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HomeMy WebLinkAboutRZ-07-00008 Dunford FDP Master FileDunford Planned Unit Development File Number Z-07-08 & LL-08-02 Final Development Plan Submittal March 16th, 2018 Submitted by Terra Design Group, Inc. Chad Bala, President March 16th, 2018 R ECEIVED MAR 1.6 2018 Kittitas County CDS Index #1 Index #2 Index #2 Index #2 Index #2 Index #2 Index #2 Index #2 Index #2 Index #2 Index #2 Index #2 Index #2 Index #2 Index #2 Index #3 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #4 Index #5 Index #5 Index #5 Index #5 Index #6 Index #7 Index #8 Index #9 Index #9 Index #9 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #10 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #11 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12 Index #12  Page 1 revised/updated by Kittitas County 6/21/2018 Dunford PUD FDP Compliance Review INTRODUCTION A. Project Overview Planned unit development of a two phased development of 65 single family residential units. Project received preliminary approval on November 16, 2010. Resolution No.2010-013. The applicant verbally expressed the intention of single family units being the exclusive residence type for this project. This will need to be expressed in writing prior to final development plan approval. B. Timing of Construction Activity The project goal is 12 years, however the applicant is proposing a twenty year build out plan with an optional 5 year extension for uncontrollable circumstances. The first 4 stages is for site development and creation of the 4-lot Large Lot Plat, the remaining 12 stages are proposed for residential lot development. (see Staging Plan for full description) Index #13  Page 2 revised/updated by Kittitas County 6/21/2018 FINAL PLANNED UNIT DEVELOPMENT (FPUD) A. RELEVANT CODE SECTIONS ANALYSIS FINDING Final Development Plan (KCC 17.36.040 Existing at the time of application) Following approval of the preliminary development plan by the county and before lot sales or building construction commences, the developer (owner) shall submit a final development plan for approval by the board of county commissioners which shall include all of the following: A.1 A staging plan describing the timing or sequence of construction for all the elements of the plan. Subdivision lot sales may precede other elements of the development upon final plat approval Condition is addressed in Exhibit 2. The staging plan proposes a 20 year build out plan to accommodate delays outside of the applicant’s control. Satisfied A.2 A map or maps of the site drawn at a scale no smaller than one hundred feet to one inch showing the following: i. Preliminary engineering plans including site grading, road improvements, drainage and public utilities extensions; ii. Arrangement of all buildings which shall be identified by type; iii. Preliminary building plans including floor plans and exterior design and/or elevation views; iv. Location and number of off-street parking areas including type and estimated cost of surfacing; v. The location and dimensions of roads and driveways including type and estimated cost of surfacing and road maintenance plans. Exhibit 3, 4, and 5 submitted: i- Site plan (exhibit 3) demonstrates basic road layout and access to Highway 97, including emergency access. The applicant states that road places, site grading, road improvements and drainage will be submitted at the final platting stage. Utilities and septic are stated as privately owned with setbacks indicated in exhibit 5. ii- Exhibits 3 demonstrate the locations of all buildings and their associated use. Residential sites do not indicate specific types (SF,MF,condo,etc.) 65 residential units have been approved with 65 residential lots allotted despite type. iii- The applicant states that the Dunford PUD will adopt by reference the preliminary building plans from Swauk Creek and Evergreen Ridge PUDs. Single family residence plans exist on file with other approved final development plans (RZ-01-00010 Evergreen Ridge & RZ-06-00027 Ranch on Swauk Creek), and it is unnecessary for applicant to provide sample plans of condominiums. iv- The staging plan (exhibit 2) describes$.75 per square foot. 1.5 parking spots per parcel. 2 parking spots per barn. 4 spots minimum for the Homestead area. 4 spots minimum for the Community Building. v- The applicant states that specific maintenance plans and road/driveway plans will be submitted at final plat stage. The applicant states in exhibit 2 that they i. Satisfied ii. Not Satisfied: Specific residential types will need to be noted. iii. Satisfied iv. Satisfied v. Satisfied Index #13  Page 3 revised/updated by Kittitas County 6/21/2018 A. RELEVANT CODE SECTIONS ANALYSIS FINDING vi. The location and total area of common open spaces; vii. Proposed location of fire protection facilities; viii. Proposed storm drainage plan; estimate $1.95 per square foot surfacing/road maintenance plans. vi- The open space area is approximately 185 acres. The applicant states that open space will be held in ownership by the Ranch on Swauk LLC. Plat notes will be required to express that the open space areas conditioned by resolution 2010-013 (22) meet the intention of that condition. Guidelines for acceptable plat notes can be found in resolution 2018-070 (12) of the Hyak PUD Development Plan. vii- Conditions of RZ-07-08 require a fire hydrant. The applicant’s responses are inconsistent between A-vii, B-42, B-51. Clarity required. viii- Exhibits 3 and 4 provide a conceptual layout of the stormwater management plan. The applicant states they will work with the Department of Ecology on a stormwater plan once approved. Stormwater plan will be submitted at final vi. Satisfied vii. Not Satisfied; inconsistent descriptions in submitted documents. Must be consistent with preliminary approval conditions. viii. Satisfied A.3 Certification from state and local health authorities that water and sewer systems are available to accommodate the development; The applicant states that the first 9 parcels will be under group B water system. Upon approval of FDP, domestic water plans will be engineered and reviewed for approval by WA Dept of Health and Kittitas County Public Health. The Hidden Valley Water Group A System will be utilized for development beyond the first 9 parcels. Kittitas County Public Verified that applications for expansion of water rights have been filed with DOH Satisfied for development plan stage: Proof of water and sewer system availability will be required for final plat. A.4 Provisions to assure permanence and maintenance of common open spaces; The applicant states that all common open spaces will remain in the ownership of the Ranch on Swauk Creek LLC ownership. This will need to be expressed as a plat note for final plat. Not Satisfied: Clarification required in the final development plan documents explaining retention and protection of the different types of open space. A.5 Statement of intent including estimated cost for landscaping and restoration of natural areas despoiled by construction including tree planting. All utilities when practical will be placed within the road ROW’s. An estimated cost of $5 per lineal foot of developed road is anticipated for restoration of areas distributed construction activities. (statement appears to be cut off) More information will be required Not Satisfied: Update narrative; statement has been cut off without a full explanation Index #13  Page 4 revised/updated by Kittitas County 6/21/2018 B. PRELIMINARY APPROVAL CONDITIONS (Res. No. 2010-013) ANALYSIS FINDING B.1 B.2 On-site stormwater management that conforms to the specifications of the Stormwater Management Manual for Eastern Washington (2004) is required of this development. A conceptual stormwater plan was submitted with the preliminary development plan showing potential locations for stormwater systems. Structures of stormwater systems shall not be placed within identified wetlands or in areas where cultural resources are known to exist. Stormwater systems shall be designed to store stormwater generated by a 24-hour, 25-year storm event. Stormwater system designs shall be prepared and stamped by a civil engineer licensed in the State of Washington. The final stormwater system design and locations shall be presented to Public Works and approved by the County Engineer prior to final approval. The stormwater system construction shall be certified by a licensed engineer. The certification shall be included with the road certification and is required prior to the issuance of a building permit. Road and site construction shall not begin prior to stormwater system design approval. Conceptual layout provided in exhibits 3 and 4 appear to meet the requirements in relation to location restriction (ie no wetland or cultural resource areas). The applicant states that they will work with the appropriate authorities upon approval to meet the standards required. Detailed plan will be submitted at final Satisfied B.3 Stormwater and surface runoff generated by this project must be retained and treated on site in accordance with regulating agencies’ standards, and not be allowed to flow onto WSDOT rights-of-way. Exhibits 3 and 4 outline 4 storm water retention areas throughout the project area to contain runoff. Detailed plans will be submitted at final Satisfied B.4 Wetland Areas and Buffers and Stream: Wetlands A, B, C, and D, and Stream A and their associated buffers shall be shown on the face of the final development plat and on the final development plan. Exhibits 3 and 4 demonstrate the locations of the four wetlands noted. Stream A is described in the critical areas report (exhibit 7) as running north through Wetlands A and B, but is not indicated on the site plans submitted. Final plat and development plan will require locations and any associated buffers to wetlands and streams. Not Satisfied: Stream A and associated buffer must be demonstrated on the face of the final development plan. B.5 Wetlands B, C, and D: Wetlands B, C, and D, and associated buffer areas of at least 20 feet (KCC 17A.04.020), shall be located within Open Space tracts. Associated buffer areas of at least 20 feet shall be located within Open Space tracts within the Dunford PUD. See attached critical areas report (exhibit 7). Satisfied B.6 Wetland A: Wetland A is located near the proposed access road from US 97. The applicant has indicated that road construction may result in wetland impacts. Kittitas County requires, to the extent practical, a zero net loss of wetlands (KCC 17A.04.015). In the event that disturbance to Wetland A cannot be avoided: a) disturbed areas shall be replaced at a ratio of 1.5 to 1, in accordance with KCC 17A.04.050; b) remaining undisturbed areas of Wetland A and its buffer shall be placed in an Open Space tract; and c) prior to ground disturbance, a Wetland Mitigation Plan, showing areas of wetland disturbance and creation shall be submitted to Community Development Services for review and approval in consultation with Washington State Departments of Ecology and Fish and Wildlife. Prior to final development plan approval, all necessary wetland replacement and features shall be constructed according to the Wetland Mitigation Plan. Exhibit 7 (critical areas report) states a general recommended buffer of 20 feet for Wetland A. Wetland A, according to exhibits 3 and 4, does not rest in the open space area indicated with blue hatch as required. The applicant indicated that road construction could impact wetland areas. No documentation of potential impacts or Wetland Mitigation Plan was submitted. The applicant expressed that this will be submitted for final platting. Not Satisfied: Applicant must indicate if road construction is expected to impact Wetland A and if so how this will be mitigated. B.7 Future Residential Lot Configuration: Future residential lot configuration shall be designed to minimize indirect impacts to wetlands. Indirect impacts would include changes in quantity or quality of ground or surface water flows feeding the wetlands, noise or light glare at night, removal or corridors used by wildlife to access the wetlands, and stormwater influences. The applicant states that “Dunford Planned Unit Development will design the residential lots in accordance to not impact identified wetlands.” This will need to be demonstrated through the Wetland Mitigation Plan before final platting. A Wetland Mitigation Plan Satisfied Index #13  Page 5 revised/updated by Kittitas County 6/21/2018 must be submitted at final plat. B.8 The three archaeological sites located during the course of the Reiss-Landreau Research cultural resources survey (known as the Zuke Spring Site, the Zuke Farmstead, and the Bettas Road Homestead) have the potential for eligibility to the National Register of Historic places, and shall be avoided in all work plans, or be evaluated for significance, and mitigated appropriately prior to construction. The three archaeological sites are identified within a black hatch area in exhibits 3 and 4 in an area of approximately 6.8 acres. This area overlaps Wetlands A and B along its western border. The applicant indicates a minimum of 4 parking spots within the outlined area with no additional construction proposed. This black hatch area should overlay the blue hatch designation indicating ownership of the Ranch on Swauk Creek LLC. Not Satisfied: All historical/archeological sites must exist within open space designated in perpetuity to be owned and maintained by the Ranch at Swauk Creek LLC. B.9 The Department of Archaeology and Historic Preservation identified the McCallum family cemetery as being within parcel 20-17-3400-0006. The text on the back of one of the grave markers reads, “This cemetery consists of one acre deeded forever.” A one acre Open Space tract containing the historic cemetery shall be placed on the final development plan. Historic cemeteries are protected from damage under Washington law. Exhibits 3 and 4 indicate a 1 acre tract to accommodate this requirement. The tract is placed within the yellow hatch area, which does not appear to be included in the open space reserved for ownership by the Ranch on Swauk Creek LLC (indicated by the blue hatch area on exhibits 3 and 4) Not Satisfied: All historical/archeological sites must exist within open space designated in perpetuity to be owned and maintained by the Ranch at Swauk Creek LLC. B.10 If human or unknown remains area discovered at any time during project construction, a professional archaeologist shall be called, and work shall stop until the material is evaluated. Upon inadvertent discovery of human or unknown remains: a. The appropriate authorities such as the county sheriff and coroner shall be contacted immediately as is required when human remains are discovered; b. The State of Washington DAHP and local tribal groups, if the burials are deemed Native American, shall be called for consultation; c. Arrangements shall be made as quickly as possible to identify the affected area, so that work can continue in other areas of the project. It is anticipated that delays will only impinge on the areas agreed to by the consulting parties; and d. Should human remains be located, decisions about protection and/or evaluation should be made with the appropriate authorities. This procedure should be adequate to allow for minimal project delays. However, if human remains are located, contingencies, such as an alteration in project design, may be necessary. The applicant agrees to provide any contractor with requirements a through d of this section to ensure the appropriate steps are followed upon inadvertent discovery of cultural resources or human or unknown remains. Satisfied B.11 Because of the traffic impact this development will have to the intersection of US 97 and Bettas Road, the developer will be required to rebuild the intersection to provide for left turn channelization, when the condition is warranted. Design of this intersection shall be made in consultation with WSDOT. Applicant will provide documentation prior to platting as to when WSDOT will require traffic revision/ channelization. Documentation will be required from WSDOT prior to final plat. Satisfied B.12 All outdoor lighting shall be shielded and directed downward to minimize the effect to nearby residential properties and shall be directed away from US 97. The applicant agrees that all outdoor lighting associated with residential development will be directed downward to minimize potential impact to surrounding properties. The applicant has agreed to comply with this requirement during the building phase.Satisfied B.13 Development and construction practices for this project shall only occur between the hours of 7:00am to 7:00pm to minimize the effect of construction noise on nearby residential properties. Dunford Planned Unit Development will condition construction hours to occur between 8 am to 7pm. The applicant has agreed to comply with this requirement during the building phase. Satisfied B.14 The project shall proceed in substantial conformance with the plans and application materials which were deemed complete on February 26, 2009 except as amended by the conditions herein. Dunford PUD states that they will meet this condition. In Progress Satisfied Index #13  Page 6 revised/updated by Kittitas County 6/21/2018 B.15 The applicant is responsible for compliance with all applicable local, state and federal rules and regulations, and must obtain all appropriate permits and approvals. Dunford PUD states that they will meet this condition. In Progress Satisfied B.16 All current and future landowners must comply with the International Fire Code and its Appendices. Dunford PUD states that they will meet this condition. In Progress Satisfied B.17 It is the responsibility of the applicant to contact the Kittitas County Assessor’s and Treasurer’s offices to confirm all taxes are current prior to final plat approval. This will be required prior to final platting. Satisfied B.18 A plat note discussing the spread of noxious weeds shall be shown on the plat and shall read: “Per RCW 17.10.140 Landowners are responsible for controlling and preventing the spread of noxious weeds, accordingly, the Kittitas County Noxious Weed Board recommends immediate reseeding of areas disturbed by development to preclude the proliferation of noxious weeds.” Dunford PUD states that they will meet this condition. This will be required for final plat. Satisfied B.19 Final mylars shall be submitted in accordance to KCC 16.20: Final Plats. All applicable survey data and dedications shall be reflected pursuant to KCC 16.24: Survey Data-Dedications. Dunford PUD states that they will meet this condition. This will be required for final plat. Satisfied B.20 Both sheets on the Large Lot Subdivision mylars shall reflect the Plat number: LL-08-02. Dunford PUD states that they will meet this condition. This will be required for final plat. Satisfied B.21 Conditions, Covenants, and Restrictions: Prior to final development plan approval, a copy of the proposed final Conditions, Covenants, and Restrictions shall be submitted to Community Development Services for review and approval. The applicant provided a copy of the proposed CC&R’s proposed for this project in exhibit 9. These were borrowed from previous projects and did not include mention of Dunford PUD. The applicant will need to submit a version of the proposed CC&R’s that explicitly notes the Dunford PUD as the applicable development. Not Satisfied: The applicant will need to submit a version of the proposed CC&R’s that explicitly notes the Dunford PUD as the applicable development. B.22 Open Space Tracts: Prior to final development plan approval, all open space areas, including habitat protection and archaeological areas, shall be labeled as individual tracts. Tracts shall not be further subdivided or altered. These tracts shall be labeled “Open Space.” Open space tracts shall be reserved for: habitat protection; cultural resource protection; continued agricultural use; passive recreation; and stormwater facilities, subject to the approved Stormwater Management Plan. All open space tracts shall be identified on the face of the final plan and on the final development plan. Dunford Planned Unit Development will identify and label the open space tracts appropriately and in phases consistent with other approved planned unit developments. Wetland areas associated with the open space area will be identified. Archaeological areas are identified within the report on file with Kittitas County. There will be no identifications of these archaeological areas on the open space maps due to the possibility of looting and other circumstances. Not Satisfied: This condition will be satisfied once updated to include the changes required in sections B.8 and B.9 of this matrix. B.23 Open Space Tract Ownership and Maintenance: Open space tracts shall be jointly owned and maintained by the developer, legally responsible owner, homeowner’s association or other legal entity made up of all benefited property owners. Exhibits 3 and 4 indicate 2 primary areas of open space, one indicated in blue hatch and the other in yellow hatch. The applicant states that the difference between the two areas is that the blue hatch area is the area that will be directly owned and maintained by the Ranch on Swauk LLC in perpetuity. As indicated in sections B6 and B12 of this matrix, some issues arise related to conditions with this distinction. These issues will need to be addressed before final platting. Not Satisfied: Open space ownership must be more clearly defined ensuring permanence for those items conditioned in Resolution 2010-013. B.24 Note the current Kittitas County Road Standards, as adopted 9/6/05: 12.12.010 General: Private roads shall meet the following conditions: a. Private roads shall meet the minimum access requirements of the International Fire Code as The applicant did not submit documentation regarding this requirement at this stage. The requirements of a-h will be reviewed and complied with prior to final plat approval. Satisfied: Index #13  Page 7 revised/updated by Kittitas County 6/21/2018 adopted by the County, and b. Shall be designed and constructed in conformance with AASHTO Guidelines for Geometric Design of Very Low-Volume Local Roads (ADT< 400) 2001, as now exists or hereafter amended, and c. Shall be inspected and certified by a licensed professional engineer for conformance with the above referenced standards. In the alternative, an applicant may request the private roadway to be inspected and subject to the approval of the Public Works Director. If certification by the public Works Director/County Engineer is desired, submission of road plans and necessary testing documentation that confirms compliance with Kittitas County Road Standards is required, and services will be performed on a reimbursable basis, and d. Permanently established by an easement recorded with the Kittitas County Auditor or right-of-way, providing legal access to each affected lot, dwelling unit, or business, and e. Will not result in land locking of existing or proposed parcels, and f. Maintained by the developer or legally responsible owner or homeowners’ association or other legal entity made up of all benefited property owners, under the provisions of an acceptable and recorded “Private Road Maintenance Agreement”, and g. Clearly described on the face of the plat, short plat, or other development authorization and clearly signed at street location as a private street or road, for the maintenance of which Kittitas County is not responsible and a disclosure statement of the same is filed with the County Auditor, and h. The following note shall be placed on the face of the plat, short plat, or other development authorization: “Kittitas County will not accept private roads for maintenance as public streets or roads until such streets or roads are brought into conformance with current County Road Standards. This requirement will include the hard surface paving of any street The applicant did not submit documentation regarding this requirement at this stage. or road surfaced originally with gravel." B.25 Private road design and second access requirements to serve future development shall be determined by the number of lots and/or units served as determined by the County Engineer. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.26 Joint-Use Driveway: A joint-use access shall serve no more than two tax parcels. See Kittitas County Road Standards, 9/6/05 edition. a. Access easements shall be a minimum of 20’ wide. The roadway width shall have a minimum width of 12’. b. The surface requirement is for a minimum gravel surface depth of 6”. c. Maintenance of driveway approaches shall be the responsibility of the owner whose property they serve. The County will not maintain accesses. d. Any further subdivision or lots to be served by proposed access may result in further access requirements. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.27 Single-Use Driveway: A single-use access shall serve no more than one lot. See Kittitas County Road Standards, 9/6/05 edition. a. The roadway shall be a minimum of 8’ wide with gravel surface. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied Index #13  Page 8 revised/updated by Kittitas County 6/21/2018 b. Maintenance of driveway approaches shall be the responsibility of the owner whose property they serve. The County will not maintain accesses. c. Any further subdivision or lots to be served by proposed access may result in further access requirements. B.28 Private Road Maintenance Agreement: The applicant shall meet all applicable conditions of any pre-established or required Private Road Maintenance Agreements. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.29 Lot Closure: It is the responsibility of the Professional Licensed Surveyor (PLS) to ensure the lot closures are correct and accurate. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.30 Access Permit: An approved access permit shall be required from the Department of Public Works prior to creating any new driveway access or performing work within the county road right of way. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.31 Addressing: Contact the Kittitas County Rural Addressing Coordinator at (509) 962-7523 to obtain addresses prior to obtaining a building permit. A parcel cannot receive a building permit or utilities until such parcel is identified with a 911 address. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.32 Mailbox Placement: The U.S. Postal Service requires that private roads with 6 or more residences Install USPS approved Cluster Box Units (CBUs) at a safe location at the mouth of the private road. Contact your local Post Office for location and additional design requirements before beginning construction. BPA Easement: The subject property contains a BPA easement with power lines and associated minimum buffers. If proposed PUD will include improvements made within the BPA easement, i.e. a road, then a Land Use Application from the BPA must be submitted to and approved by the BPA. This application can be found on the BPA website at The applicant did not submit documentation regarding this requirement at this stage. www.transmission.bpa.gov/ LanCom/Real_Property.cfm. Please note that the current application fee is $250, and the review process typically takes 8-10 weeks. Upon review and approval of the application, BPA will issue a Land Use Agreement which will be provided to the Applicant and the County. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.33 Plat Note Statement: The final recorded large lot plat and development plan shall include the following statement as a note: The approval of this division of land includes no guarantee that there is a legal right to withdraw groundwater within the land division. The approval of this division of land provides no guarantee that use of water under the ground water exemption (RCW 90.44.050) for this plat or any portion thereof will not be subject to curtailment by the Department of Ecology or a court of law. The applicant did not submit documentation regarding this requirement at this stage. Not Satisfied: This note will need to be added for final development plan approval. B.34 The Public Health Department’s recommendation for final approval shall be conditioned upon the developer/owner of the PUD providing proof of water availability. For final approval, the public water system application shall be submitted, reviewed and approved by the State of Washington, Department of Health which includes final issuance of the water system ID number. If expansion of an existing public water system is proposed, documentation of the approval from Washington State Department of Health shall be submitted to the Kittitas County Health Department The applicant states that an existing water right is attained and expansion will proceed through the appropriate county and state agencies as required. The applicant submitted exhibit 6, a Water System Plan approved by the Washington State Department of Health in 2011. The document states that it expires in August 2014 without an approved update. No update is provided. KCC Public Health acknowledges a water right held by the applicant (Hidden Valley Satisfied Index #13  Page 9 revised/updated by Kittitas County 6/21/2018 (KCPHD). Guest Ranch Water System). Applications have been submitted to DOH to expand this system. Proof of water availability will be required prior to final plat approval. B.35 The final plat map and development plan shall show the location of any applicable well head protection zone(s) before final approval can be recommended by KCPHD. Dunford PUD states that they will meet this condition. This will be required prior to final plat approval. Satisfied B.36 Prior to final approval, if applicable, documentation from the State of Washington, Department of Ecology must be provided verifying the ownership of the water right and a determination of water budget neutrality, this must include: the location, the quantity of water, the transfer of the water right (wholly or by quantity) by ownership and/or location, and a determination of capacity to how many residences and/or lots that can be served by the transfer of such a water right. Dunford PUD states that they will meet this condition. No documentation of this provided. This will be required prior to final plat approval. Satisfied B.37 Septic Availability Requirements:Provision of satisfactory sewage disposal can be provided through several different ways depending on the source and the quantity of waste disposal proposed. If on-site sewage systems are proposed for the plat and minimum lot sizes are satisfied: Soil logs must be performed prior to the Public Health Department recommending approval of the final plat application. Once the soil logs are conducted and approved by KCPHD, the requirement for septic availability will have been satisfied. If the application indicates that residence(s) will be connected to a public sewer system: KCPHD will need a signed letter from the sewer district stating that the proposed project’s connection(s) will be allowed before recommending approval. If the application proposes a large onsite sewage system (LOSS) (greater than 3500 gallons per day) or a larger system: Approval from the licensing agency must be provided to KCPHD before final approval will be recommended. Note from the Public Health Department regarding Vesting:Each phase of the proposed project shall be subject to the requirement in place at the time of platting. Review of each subsequent phase shall be considered a separate plat application. Subsequent plat applications, development plan revisions, and/or phases are not considered to be a vested application by KCPHD. Dunford PUD states that they will meet this condition. The submitted staging plan describes some combination of community and individual septic systems. No additional documentation provided. This will be required for and reviewed prior to final plat approval. Satisfied B.38 Soil logs need to be scheduled and dug at a mutually convenient time. The developer/owner shall provide soil logs as per Chapter 246-272 WAC or as amended. The information obtained will be recorded and placed in the plat file for future reference. The information obtained from these soil logs is for plat approval purposes only and does not constitute a site evaluation in conjunction with the issuance of a permit for any specific lot. Dunford Planned Unit Development agrees to the above statements under Septic Availability Requirements by submitting soil logs prior to any subsequent divisions being platted. The applicant describes a plan for individual or community OSS systems under private ownership. No record of soil logs were provided at this stage. This will be required for and reviewed prior to final plat approval. Satisfied B.39 An NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for stormwater discharge from a construction site with more than one acre of disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum of a 38 day process and may take up to 60 days if the original SEPA does not disclose all proposed activities. The applicant states that they will obtain a construction stormwater permit from the Washington State Department of Ecology prior to any final platting. This will be required prior to final plat approval. Satisfied B.40 This NPDES Construction Stormwater General Permit requires that a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is prepared and implemented for all permitted construction sites. These control measures must be able to prevent soil from being carried into surface water (this includes storm drains) by stormwater runoff. Permit coverage The applicant states that they will apply and gain approval of Stormwater Pollution Prevention Plan prior to start of construction. This will be required prior to final plat approval. Satisfied Index #13  Page 10 revised/updated by Kittitas County 6/21/2018 and erosion control measures must be in place prior to any clearing, grading, or construction. B.41 Washington Administrative Code (WAC) 173-400-040 requires that reasonable precautions be taken to prevent dust from leaving the site. Also, dust is prohibited from interfering unreasonably with the use and enjoyment of property, causing health impacts, or damaging property or business. The applicant states that Dunford Planned Unit Development is in agreement to this. Satisfied B.42 An approved private fire hydrant system shall be installed. The hydrant system shall be subject to plan review through the Fire Marshal’s Office and shall be subject to an annual Operational Permit. The responses to this requirement were inconsistent. Responses from B-42, A-2, and B-51 range from recognition of the intention to install a fire hydrant to a claim that sprinkler systems, although optional, will be installed in place of a hydrant. More clarity will be required related to this condition prior to final platting. Not Satisfied: See A(vii) B.43 Water storage and hydrant spacing shall comply with the International Fire Code. This requirement was not addressed in the documentation submitted by the applicant. This will need to be addressed further. Not Satisfied: See A(vii) B.44 The minimum flow requirements for the residential structures shall be no less than 1,000 gallons per minute. This requirement was not addressed in the documentation submitted by the applicant. This will need to be addressed further. Documentation of this condition must be met prior to final plat approval. Satisfied B.45 The minimum road width shall not be less than 26’ in width. The applicant states that the Dunford Planned Unit Development is in agreement to this unless circumstances warranted otherwise. This will be required for and reviewed prior to final plat approval. The condition requires road width to be no less than 26’ in width, the applicant with have to work with Public Works in the case this is not achievable and go through the necessary permitting requirements at that time. Satisfied B.46 A minimum of two fire apparatus access roads are required. The two access roads shall be not less than ½ the length of the maximum diagonal dimension of the property, measured in a straight line between accesses. The applicant responded to this requirement by stating that some existing WSDOT permits already provide access to the project site. The applicant will need to show in more detail how this condition has/will be met. Not Satisfied: Applicant will need to provide proof through a site plan or drawing demonstrating this condition has been met. B.47 If the Fire Marshal determines that Section D107 of the International Fire Code applies, the Fire Marshal shall determine whether or not any of the exceptions of D107.01 apply to this project. The applicant did not provide any documentation on this requirement. More information will be needed. Not Satisfied: Applicant must provide documentation from the fire marshal demonstrating that this condition has been met (staff is aware of ongoing conversations to reach resolution with this condition). B.48 No fire apparatus access lane shall have a slope greater than 12%. The applicant did not provide any documentation on this requirement. More information will be needed. This will be required for and reviewed prior to final plat approval. Satisfied B.49 “No Parking—Fire Lane” signs must be posted per Fire Marshal requirements. The applicant did not provide any documentation on this requirement. More information will be needed. This will be required prior to Satisfied Index #13  Page 11 revised/updated by Kittitas County 6/21/2018 final plat approval. B.50 All cul-de-sacs must have a minimum turning radius of no less than 50’. The signs mentioned above shall be posted on all cul-de-sacs. The applicant did not provide any documentation on this requirement. More information will be needed. This will be required for and reviewed prior to final plat approval. Satisfied B.51 Construction documents for the proposed fire apparatus access, fire lanes and hydraulic calculations for the hydrant system shall be submitted to the Fire Marshal’s Office for review prior to construction. Dunford Planned Unit Development is in agreement with this. Furthermore hydraulic calculations and hydrant systems will be designed pursuant to the Washington State Department of Health Group A water system requirements, as the State is the permitting authority. With regards to fire apparatus access, and fire lanes these will be part of the road design. All of the aforementioned will be submitted to the Fire Marshall for review. This will be required for and reviewed prior to final plat approval. Satisfied B.52 All development, design and construction shall comply with Kittitas County Code, Kittitas County Zoning and the 2006 International Fire & Building Codes. Dunford Planned Unit Development is in agreement to this. Satisfied B.53 Review of the final project submittals may include further requirements. Dunford Planned Unit Development is in agreement to this. Satisfied B.54 Due to the remote nature, topography and number of proposed lots in this area, the properties fall under the Wild-Land Urban Interface Code requirements. All new structures shall comply with the Wild-Land Urban Interface Code requirements for defensible space, fire flow and ignition resistant construction materials. Dunford Planned Unit Development is in agreement to this. Satisfied B.55 The following mitigation conditions from the SEPA Mitigated Determination of Non-Significance shall be noted on the face of the final development plan and included in the Covenants, Conditions, and Restrictions (CC&Rs) document recorded with the final development plan: a. All outdoor lighting shall be shielded and directed downward to minimize the effect to nearby residential properties. b. All wetlands and wetland buffers shall be shown on the face of the final large lot plat and final development plan. The applicant agrees to include “a” in the CC&R’s. The CC&R’s submitted in exhibit 9 do not appear to address this condition in their current form. This will need to be added before final. Not Satisfied: Both “a” and “b” of this section must be added as plat notes for final. B.56 The record will remain open so that the Kittitas County Department of Community Development may contact the affected school district and obtain their comments and proposed mitigation measures. The applicant shall abide with all mitigation measures requested by the affected school district. The applicant did not submit documentation regarding this requirement at this stage. Not Satisfied: Applicant must provide documentation from the affected school district that mitigation measures have been resolved. B.57 The applicant will comply with all conditions of approval set forth in Exhibit 28, provided that in the event of an actual or perceived inconsistency between any of the conditions set forth in Conditions 1 through 56 and thus in Exhibit 28, then Conditions 1 through 56 shall control. Index #13 From:Jeremy Johnston To:Taylor Gustafson; Tristen Lamb; Holly Erdman; Eric Trygstad Cc:Lindsey Ozbolt Subject:RZ-07-00008 Dunford Final Development Plan Request for Review and Comment Date:Thursday, May 24, 2018 11:58:44 AM Attachments:Original Survey and Concept Map.pdf RZ-07-00008 Dunford Vested Zoning and PUD Code.pdf RZ-07-00008 Dunford PUD FDP matrix.pdf Hello Everyone, Please review the Final Development Plan submittal below for the Dunford PUD and Rezone. The original PUD and Rezone were submitted in 2007 and as such shall be vested with the code at the time. I have attached the pertinent code sections, a conditions matrix (this is just to help your review. You do not need to fill this in. please provide comments in written format), and a PDF with the original survey and concept map for your convenience. Below is a link to the original file as well as final development plan file for review. Please send any comments by June 11, 2018 at 5pm. RZ-07-00008 Dunford Final Development Plan RZ-07-00008 Dunford Original Application Materials Jeremy Johnston, MURP Kittitas CDS, Planner (509) 962-7065 jeremy.johnston@co.kittitas.wa.us “Building Partnerships-Building Communities” Index #14 Index #15 From:Holly Erdman To:Jeremy Johnston Cc:Tristen Lamb Subject:RE: RZ-07-00008 Dunford Final Development Plan Request for Review and Comment Date:Friday, June 15, 2018 4:07:11 PM Jeremy,   Thank you for the opportunity to comment on the Dunford Final Development Plan.    The applicant’s plan for domestic water is to expand the existing Hidden Valley Guest Ranch water system, public water system ID# 326485, to be able to serve the future homes.  Water rights have been applied for.    Additionally, the plan states that multiple community septic systems will be used and permitted by Kittitas County Public Health Department and eventually the septic systems will become a Class A, Reclaimed Water Facility.   Please let us know if you have any further questions.   Holly       From: Jeremy Johnston Sent: Friday, June 15, 2018 9:22 AM To: Holly Erdman; Tristen Lamb Cc: Lindsey Ozbolt Subject: RE: RZ-07-00008 Dunford Final Development Plan Request for Review and Comment   Good Morning,   I am in the process of drafting a letter to the Dunford PUD outlining the outstanding conditions that have not been satisfied for final plat. I did not receive any comments from Public Health. Are there any conditions you see as unaddressed for final plat of the Dunford PUD? Thank you.     Jeremy Johnston, MURP Kittitas CDS, Planner (509) 962-7065                                                                                        jeremy.johnston@co.kittitas.wa.us                                             “Building Partnerships-Building Communities” Index #15 Index #16 Index #16 Index #16 Index #16 Index #17 Index #17 Index #17 Index #17 Index #17 Index #18 Index #19 Index #20 Index #20 Index #20 Index #20 Index #20 Index #20 Index #20 Index #20 Index #20 Index #20 Index #20 Index #20 Index #21 Index #22 Index #23 Index #23 Index #23 Index #24 From:Jeremy Johnston To:Taylor Gustafson; Jesse Cox; Holly Erdman Subject:RZ-07-00008 Dunford Final development Plan Request for Comment Date:Tuesday, April 2, 2019 4:09:56 PM Attachments:RZ-07-00008 Dunford Vested Zoning and PUD Code.pdf RZ-07-00008 Dunford PUD FDP matrix_6.21.18.pdf RZ-07-00008 Dunford PUD FDP Public Works Memo.pdf Public Health Comments RZ-07-00008 Dunford Final Development Plan.pdf Hello Everyone, Please review the Final Development Plan submittal below for the Dunford PUD and Rezone (RZ-07- 00008). The original PUD and Rezone were submitted in 2007 and as such shall be vested with the code at the time. Some of you may recall completing an initial review of this back in June of 2018. Many changes were necessary and the applicant just recently resubmitted on March 12. I have attached the pertinent code sections and a conditions matrix (this is just to help your review). You do not need to fill this in. Please provide comments in written format. I have also attached the comments each department submitted in June 2018 to refresh your memories. Below is a link to the original (June 2018) Final development Plan file. Please be advised the new submittal materials, which should include the requested changes (where applicable), are located in the folder labeled “March 2019 Submittals for Final Review.” Please send any comments by April 15, 2019 at 5pm. Let me know if you have any trouble finding anything. Dunford Final Development Plan Jeremy Johnston, MURP Kittitas County CDS, Planner (509) 962-7065 jeremy.johnston@co.kittitas.wa.us “Building Partnerships-Building Communities” Index #25 Index #26 507 N. Nanum Street, St. 102 · Ellensburg, WA 98926 T: 509.962.7515 · F: 509.962.7581 www.co.kittitas.wa.us/health/ Memo To: Jeremy Johnston, Planning Official From: Jesse Cox, Environmental Health Supervisor Date: Apr 15, 2019 Subject: RZ-07-00008 Thank you for the opportunity to comment on the Dunford Final Development Plan. The applicant’s plan for domestic water is to expand the existing Hidden Valley Guest Ranch water system, public water system ID# 326485, to be able to serve the future homes. Water rights have been applied for. Additionally, the plan states that multiple community septic systems will be used and permitted by Kittitas County Public Health Department, and eventually the septic systems will become a Class A, Reclaimed Water Facility. Please let us know if you have any further questions. Index #26 KITTITAS COUNTY FIRE MARSHAL’S OFFICE 411 N. Ruby St., Suite 2, Ellensburg, WA 98926 Office (509) 962-7000 Fax (509) 962-7682 Prevention ● Education ● Investigation ● Enforcement FIRE MARSHAL PATRICK NICHOLSON, IFSAC CFI, NAFI CFEI, CVFI June 14, 2019 Re: Dunford Final Development Plan I have had the opportunity to review preliminary site plans that included the proposed water and hydrant system for this project. I have no objection from a fire standpoint of the project moving forward under the condition that I have the opportunity to provide input as the project progresses. Respectfully, Patrick Nicholson, Fire Marshal Index #26 Index #27 Index #28 Index #28 Index #28 Index #28 Index #28 Index #28 Index #28 Index #28 Page 1 revised/updated by Kittitas County 6/21/2018 Dunford PUD FDP Compliance Review INTRODUCTION A. Project Overview Planned unit development of a two phased development of 65 single family residential units. Project received preliminary approval on November 16, 2010. Resolution No.2010-013. B. Timing of Construction Activity The project goal is 12 years, however the applicant is proposing a twenty year build out plan with an optional 5 year extension for uncontrollable circumstances. The first 4 stages is for site development and creation of the 4-lot Large Lot Plat, the remaining 12 stages are proposed for residential lot development. (see Staging Plan for full description) Index #29 Page 2 revised/updated by Kittitas County 6/21/2018 FINAL PLANNED UNIT DEVELOPMENT (FPUD) A. RELEVANT CODE SECTIONS ANALYSIS FINDING Final Development Plan (KCC 17.36.040 Existing at the time of application) Following approval of the preliminary development plan by the county and before lot sales or building construction commences, the developer (owner) shall submit a final development plan for approval by the board of county commissioners which shall include all of the following: A.1 A staging plan describing the timing or sequence of construction for all the elements of the plan. Subdivision lot sales may precede other elements of the development upon final plat approval Condition is addressed in Exhibit 2. The staging plan proposes a 20 year build out plan to accommodate delays outside of the applicant’s control. Satisfied A.2 A map or maps of the site drawn at a scale no smaller than one hundred feet to one inch showing the following: i. Preliminary engineering plans including site grading, road improvements, drainage and public utilities extensions; ii. Arrangement of all buildings which shall be identified by type; iii. Preliminary building plans including floor plans and exterior design and/or elevation views; iv. Location and number of off-street parking areas including type and estimated cost of surfacing; v. The location and dimensions of roads and driveways including type and estimated cost of surfacing and road maintenance plans. Exhibit 3, 4, and 5 submitted: i- Site plan (exhibit 3) demonstrates basic road layout and access to Highway 97, including emergency access. The applicant states that road places, site grading, road improvements and drainage will be submitted at the final platting stage. Utilities and septic are stated as privately owned with setbacks indicated in exhibit 5. ii- Exhibits 3 demonstrate the locations of all buildings and their associated use. Residential sites do not indicate specific types (SF,MF,condo,etc.) 65 residential units have been approved with 65 residential lots allotted despite type. iii- The applicant states that the Dunford PUD will adopt by reference the preliminary building plans from Swauk Creek and Evergreen Ridge PUDs. Single family residence plans exist on file with other approved final development plans (RZ-01-00010 Evergreen Ridge & RZ-06-00027 Ranch on Swauk Creek), and it is unnecessary for applicant to provide sample plans of condominiums. iv- The staging plan (exhibit 2) describes$.75 per square foot. 1.5 parking spots per parcel. 2 parking spots per barn. 4 spots minimum for the Homestead area. 4 spots minimum for the Community Building. v- The applicant states that specific maintenance plans and road/driveway plans will be submitted at final plat stage. The applicant states in exhibit 2 that they i. Satisfied ii. Satisfied: Identified as single family residential iii. Satisfied iv. Satisfied v. Satisfied Index #29 Page 3 revised/updated by Kittitas County 6/21/2018 A. RELEVANT CODE SECTIONS ANALYSIS FINDING vi. The location and total area of common open spaces; vii. Proposed location of fire protection facilities; viii. Proposed storm drainage plan; estimate $1.95 per square foot surfacing/road maintenance plans. vi- The open space area is approximately 185 acres. The applicant states that open space will be held in ownership by the Ranch on Swauk LLC. Plat notes will be required to express that the open space areas conditioned by resolution 2010-013 (22) meet the intention of that condition. Guidelines for acceptable plat notes can be found in resolution 2018-070 (12) of the Hyak PUD Development Plan. vii- Conditions of RZ-07-08 require a fire hydrant. The applicant’s responses are inconsistent between A-vii, B-42, B-51. Clarity required. viii- Exhibits 3 and 4 provide a conceptual layout of the stormwater management plan. The applicant states they will work with the Department of Ecology on a stormwater plan once approved. Stormwater plan will be submitted at final vi. Satisfied vii. Satisfied; per fire marshal viii. Satisfied A.3 Certification from state and local health authorities that water and sewer systems are available to accommodate the development; The applicant states that the first 9 parcels will be under group B water system. Upon approval of FDP, domestic water plans will be engineered and reviewed for approval by WA Dept of Health and Kittitas County Public Health. The Hidden Valley Water Group A System will be utilized for development beyond the first 9 parcels. Kittitas County Public Verified that applications for expansion of water rights have been filed with DOH Satisfied for development plan stage: Proof of water and sewer system availability will be required for final plat. A.4 Provisions to assure permanence and maintenance of common open spaces; The applicant states that all common open spaces will remain in the ownership of the Ranch on Swauk Creek LLC ownership. This will need to be expressed as a plat note for final plat. Satisfied: Note 4 on the Final Development Map expresses Ranch on Swauk Creek Ownership A.5 Statement of intent including estimated cost for landscaping and restoration of natural areas despoiled by construction including tree planting. “Great care will be taken by the Dunford PUD in regards to the construction of the roads and infrastructure. Where practical all utilities will be placed within the road right of way. The applicant is estimating a cost of $5 per lineal foot of developed road for restoration of areas All utilities when practical will be placed within the road ROW’s. An estimated cost of $5 per lineal foot of developed road is anticipated for restoration of areas distributed construction activities. (statement appears to be cut off) More information will be required Satisfied: Updated narrative provided with landscape estimate. Index #29 Page 4 revised/updated by Kittitas County 6/21/2018 A. RELEVANT CODE SECTIONS ANALYSIS FINDING distributed during construction and general landscaping activities.” B. PRELIMINARY APPROVAL CONDITIONS (Res. No. 2010-013) ANALYSIS FINDING B.1 B.2 On-site stormwater management that conforms to the specifications of the Stormwater Management Manual for Eastern Washington (2004) is required of this development. A conceptual stormwater plan was submitted with the preliminary development plan showing potential locations for stormwater systems. Structures of stormwater systems shall not be placed within identified wetlands or in areas where cultural resources are known to exist. Stormwater systems shall be designed to store stormwater generated by a 24-hour, 25-year storm event. Stormwater system designs shall be prepared and stamped by a civil engineer licensed in the State of Washington. The final stormwater system design and locations shall be presented to Public Works and approved by the County Engineer prior to final approval. The stormwater system construction shall be certified by a licensed engineer. The certification shall be included with the road certification and is required prior to the issuance of a building permit. Road and site construction shall not begin prior to stormwater system design approval. Conceptual layout provided in exhibits 3 and 4 appear to meet the requirements in relation to location restriction (ie no wetland or cultural resource areas). The applicant states that they will work with the appropriate authorities upon approval to meet the standards required. Detailed plan will be submitted at final Satisfied B.3 Stormwater and surface runoff generated by this project must be retained and treated on site in accordance with regulating agencies’ standards, and not be allowed to flow onto WSDOT rights-of-way. Exhibits 3 and 4 outline 4 storm water retention areas throughout the project area to contain runoff. Detailed plans will be submitted at final Satisfied B.4 Wetland Areas and Buffers and Stream: Wetlands A, B, C, and D, and Stream A and their associated buffers shall be shown on the face of the final development plat and on the final development plan. Exhibits 3 and 4 demonstrate the locations of the four wetlands noted. Stream A is described in the critical areas report (exhibit 7) as running north through Wetlands A and B, but is not indicated on the site plans submitted. Final plat and development plan will require locations and any associated buffers to wetlands and streams. Satisfied: Stream A travels through the center of B and A. Buffers for both wetlands are displayed on the final development map, which exceed the stream A buffer requirement. B.5 Wetlands B, C, and D: Wetlands B, C, and D, and associated buffer areas of at least 20 feet (KCC 17A.04.020), shall be located within Open Space tracts. Associated buffer areas of at least 20 feet shall be located within Open Space tracts within the Dunford PUD. See attached critical areas report (exhibit 7). Satisfied B.6 Wetland A: Wetland A is located near the proposed access road from US 97. The applicant has indicated Exhibit 7 (critical areas report) states a general recommended Satisfied: Index #29 Page 5 revised/updated by Kittitas County 6/21/2018 that road construction may result in wetland impacts. Kittitas County requires, to the extent practical, a zero net loss of wetlands (KCC 17A.04.015). In the event that disturbance to Wetland A cannot be avoided: a) disturbed areas shall be replaced at a ratio of 1.5 to 1, in accordance with KCC 17A.04.050; b) remaining undisturbed areas of Wetland A and its buffer shall be placed in an Open Space tract; and c) prior to ground disturbance, a Wetland Mitigation Plan, showing areas of wetland disturbance and creation shall be submitted to Community Development Services for review and approval in consultation with Washington State Departments of Ecology and Fish and Wildlife. Prior to final development plan approval, all necessary wetland replacement and features shall be constructed according to the Wetland Mitigation Plan. buffer of 20 feet for Wetland A. Wetland A, according to exhibits 3 and 4, does not rest in the open space area indicated with blue hatch as required. The applicant indicated that road construction could impact wetland areas. No documentation of potential impacts or Wetland Mitigation Plan was submitted. The applicant expressed that this will be submitted for final platting. B.7 Future Residential Lot Configuration: Future residential lot configuration shall be designed to minimize indirect impacts to wetlands. Indirect impacts would include changes in quantity or quality of ground or surface water flows feeding the wetlands, noise or light glare at night, removal or corridors used by wildlife to access the wetlands, and stormwater influences. The applicant states that “Dunford Planned Unit Development will design the residential lots in accordance to not impact identified wetlands.” This will need to be demonstrated through the Wetland Mitigation Plan before final platting. A Wetland Mitigation Plan must be submitted at final plat. Satisfied B.8 The three archaeological sites located during the course of the Reiss-Landreau Research cultural resources survey (known as the Zuke Spring Site, the Zuke Farmstead, and the Bettas Road Homestead) have the potential for eligibility to the National Register of Historic places, and shall be avoided in all work plans, or be evaluated for significance, and mitigated appropriately prior to construction. The three archaeological sites are identified within a black hatch area in exhibits 3 and 4 in an area of approximately 6.8 acres. This area overlaps Wetlands A and B along its western border. The applicant indicates a minimum of 4 parking spots within the outlined area with no additional construction proposed. This black hatch area should overlay the blue hatch designation indicating ownership of the Ranch on Swauk Creek LLC. Satisfied: All historical/archeological sites are expressed in open space and will not be part of ay development. B.9 The Department of Archaeology and Historic Preservation identified the McCallum family cemetery as being within parcel 20-17-3400-0006. The text on the back of one of the grave markers reads, “This cemetery consists of one acre deeded forever.” A one acre Open Space tract containing the historic cemetery shall be placed on the final development plan. Historic cemeteries are protected from damage under Washington law. Exhibits 3 and 4 indicate a 1 acre tract to accommodate this requirement. The tract is placed within the yellow hatch area, which does not appear to be included in the open space reserved for ownership by the Ranch on Swauk Creek LLC (indicated by the blue hatch area on exhibits 3 and 4) Satisfied: All historical/archeological sites are expressed in open space and will not be part of any development. B.10 If human or unknown remains area discovered at any time during project construction, a professional archaeologist shall be called, and work shall stop until the material is evaluated. Upon inadvertent discovery of human or unknown remains: a. The appropriate authorities such as the county sheriff and coroner shall be contacted immediately as is required when human remains are discovered; b. The State of Washington DAHP and local tribal groups, if the burials are deemed Native American, shall be called for consultation; c. Arrangements shall be made as quickly as possible to identify the affected area, so that work can continue in other areas of the project. It is anticipated that delays will only impinge on the areas agreed to by the consulting parties; and d. Should human remains be located, decisions about protection and/or evaluation should be made with the appropriate authorities. This procedure should be adequate to allow for minimal project delays. However, if human remains are located, contingencies, such as an alteration in project design, may be necessary. The applicant agrees to provide any contractor with requirements a through d of this section to ensure the appropriate steps are followed upon inadvertent discovery of cultural resources or human or unknown remains. Satisfied B.11 Because of the traffic impact this development will have to the intersection of US 97 and Bettas Road, the developer will be required to rebuild the intersection to provide for left turn channelization, when the condition is warranted. Design of this intersection shall be made in consultation with WSDOT. Applicant will provide documentation prior to platting as to when WSDOT will require traffic revision/ channelization. Documentation will be required from WSDOT prior to final plat. Satisfied Index #29 Page 6 revised/updated by Kittitas County 6/21/2018 B.12 All outdoor lighting shall be shielded and directed downward to minimize the effect to nearby residential properties and shall be directed away from US 97. The applicant agrees that all outdoor lighting associated with residential development will be directed downward to minimize potential impact to surrounding properties. The applicant has agreed to comply with this requirement during the building phase. Satisfied B.13 Development and construction practices for this project shall only occur between the hours of 7:00am to 7:00pm to minimize the effect of construction noise on nearby residential properties. Dunford Planned Unit Development will condition construction hours to occur between 8 am to 7pm. The applicant has agreed to comply with this requirement during the building phase. Satisfied B.14 The project shall proceed in substantial conformance with the plans and application materials which were deemed complete on February 26, 2009 except as amended by the conditions herein. Dunford PUD states that they will meet this condition. In Progress Satisfied B.15 The applicant is responsible for compliance with all applicable local, state and federal rules and regulations, and must obtain all appropriate permits and approvals. Dunford PUD states that they will meet this condition. In Progress Satisfied B.16 All current and future landowners must comply with the International Fire Code and its Appendices. Dunford PUD states that they will meet this condition. In Progress Satisfied B.17 It is the responsibility of the applicant to contact the Kittitas County Assessor’s and Treasurer’s offices to confirm all taxes are current prior to final plat approval. This will be required prior to final platting. Satisfied B.18 A plat note discussing the spread of noxious weeds shall be shown on the plat and shall read: “Per RCW 17.10.140 Landowners are responsible for controlling and preventing the spread of noxious weeds, accordingly, the Kittitas County Noxious Weed Board recommends immediate reseeding of areas disturbed by development to preclude the proliferation of noxious weeds.” Dunford PUD states that they will meet this condition. This will be required for final plat. Satisfied B.19 Final mylars shall be submitted in accordance to KCC 16.20: Final Plats. All applicable survey data and dedications shall be reflected pursuant to KCC 16.24: Survey Data-Dedications. Dunford PUD states that they will meet this condition. This will be required for final plat. Satisfied B.20 Both sheets on the Large Lot Subdivision mylars shall reflect the Plat number: LL-08-02. Dunford PUD states that they will meet this condition. This will be required for final plat. Satisfied B.21 Conditions, Covenants, and Restrictions: Prior to final development plan approval, a copy of the proposed final Conditions, Covenants, and Restrictions shall be submitted to Community Development Services for review and approval. The applicant provided a copy of the proposed CC&R’s proposed for this project in exhibit 9. These were borrowed from previous projects and did not include mention of Dunford PUD. The applicant will need to submit a version of the proposed CC&R’s that explicitly notes the Dunford PUD as the applicable development. Satisfied: CC&R’s submitted under a different name originally. March Submission added a notarized agreement to adopt Ranch on Swauk Creek CC&R’s. B.22 Open Space Tracts: Prior to final development plan approval, all open space areas, including habitat protection and archaeological areas, shall be labeled as individual tracts. Tracts shall not be further subdivided or altered. These tracts shall be labeled “Open Space.” Open space tracts shall be reserved for: habitat protection; cultural resource protection; continued agricultural use; passive recreation; and stormwater facilities, subject to the approved Stormwater Management Plan. All open space tracts shall be identified on the face of the final plan and on the final development plan. Dunford Planned Unit Development will identify and label the open space tracts appropriately and in phases consistent with other approved planned unit developments. Wetland areas associated with the open space area will be identified. Archaeological areas are identified within the report on file with Kittitas County. There will be no identifications of these archaeological areas on the open space maps due to the possibility of looting and other circumstances. Satisfied: Index #29 Page 7 revised/updated by Kittitas County 6/21/2018 B.23 Open Space Tract Ownership and Maintenance: Open space tracts shall be jointly owned and maintained by the developer, legally responsible owner, homeowner’s association or other legal entity made up of all benefited property owners. Exhibits 3 and 4 indicate 2 primary areas of open space, one indicated in blue hatch and the other in yellow hatch. The applicant states that the difference between the two areas is that the blue hatch area is the area that will be directly owned and maintained by the Ranch on Swauk LLC in perpetuity. As indicated in sections B6 and B12 of this matrix, some issues arise related to conditions with this distinction. These issues will need to be addressed before final platting. Satisfied: Note 4 of Final Development Plan map B.24 Note the current Kittitas County Road Standards, as adopted 9/6/05: 12.12.010 General: Private roads shall meet the following conditions: a. Private roads shall meet the minimum access requirements of the International Fire Code as adopted by the County, and b. Shall be designed and constructed in conformance with AASHTO Guidelines for Geometric Design of Very Low-Volume Local Roads (ADT< 400) 2001, as now exists or hereafter amended, and c. Shall be inspected and certified by a licensed professional engineer for conformance with the above referenced standards. In the alternative, an applicant may request the private roadway to be inspected and subject to the approval of the Public Works Director. If certification by the public Works Director/County Engineer is desired, submission of road plans and necessary testing documentation that confirms compliance with Kittitas County Road Standards is required, and services will be performed on a reimbursable basis, and d. Permanently established by an easement recorded with the Kittitas County Auditor or right- of-way, providing legal access to each affected lot, dwelling unit, or business, and e. Will not result in land locking of existing or proposed parcels, and f. Maintained by the developer or legally responsible owner or homeowners’ association or other legal entity made up of all benefited property owners, under the provisions of an acceptable and recorded “Private Road Maintenance Agreement”, and g. Clearly described on the face of the plat, short plat, or other development authorization and clearly signed at street location as a private street or road, for the maintenance of which Kittitas County is not responsible and a disclosure statement of the same is filed with the County Auditor, and h. The following note shall be placed on the face of the plat, short plat, or other development authorization: “Kittitas County will not accept private roads for maintenance as public streets or roads until such streets or roads are brought into conformance with current County Road Standards. This requirement will include the hard surface paving of any street The applicant did not submit documentation regarding this requirement at this stage. or road surfaced originally with gravel." The requirements of a-h will be reviewed and complied with prior to final plat approval. Satisfied: B.25 Private road design and second access requirements to serve future development shall be determined by the number of lots and/or units served as determined by the County Engineer. This will be reviewed prior to final plat approval. Satisfied B.26 Joint-Use Driveway: A joint-use access shall serve no more than two tax parcels. See Kittitas County Road Standards, 9/6/05 edition. a. Access easements shall be a minimum of 20’ wide. The roadway width shall have a This will be reviewed prior to final plat approval. Satisfied Index #29 Page 8 revised/updated by Kittitas County 6/21/2018 minimum width of 12’. b. The surface requirement is for a minimum gravel surface depth of 6”. c. Maintenance of driveway approaches shall be the responsibility of the owner whose property they serve. The County will not maintain accesses. d. Any further subdivision or lots to be served by proposed access may result in further access requirements. B.27 Single-Use Driveway: A single-use access shall serve no more than one lot. See Kittitas County Road Standards, 9/6/05 edition. a. The roadway shall be a minimum of 8’ wide with gravel surface. b. Maintenance of driveway approaches shall be the responsibility of the owner whose property they serve. The County will not maintain accesses. c. Any further subdivision or lots to be served by proposed access may result in further access requirements. This will be reviewed prior to final plat approval. Satisfied B.28 Private Road Maintenance Agreement: The applicant shall meet all applicable conditions of any pre-established or required Private Road Maintenance Agreements. This will be reviewed prior to final plat approval. Satisfied B.29 Lot Closure: It is the responsibility of the Professional Licensed Surveyor (PLS) to ensure the lot closures are correct and accurate. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.30 Access Permit: An approved access permit shall be required from the Department of Public Works prior to creating any new driveway access or performing work within the county road right of way. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.31 Addressing: Contact the Kittitas County Rural Addressing Coordinator at (509) 962-7523 to obtain addresses prior to obtaining a building permit. A parcel cannot receive a building permit or utilities until such parcel is identified with a 911 address. The applicant did not submit documentation regarding this requirement at this stage. This will be reviewed prior to final plat approval. Satisfied B.32 Mailbox Placement: The U.S. Postal Service requires that private roads with 6 or more residences Install USPS approved Cluster Box Units (CBUs) at a safe location at the mouth of the private road. Contact your local Post Office for location and additional design requirements before beginning construction. BPA Easement: The subject property contains a BPA easement with power lines and associated minimum buffers. If proposed PUD will include improvements made within the BPA easement, i.e. a road, then a Land Use Application from the BPA must be submitted to and approved by the BPA. This application can be found on the BPA website at The applicant did not submit documentation regarding this requirement at this stage. www.transmission.bpa.gov/ LanCom/Real_Property.cfm. Please note that the current application fee is $250, and the review process typically takes 8-10 weeks. Upon review and approval of the application, BPA will issue a Land Use Agreement which will be provided to the Applicant and the County. This will be reviewed prior to final plat approval. Satisfied B.33 Plat Note Statement: The final recorded large lot plat and development plan shall include the following statement as a note: The approval of this division of land includes no guarantee that there is a legal right to withdraw Satisfied: Noted on Site Map Index #29 Page 9 revised/updated by Kittitas County 6/21/2018 groundwater within the land division. The approval of this division of land provides no guarantee that use of water under the ground water exemption (RCW 90.44.050) for this plat or any portion thereof will not be subject to curtailment by the Department of Ecology or a court of law. B.34 The Public Health Department’s recommendation for final approval shall be conditioned upon the developer/owner of the PUD providing proof of water availability. For final approval, the public water system application shall be submitted, reviewed and approved by the State of Washington, Department of Health which includes final issuance of the water system ID number. If expansion of an existing public water system is proposed, documentation of the approval from Washington State Department of Health shall be submitted to the Kittitas County Health Department (KCPHD). KCC Public Health acknowledges a water right held by the applicant (Hidden Valley Guest Ranch Water System). Applications have been submitted to DOH to expand this system. Proof of water availability will be required prior to final plat approval. Satisfied B.35 The final plat map and development plan shall show the location of any applicable well head protection zone(s) before final approval can be recommended by KCPHD. Dunford PUD states that they will meet this condition. This will be required prior to final plat approval. Satisfied B.36 Prior to final approval, if applicable, documentation from the State of Washington, Department of Ecology must be provided verifying the ownership of the water right and a determination of water budget neutrality, this must include: the location, the quantity of water, the transfer of the water right (wholly or by quantity) by ownership and/or location, and a determination of capacity to how many residences and/or lots that can be served by the transfer of such a water right. Dunford PUD states that they will meet this condition. No documentation of this provided. This will be required prior to final plat approval. Satisfied B.37 Septic Availability Requirements:Provision of satisfactory sewage disposal can be provided through several different ways depending on the source and the quantity of waste disposal proposed. If on-site sewage systems are proposed for the plat and minimum lot sizes are satisfied: Soil logs must be performed prior to the Public Health Department recommending approval of the final plat application. Once the soil logs are conducted and approved by KCPHD, the requirement for septic availability will have been satisfied. If the application indicates that residence(s) will be connected to a public sewer system: KCPHD will need a signed letter from the sewer district stating that the proposed project’s connection(s) will be allowed before recommending approval. If the application proposes a large onsite sewage system (LOSS) (greater than 3500 gallons per day) or a larger system: Approval from the licensing agency must be provided to KCPHD before final approval will be recommended. Note from the Public Health Department regarding Vesting:Each phase of the proposed project shall be subject to the requirement in place at the time of platting. Review of each subsequent phase shall be considered a separate plat application. Subsequent plat applications, development plan revisions, and/or phases are not considered to be a vested application by KCPHD. Dunford PUD states that they will meet this condition. The submitted staging plan describes some combination of community and individual septic systems. This will be required and reviewed prior to final plat approval. Satisfied B.38 Soil logs need to be scheduled and dug at a mutually convenient time. The developer/owner shall provide soil logs as per Chapter 246-272 WAC or as amended. The information obtained will be recorded and placed in the plat file for future reference. The information obtained from these soil logs is for plat approval purposes only and does not constitute a site evaluation in conjunction with the issuance of a permit for any specific lot. Dunford Planned Unit Development agrees to the above statements under Septic Availability Requirements by submitting soil logs prior to any subsequent divisions being platted. The applicant describes a plan for individual or community OSS systems under private ownership. No record of soil logs were provided at this stage. This will be required and reviewed prior to final plat approval. Satisfied B.39 An NPDES Construction Stormwater General Permit from the Washington State Department of Ecology is required if there is a potential for stormwater discharge from a construction site with The applicant states that they will obtain a construction stormwater permit from the Washington State Department of Ecology prior to any final platting. This will be required prior to final plat Satisfied Index #29 Page 10 revised/updated by Kittitas County 6/21/2018 more than one acre of disturbed ground. This permit requires that the SEPA checklist fully disclose anticipated activities including building, road construction and utility placements. Obtaining a permit is a minimum of a 38 day process and may take up to 60 days if the original SEPA does not disclose all proposed activities. approval. B.40 This NPDES Construction Stormwater General Permit requires that a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) is prepared and implemented for all permitted construction sites. These control measures must be able to prevent soil from being carried into surface water (this includes storm drains) by stormwater runoff. Permit coverage and erosion control measures must be in place prior to any clearing, grading, or construction. The applicant states that they will apply and gain approval of Stormwater Pollution Prevention Plan prior to start of construction. This will be required prior to final plat approval. Satisfied B.41 Washington Administrative Code (WAC) 173-400-040 requires that reasonable precautions be taken to prevent dust from leaving the site. Also, dust is prohibited from interfering unreasonably with the use and enjoyment of property, causing health impacts, or damaging property or business. The applicant states that Dunford Planned Unit Development is in agreement to this. Satisfied B.42 An approved private fire hydrant system shall be installed. The hydrant system shall be subject to plan review through the Fire Marshal’s Office and shall be subject to an annual Operational Permit. Fire Marshal approves submitted materials at this stage. Future permits will require additional Fire Marshal review. Satisfied: Fire Marshal approved B.43 Water storage and hydrant spacing shall comply with the International Fire Code. Fire Marshal approves submitted materials at this stage. Future permits will require additional Fire Marshal review. Satisfied: per Fire Marshal B.44 The minimum flow requirements for the residential structures shall be no less than 1,000 gallons per minute. Fire Marshal approves submitted materials at this stage. Future permits will require additional Fire Marshal review. Documentation of this condition must be met prior to final plat approval. Satisfied B.45 The minimum road width shall not be less than 26’ in width. The applicant states that the Dunford Planned Unit Development is in agreement to this unless circumstances warranted otherwise. This will be required for and reviewed prior to final plat approval. The condition requires road width to be no less than 26’ in width, the applicant with have to work with Public Works in the case this is not achievable and go through the necessary permitting requirements at that time. Satisfied B.46 A minimum of two fire apparatus access roads are required. The two access roads shall be not less than ½ the length of the maximum diagonal dimension of the property, measured in a straight line between accesses. Fire Marshal approves submitted materials at this stage. Future permits will require additional Fire Marshal review. Satisfied: Fire Marshal approved with emergency access. B.47 If the Fire Marshal determines that Section D107 of the International Fire Code applies, the Fire Marshal shall determine whether or not any of the exceptions of D107.01 apply to this project. Fire Marshal approves submitted materials at this stage. Future permits will require additional Fire Marshal review. Satisfied: Fire Marshal approved B.48 No fire apparatus access lane shall have a slope greater than 12%. The applicant did not provide any documentation on this requirement. More information will be needed. This will be required for and reviewed prior to final plat approval. Satisfied B.49 “No Parking—Fire Lane” signs must be posted per Fire Marshal requirements. This will be required prior to final plat approval. Satisfied B.50 All cul-de-sacs must have a minimum turning radius of no less than 50’. The signs mentioned above shall be posted on all cul-de-sacs. This will be required and reviewed prior to final plat approval. Satisfied B.51 Construction documents for the proposed fire apparatus access, fire lanes and hydraulic calculations for the hydrant system shall be submitted to the Fire Marshal’s Office for review prior to construction. Dunford Planned Unit Development is in agreement with this. Furthermore hydraulic calculations and hydrant systems will be designed pursuant to the Washington State Department of Health Group A water system requirements, as the State is the permitting Satisfied Index #29 Page 11 revised/updated by Kittitas County 6/21/2018 authority. With regards to fire apparatus access, and fire lanes these will be part of the road design. All of the aforementioned will be submitted to the Fire Marshall for review. This will be required for and reviewed prior to final plat approval. B.52 All development, design and construction shall comply with Kittitas County Code, Kittitas County Zoning and the 2006 International Fire & Building Codes. Dunford Planned Unit Development is in agreement to this. Satisfied B.53 Review of the final project submittals may include further requirements. Dunford Planned Unit Development is in agreement to this. Satisfied B.54 Due to the remote nature, topography and number of proposed lots in this area, the properties fall under the Wild-Land Urban Interface Code requirements. All new structures shall comply with the Wild-Land Urban Interface Code requirements for defensible space, fire flow and ignition resistant construction materials. Dunford Planned Unit Development is in agreement to this. Satisfied B.55 The following mitigation conditions from the SEPA Mitigated Determination of Non-Significance shall be noted on the face of the final development plan and included in the Covenants, Conditions, and Restrictions (CC&Rs) document recorded with the final development plan: a. All outdoor lighting shall be shielded and directed downward to minimize the effect to nearby residential properties. b. All wetlands and wetland buffers shall be shown on the face of the final large lot plat and final development plan. Satisfied: B.56 The record will remain open so that the Kittitas County Department of Community Development may contact the affected school district and obtain their comments and proposed mitigation measures. The applicant shall abide with all mitigation measures requested by the affected school district. Satisfied: No response from school after request via certified letter. B.57 The applicant will comply with all conditions of approval set forth in Exhibit 28, provided that in the event of an actual or perceived inconsistency between any of the conditions set forth in Conditions 1 through 56 and thus in Exhibit 28, then Conditions 1 through 56 shall control. Index #29 COMMUNITY PLANNING  BUILDING INSPECTION  PLANS EXAMINATION  ADMINISTRATION  PERMIT SERVICES KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES 411 N. Ruby St., Suite 2, Ellensburg, WA 98926 CDS@CO.KITTITAS.WA.US Office (509) 962-7506 Fax (509) 962-7682 AGENDA STAFF REPORT AGENDA DATE: July 16, 2019 ACTION REQUESTED: Closed record meeting to consider approval of the Dunford PUD Final Development Plan (RZ-07-00008 and LL-08-00002) BACKGROUND: On November 16, 2010, the Kittitas County Board of County Commissioners approved the Dunford Planned Unit Development for a phased development of 65 residential units on 345.69 acres through Ordinance 2010-013. The Dunford PUD included a Rezone and Large Lot applications (RZ-17-00008 and LL-08- 00002) processed and approved concurrently. This final development plan consists of a total of 65 single family residential units located east of the City of Cle Elum off State Highway 97 at the north intersection of Bettas Road, Cle Elum, WA and is located in a portion of Section 3, T19N, R17E and a portion of Section 34 T20N, R17E, WM in Kittitas County. Assessor’s map numbers 19-17- 03000-0002 and a portion of 20-17-34000-0006 and 20-17-34000-0002 According to Kittitas County Code (KCC) 17.36.040, following approval of the preliminary development plan by the county, the developer (owner) shall submit a final development plan for approval by the Board. The final development plan submittal shall be consistent with the process as outlined for final plat development in KCC Chapter 16.20, which specifies that the Board shall consider the plan at a public meeting (KCC 16.20.080). According to KCC 17.36.045(2), the Board shall approve final development plans for the PUD, provided the conditions imposed on the preliminary PUD approval have been satisfied. Staff has reviewed the final development plan, and finds that the conditions imposed by Resolution 2010-013 have either been met or are on-going conditions to be met prior to final plat approval (see Dunford PUD Amended Compliance Review Matrix). INTERACTION: Pursuant to KCC 17.36, the final development plan has been reviewed by Kittitas County Community Development Services for compliance with KCC 17.36 (at the time of project preliminary approval) and Resolution 2010-013. RECOMMENDATION: Approve final development plan and direct CDS staff to prepare enabling documents. ATTACHMENTS: Final Development Plan Master File and Index File. LEAD STAFF: Lindsey Ozbolt, Planning Official Index #30