particular purpose. The parcelsright-of-ways, utilities and structures depicted hereon are based on record information and aerial photos only. It is recommended the recipient and or user verify all information prior to use. The use of this data for purposes other than those for which they were created may yield inaccurate or misleading results.o 0 84 12 16 20Miles2 Non-Resource Lands Wind Farm Overlay Airport Overlay Mineral Lands Agriculture 20 Forest and Range Commercial Agriculture Commercial Forest Urban Growth Area Incorporated City Resource Lands Kittitas County Resources & Open Space Map Yakima Training Center Teanaway Community Forest Wenatchee National Forest Gingko Petrified Forest L.T. Murray Wildlife Area Oak Creek Wildlife Area Wenas Wildlife Area Colockum Wildlife Area Naneum Ridge State Forest Quilomene Wildlife Area Whiskey Dick Wildlife Area Alpine Lakes Wilderness Wenatchee National Forest C l e E l u m L a k eK a c h e s s L a k eK e e c h e l u s L a k e C o l u m b i a R i v e r C o l u m b i a R i v e rY a k i m a R i v e r Y a k i m a R i v e r90 90 90 82 97 97 970 821 10 903 Commercial Forest Commercial Forest Forest & Range Forest & Range Rural Recreation PUD PUD Overlay Rural 5 PUD PUD Rural 5 Highway Commercial PUD Residential Light Industrial PUD Overlay Rural 5 Forest & Range Forest & Range Rural 5 Residential General Commercial Light Industrial LAMIRD 1 LAMIRD 3 Incorporated City Rural 5 Commercial Forest Rural Recreation Master Planned Resort PUD PUD PUD Overlay ResidentialGeneral Commercial Residential 2 LAMIRD 1 General Industrial Agriculture 5 Agriculture 20 Forest & Range Commercial Agriculture Rural 5 Rural 5 Forest & Range Commercial Agriculture Wind Farm Overlay Wind Farm Overlay Residential Residential General Commercial PUD Overlay Forest & Range Forest & Range Historic Liberty Overlay Agriculture 20 Agriculture 5 Commercial Agriculture Incorporated City Light Industrial Forest & Range Urban Residential UGA Incorporated City Incorporated City Forest & Range Forest & Range Agriculture 5 Agriculture 5 Rural 5 Rural 5 Rural 5 Agriculture 3 General Industrial General Commercial Highway Commercial General Industrial Master Planned Resort Rural 3 Forest & Range Light Industrial Agriculture 3 UGA Highway Commercial General Commercial Agriculture 3 Limited Commercial Agriculture 20 Commercial Agriculture LAMIRD 1 LAMIRD 3 Browers Field Overlay Airport Overlay Light Industrial Agriculture 5 Agriculture 5 Rural 5 Urban Residential Agriculture 20 Agriculture 20 Commercial Agriculture Forest & Range General Industrial Agriculture 5 Forest & Range General Commercial Incorporated City PUD Highway Commercial Residential Commercial Agriculture UGA Urban Residential Urban Residential Historic Residential 970 82 90 90 10 90 90 903 90 10 90 90 821 903 903 90 90 97 Cle Elum & South Cle Elum Liberty Thorp Ellensburg Kittitas Vantage Burbank Creek Snoqualmie Pass Easton Ronald Roslyn Manastash SCJ Alliance and its personnel cannot assure the accuracy, completeness, reliability, or suitability of this information for any particular purpose. The parcelsright-of-ways, utilities and structures depicted hereon are based on record information and aerial photos only. It is recommended the recipient and or user verify all information prior to use. The use of this data for purposes other than those for which they were created may yield inaccurate or misleading results.o 0 84 12 16 20Miles2 Wildlife Areas (WDFW) Wetlands (NWI) Waterbodies Yakima Firing RangeFEMA 100yr Zone Urban Growth Areas Incorporated Cities FEMA 500yr Zone US Bureau of LM WDFW State Parks US Forest Service Kittitas County Environmental Assets Map Yakima Training Center Teanaway Community Forest Wenatchee National Forest Gingko Petrified Forest L.T. Murray Wildlife Area Oak Creek Wildlife Area Wenas Wildlife Area Colockum Wildlife Area Naneum Ridge State Forest Quilomene Wildlife Area Whiskey Dick Wildlife Area Alpine Lakes Wilderness Wenatchee National Forest C l e E l u m L a k eK a c h e s s L a k eK e e c h e l u s L a k e C o l u m b i a R i v e r C o l u m b i a R i v e rY a k i m a R i v e r Y a k i m a R i v e r90 90 90 82 97 97 970 821 10 903 Commercial Forest Commercial Forest Forest & Range Forest & Range Rural Recreation PUD PUD Overlay Rural 5 PUD PUD Rural 5 Highway Commercial PUD Residential Light Industrial PUD Overlay Rural 5 Forest & Range Forest & Range Rural 5 Residential General Commercial Light Industrial LAMIRD 1 LAMIRD 3 Incorporated City Rural 5 Commercial Forest Rural Recreation Master Planned Resort PUD PUD PUD Overlay ResidentialGeneral Commercial Residential 2 LAMIRD 1 General Industrial Agriculture 5 Agriculture 20 Forest & Range Commercial Agriculture Rural 5 Rural 5 Forest & Range Commercial Agriculture Wind Farm Overlay Wind Farm Overlay Residential Residential General Commercial PUD Overlay Forest & Range Forest & Range Historic Liberty Overlay Agriculture 20 Agriculture 5 Commercial Agriculture Incorporated City Light Industrial Forest & Range Urban Residential UGA Incorporated City Incorporated City Forest & Range Forest & Range Agriculture 5 Agriculture 5 Rural 5 Rural 5 Rural 5 Agriculture 3 General Industrial General Commercial Highway Commercial General Industrial Master Planned Resort Rural 3 Forest & Range Light Industrial Agriculture 3 UGA Highway Commercial General Commercial Agriculture 3 Limited Commercial Agriculture 20 Commercial Agriculture LAMIRD 1 LAMIRD 3 Browers Field Overlay Airport Overlay Light Industrial Agriculture 5 Agriculture 5 Rural 5 Urban Residential Agriculture 20 Agriculture 20 Commercial Agriculture Forest & Range General Industrial Agriculture 5 Forest & Range General Commercial Incorporated City PUD Highway Commercial Residential Commercial Agriculture UGA Urban Residential Urban Residential Historic Residential 970 82 90 90 10 90 90 903 90 10 90 90 821 903 903 90 90 97 Cle Elum & South Cle Elum Liberty Thorp Ellensburg Kittitas Vantage Burbank Creek Snoqualmie Pass Easton Ronald Roslyn Manastash SCJ Alliance and its personnel cannot assure the accuracy, completeness, reliability, or suitability of this information for any particular purpose. The parcelsright-of-ways, utilities and structures depicted hereon are based on record information and aerial photos only. It is recommended the recipient and or user verify all information prior to use. The use of this data for purposes other than those for which they were created may yield inaccurate or misleading results.o 0 84 12 16 20Miles2 Kittitas County Transportation Network Map Public AirportsState Routes Regional Roads Scenic Highways Waterbodies Urban Growth Areas Incorporated Cities Private Airports Rail Lines Local Roads Regional Trails Yakima Training Center Teanaway Community Forest Wenatchee National Forest Gingko Petrified Forest L.T. Murray Wildlife Area Oak Creek Wildlife Area Wenas Wildlife Area Colockum Wildlife Area Naneum Ridge State Forest Quilomene Wildlife Area Whiskey Dick Wildlife Area Alpine Lakes Wilderness Wenatchee National Forest C l e E l u m L a k eK a c h e s s L a k eK e e c h e l u s L a k e C o l u m b i a R i v e r C o l u m b i a R i v e rY a k i m a R i v e r Y a k i m a R i v e r90 90 90 82 97 97 970 821 10 903 Commercial Forest Commercial Forest Forest & Range Forest & Range Rural Recreation PUD PUD Overlay Rural 5 PUD PUD Rural 5 Highway Commercial PUD Residential Light Industrial PUD Overlay Rural 5 Forest & Range Forest & Range Rural 5 Residential General Commercial Light Industrial LAMIRD 1 LAMIRD 3 Incorporated City Rural 5 Commercial Forest Rural Recreation Master Planned Resort PUD PUD PUD Overlay ResidentialGeneral Commercial Residential 2 LAMIRD 1 General Industrial Agriculture 5 Agriculture 20 Forest & Range Commercial Agriculture Rural 5 Rural 5 Forest & Range Commercial Agriculture Wind Farm Overlay Wind Farm Overlay Residential Residential General Commercial PUD Overlay Forest & Range Forest & Range Historic Liberty Overlay Agriculture 20 Agriculture 5 Commercial Agriculture Incorporated City Light Industrial Forest & Range Urban Residential UGA Incorporated City Incorporated City Forest & Range Forest & Range Agriculture 5 Agriculture 5 Rural 5 Rural 5 Rural 5 Agriculture 3 General Industrial General Commercial Highway Commercial General Industrial Master Planned Resort Rural 3 Forest & Range Light Industrial Agriculture 3 UGA Highway Commercial General Commercial Agriculture 3 Limited Commercial Agriculture 20 Commercial Agriculture LAMIRD 1 LAMIRD 3 Browers Field Overlay Airport Overlay Light Industrial Agriculture 5 Agriculture 5 Rural 5 Urban Residential Agriculture 20 Agriculture 20 Commercial Agriculture Forest & Range General Industrial Agriculture 5 Forest & Range General Commercial Incorporated City PUD Highway Commercial Residential Commercial Agriculture UGA Urban Residential Urban Residential Historic Residential 970 82 90 90 10 90 90 903 90 10 90 90 821 903 903 90 90 97 Cle Elum & South Cle Elum Liberty Thorp Ellensburg Kittitas Vantage Burbank Creek Snoqualmie Pass Easton Ronald Roslyn Manastash