HomeMy WebLinkAboutVantage Bay PUD Final Development Plan Index Master FileIndex #1
Index #1
Index #1
Vantage Bay
Planned Unit
Development
Final Development Plan
September 22nd, 2017
Prepared for
BCSCBN, Inc.
21828 87th Avenue SE, Suite 200
Woodinville, WA 98072
Submitted by
ESM Consulting Engineers, LLC
33400 8th Avenue S, Suite 205
Federal Way, WA 98003
253.838.6113 tel
253.838.7104 fax
www.esmcivil.com
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Index #2
TABLE OF CONTENTS
1. SITE LOCATION ....................................................................................................................................................................................................................... 1
2. ADMINISTRATIVE MODIFICATION ...................................................................................................................................................................... 1
3. ROAD VARIANCE ................................................................................................................................................................................................................... 2
4. TRANSPORTATION .............................................................................................................................................................................................................. 2
5. UTILITIES .......................................................................................................................................................................................................................................... 2
6. STAGING PLAN ........................................................................................................................................................................................................................ 3
7. SEPA MDNS CONDITIONS ......................................................................................................................................................................................... 3
8. SITE CONSTRAINTS/CRITICAL AREAS ......................................................................................................................................................... 6
9. MAPS ................................................................................................................................................................................................................................................... 7
10. HOME OWNERS ASSOCIATION .......................................................................................................................................................................... 7
11. STATEMENT OF INTENT ............................................................................................................................................................................................... 7
APPENDIX
Appendix A. Ordinance 2006-060
Appendix B. Road Variance Application
Appendix C. Traffic Impact Assessment
Appendix D. Large On Site Sewage (LOSS) Pre-Design Report and Correspondence
Appendix E. Water Rights Documentation
Appendix F. Class A Water System
Appendix G. Biological Resources Review
Appendix H. USDA Soil Resource Report
Appendix I. KCC 17.36 (2006/2007)
EXHIBITS
Exhibit A. Original Vantage Bay PUD and Preliminary Plat Site Plans
Exhibit B. Aerial and Site Images
Exhibit C. Maps – Preliminary Conceptual Site Plans
Exhibit D. Preliminary Building Plans
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1. SITE LOCATION
The site is located on the eastern border of unincorporated Kittitas County on the west
side of the Columbia River, south of Interstate 90, situated between the northeast border of
Washington State Park property known as the Ginkgo Petrified Forest and Grant County
PUD property. The project is comprised of Kittitas County Parcel Nos. 17-23-30010-0001, -
0003, -0006.
2. ADMINISTRATIVE MODIFICATION
The Vantage Bay Rezone and Preliminary Plat was approved on December 5th, 2006
through authorizing ordinance number 2006-60 (Appendix A). The rezone changed the
Vantage Bay project location zoning designation from Forest and Range-20 to Planned
Unit Development (PUD). The original PUD and preliminary plat proposed two phases of
development with phase one including a total of 315 lots and tracts (310 lots for single-
family residential uses) on approximately 58.2 acres, and phase two including 17.4 acres
reserved for future development.
On behalf of BCSBCN, INC, ESM Consulting Engineers, LLC is submitting this Final
Development Plan (FDP) along with minor alterations to the approved preliminary plat. The
original approved preliminary plat layout did not take into consideration the development
constraints of the existing topography and thus made development infeasible. A copy of
the originally approved preliminary subdivision is included as Exhibit A. The adjustments
have resulted in modified areas for each phase. Details regarding phasing is provided on
page 3.
The changes being proposed with the FDP are all minor in nature and are listed below in
Table 1.1.
Table 2.1
2006 Vantage Bay PUD 2017 Vantage Bay PUD
Final Development Plan
Phase 1: 58.2 Acres
Phase 2: 17.4 Acres
Phase 1: 52.98 Acres
Phase 2: 4.23 Acres
310 Single-Family Residential Lots 144 Total Dwelling Units, including:
(104 Single Family (SF) Detached Homes)
(40 SF Attached Homes/townhomes)
40-unit Boutique Hotel with Restaurant
2,100 SF Winery and Tasting Room
No Open Space Recreational Open Space including a
community club house, lawn, barn, gardens,
and a ±16-acre vineyard.
Public Roads 7,911 feet (centerline) of Private Roads
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3. ROAD VARIANCE
As shown on the Sheet GR-01 of Exhibit C, "Road A" and "Road C" include portions of the
roadway that are 10-12% grade. According to KCC 12.04.080 Table 4-4, the Maximum
Grade allowed for private roads on a project this size is 10%. The variance is requested for
the increased road grading and is attached as Appendix B, with the fees paid to Kittitas
County upon the submittal of this FDP.
4. TRANSPORTATION
A Traffic Impact Assessment (TIA) was originally conducted in 2006 for the approved PUD
and preliminary plat, depicting 310 single family lots. That report estimated the weekday
daily trips were to be 1,510, with 142 PM Peak Hour trips.
An updated TIA was prepared by TENw on September 1, 2017 for the proposed
development (Appendix C), including 104 single-family homes, 40 townhomes, a 40-unit
boutique hotel, a winery and additional community amenities. The proposed project is
estimated to generate 1,025 Weekday Daily trips and 95 PM Peak Hour trips. The
proposed development has a significantly lower traffic impact than the previously
approved development plan.
The Conceptual Site Plan (Exhibit C) proposes private roads throughout the PUD. There
are 89 proposed off-street parking spaces available throughout the site at designated
common areas. The type of material to be used for the private roads and parking spaces
is asphalt with an estimated cost of $50 per square yard.
5. UTILITIES
A Large Onsite Sewage System (LOSS) Pre-Design report was submitted to the State
Department of Health. The report and correspondence with the Office of Shellfish & Water
Protection is included as Appendix D.
Water will be provided with an onsite well. Water right documentation is provided as
Appendix E, to include: Water Budget, Water Right Report (dated 2009) and a Water Right
Extension (dated 2016).
A Class A Water System certification from the Department of Ecology is in process. PLSA is
the consultant tasked with acquiring a Group A Water System approval. Their letter is
included in Appendix F, along with a Hydrogeologic Evaluation Report (2008).
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6. STAGING PLAN
Following is a staging plan describing the sequence of construction for all the elements
on the plans:
Estimate of Phase 1 Construction Start Date June 2018
Phase 1 Construction June 2018 – June 2020
o Pre-Construction Meeting
o Establish Clearing Limits and Install Temporary Sediment
and Erosion Control Measures
o Clearing, Grubbing, Grading
o Water Reservoir Construction
o Membrane Bio-Reactor Construction (Phased Installation)
o Utility Construction
o Roadway/Parking Construction
o Signage, Lighting, Landscaping and Vineyard Installation
Lot and Building Construction June 2019 – June 2021
Final Stabilization and Finish Date June 2021
Phase 2
Estimate of Phase 2 Construction Start Date June 2019
Phase 2 Construction June 2019 – June 2021
o Pre-Construction Meeting
o Establish Clearing Limits and Install Temporary
Sediment and Erosion Control Measures
o Clearing, Grubbing, Grading
o Membrane Bio-Reactor Expansion (Phased Installation)
o Utility Extension
o Driveway/Parking Construction
o Signage, Lighting, Landscaping and Vineyards
Hotel and Winery Construction June 2020 – June 2022
Final Stabilization and Finish Date June 2022
Please note that subdivision lot sales may precede other elements of the development
upon final plat approval (KCC 17.36.040(1)).
7. SEPA MDNS CONDITIONS
Kittitas County issued conditions of approval with the SEPA Mitigated Determination of
Nonsignificance that were attached to the approved ordinance adopting the Preliminary
Plat and Planned Unit Development (Ord. 2006-060). Table 3.1 is provided to verify that the
alterations included with this FDP do not increase any environmental impacts taken into
consideration by the original SEPA threshold determination.
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SEPA MDNS CONDITIONS
TABLE 7.1
Mitigated Determination of Non-Significance Status Notes
I. Transportation
A. The applicant shall adhere to all applicable
regulations as set forth in the current Kittitas
County Road Standards.
Compliant The project is including a
proposed modification to
the adopted road standards
as allowed under KCC
12.04.080. A Road Variance
application was submitted
to Kittitas County for
proposed grading higher
than typically allowed.
B. No direct access to I-90 or within the limited
access boundaries of Huntzinger Road will be
allowed per WSDOT requirements.
Compliant Access is proposed outside
of limited access
boundaries onto Huntzinger
Road via easements
provided by Washington
State Parks.
C. The north side of Tract “F” abuts WSDOT property
on the north side. Access from the plat area to or
across said WSDOT property shall be prohibited.
Complaint No access is proposed
across WSDOT property.
D. It is the developer’s responsibility to dampen or
deflect any I-90 traffic noise for the development.
Agreed
E. Any outdoor advertising or motorist signage for
this project shall comply with state criteria. The
applicant shall contact Rick Gifford of the WSDOT
South Central Regional office at (509) 577-1985 for
requirements.
Agreed
F. Site grading shall be designed so as not to
reduce flood storage or conveyance capacity.
Agreed The proposed layout works
with the topography,
minimizing site grading
significantly.
G. Mail routes shall be approved by the postmaster.
The postmaster shall also approve the mailbox
locations. Mailbox locations shall not create sight
obstructions.
Agreed
II. Light and Glare
A. Any proposed lighting should be shaded and
directed down towards the site and away from I-
90.
Agreed
III. Water
A. Withdrawals of groundwater on the subject
property shall be subject to the rules and
regulations adopted and administrated by the
Washington State Department of Ecology.
Compliant Water rights have been
purchased and a Class A
Water System application
has been filed with the
Washington State
Department of Health and is
currently under review.
B. A minimum 80 foot buffer shall be maintained
from the wetlands. Currently, the preliminary plat
Agreed An updated Biological
Resource Review was
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depicts a buffer that is over 120 feet from the
wetlands. Proper signage shall be incorporated
and maintained on-site to encourage the
maintenance of the buffer and natural condition of
the shoreline and wetlands. The signage shall be
interpretive in matter, and explains about buffer
integrity requirements and educates about the
importance of the area for wildlife, etc. the
applicant shall work with the Department of
Ecology, and County to design and establish the
signage and a buffer restoration plan. Wetlands
locations and buffer boundaries shall be
delineated on the final Mylar. A plat note shall be
included on the final Mylar stating that “All
development will need to comply with KCC 17A:
Critical Areas.”
prepared by Environmental
Assessment Services in
August, 2017 (Appendix B).
C. All development shall comply with the Kittitas
County Shoreline Master Plan. Lots adjacent to
wetland and shoreline areas shall be large
enough to accommodate a building envelope
which will not intrude into buffer area or require a
variance for build-out. Per Kittitas County Shoreline
Master Program, all structures shall be setback a
minimum of 100 feet from the Ordinary High Water
Mark of all shorelines.
Compliant An updated Biological
Resource Review was
prepared by Environmental
Assessment Services in
August, 2017. As a part of
this update, the OHWM of
the adjacent shorelines and
wetland were verified
(Appendix B).
D. The project shall comply with all requirements of
the Department of Ecology Storm Water Manual
for Eastern Washington standards for storm water
and shall be collected, retained and disposed of
on-site.
Agreed
E. The project shall meet the requirements for a
NPDES Construction Storm Water permit.
Agreed
F. All development shall comply with Kittitas County
Flood Code Title 14.08.
Agreed
G. On-site drainage features associated with
construction shall be designed such that wetlands
are not dewatered or impacted.
Agreed
IV. Noise
A. All county noise ordinances shall apply to the
project.
Agreed
B. Construction activities shall comply with KCC 9.45
(Noise).
Agreed Construction activities will
only occur between the
hours of 6:00 a.m. and 10:00
p.m., pursuant to KCC
9.45.040(12).
V. Land Use
A. A final development plan pursuant to Kittitas
County Code 17.36.040 shall be submitted for
approval by the Board of County Commissioners.
Compliant This Final Development
Plan, dated September
22nd, 2017, has been
submitted to Kittitas County
for review and approval by
the Board of County
Commissioners.
B. All proposals of the applicant as contained in their
application that are not in conflict with these
Agreed
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mitigations shall be conditions of approval and
shall be considered as mitigations.
C. Fencing and/or signage delineating private and
public property on the easterly boundary shall be
placed in order to prevent encroachment, and
minimize ground disturbance and vegetation
between the properties.
Agreed
D. Prior to development of Phase 2, the proponent
shall submit detailed PUD development drawings
for review and approvals to Kittitas County.
Compliant This FDP includes detailed
PUD development drawings.
VI. Utilities and Services
A. A Class ‘A’ Water System and wastewater
management system shall be developed to serve
the site in conformance with local and state health
regulations.
Agreed A Class ‘A’ water system
application has been filed
with the Washington State
Department of Health (DOH)
and is currently under review
(Appendix E). A pre-design
report for the wastewater
management system has
also been submitted to the
Department of Health
(Appendix F).
B. Per the Kittitas County Shoreline Master Plan, there
shall be a minimum setback of 100 feet from the
Ordinary High Water Mark for all on-site sewage
treatment systems.
Agreed
C. The plat shall comply with International Fire Code
(IFC) and appendices.
Agreed
D. The subject property shall conform to the
minimum requirements for fire apparatus access.
Agreed
E. Water supplies and apparatus/equipment for fire
suppression shall comply with the International
Fire Code and NFPA, and shall be reviewed by
Kittitas County and local jurisdictions.
Agreed
F. The applicant shall coordinate with the local
school district to provide for a safe location and
passageway for a school bus stop. This shall be
delineated on the final Mylar.
Agreed
8. SITE CONSTRAINTS/CRITICAL AREAS
The property was originally assessed in early 2006 by Environmental Assessment Services
(EAS) and a Category III wetland was discovered off-site. At that time (2006) wetlands were
regulated by Kittitas County Critical Areas Ordinance. As part of this final development
plan, EAS has conducted a follow-up site visit and has prepared an updated report, dated
August 22, 2017. No additional wetlands or new biological resources were found to
impact the proposed development. This Biological Resources Review report, which
includes the original report and findings, is included as Appendix G of this FDP.
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A Custom Soil Resource Report provided by the United States Department of Agriculture
(USDA) is included as Appendix H.
9. MAPS
Due to existing site constraints, the project proposal has been refined in an effort to solve
the known issues related to topography and the change in economic climate. The project
proposal has also improved an economic benefit to the community that will overcome
financial implications of development. Please refer to Exhibit C for the updated Preliminary
Conceptual Site Plans.
The maps have been prepared based on the instructions provided in Kittitas County Code
17.36 (2006/2007), attached as Appendix I, from which the original Vantage Bay PUD was
approved.
10. HOME OWNERS ASSOCIATION
Upon approval of a Group A Water System and Large Onsite Sewage System from state
and local authorities, a system of bylaws and CC&Rs will be established to ensure
continued operation and maintenance of the utilities, landscaping and residential
neighborhood property.
11. STATEMENT OF INTENT
The property owner and subsequent land developer will follow the approved plans,
adopted ordinance (Appendix A), and SEPA Mitigated Conditions of Approval (table 7.1) to
ensure that this Planned Unit Development does not harm or endanger the public safety
and welfare, nor will it create an environmental impact not already assessed at the time of
preliminary plat approval.
Civil construction plans will be designed to minimize disturbed areas. For areas that are
disturbed, the developer will utilize permanent erosion control measures such as
reseeding with hydro-seed or similar land cover.
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APPENDIX A
Ordinance 2006-060
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APPENDIX B
Road Variance Application
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APPENDIX C
Updated Traffic Impact Assessment (2017)
Original Traffic Impact Assessment (2006)
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TENW
Transportation Engineering NorthWest
Transportation Planning | Design | Traffic Impact & Operations
11400 SE 8th Street, Suite 200, Bellevue, WA 98004 | Office (425) 889-6747
MEMORANDUM
DATE: September 1, 2017
TO: Dan Carlson, AICP
Kittitas County
FROM: Curtis Chin, P.E.
TENW
SUBJECT: Vantage Bay PUD – Kittitas County, Washington
Updated Traffic Impact Study
TENW Project No. 5525
This memorandum documents the traffic impacts associated with the proposed Vantage Bay PUD
development. This is an update to our previous traffic analysis dated May 11, 2006 and reflects a revised
site plan concept. This memo includes a project description, trip generation estimate, trip distribution and
assignment, turn lane assessment, and site access assessment.
Project Description
The proposed Vantage Bay PUD development is located on the east side of Huntzinger Road less than one
mile south of I-90 in Kittitas County, Washington. The revised site plan concept includes the following mix of
uses on a site that is currently vacant:
· 105 single-family homes
· 40 townhomes
· 40 room boutique hotel
· 16 acre winery
For the residential portion of the proposed development, our analysis assumes 75 percent of the units to be
used by recreational users and the remaining 25 percent of the units to be used by permanent residents
(consistent with the previous May 11, 2006 traffic analysis).
Vehicular access to/from the site is proposed via two new driveways on Huntzinger Road. The revised site
plan concept is shown in Attachment A. The anticipated year of completion is 2019.
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Vantage Bay PUD
Updated Traffic Impact Study
TENW September 1, 2017
Page 2
Project Scope
The scope of this traffic analysis is consistent with the analysis completed in the previous traffic study dated
May 11, 2006 which was based on discussions and correspondence with Kittitas County staff. Consistent
with the previous traffic study, the following tasks were completed:
· Documented trip generation
· Distributed project trips onto Huntzinger Road
· Assessed the need for turn pockets on Huntzinger Road along the project frontage
· Assessed operations of the proposed access
Trip Generation
The trip generation estimates for the proposed Vantage Bay PUD development were based on methodology
documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition for land use
code (LUC) 210 (Single-Family Detached Housing), LUC 230 (Residential Condominium/Townhouse), LUC
260 (Recreational Homes), and LUC 330 (Resort Hotel).
The trip generation estimates for the proposed winery use was based on an activities based approach and
information provided by the applicant, which included the number of employees and anticipated arrival and
departure times as well as anticipated customer and delivery activities.
Project trips were estimated for both a typical weekday and a Saturday.
Table 1
Trip Generation Summary
Trips Generated
Time Period In Out Total
Weekday Daily 512 513 1,025
Weekday AM Peak Hour 37 40 77
Weekday PM Peak Hour 48 47 95
Saturday Daily 650 649 1,299
Saturday Peak Hour 114 101 215
As shown in Table 1, the greatest number of peak hour trips is estimated to occur on a Saturday. During the
peak hour on a Saturday, the Vantage Bay PUD development is estimated to generate 215 peak hour trips
(114 entering, 101 exiting). The detailed trip generation calculations are included in Attachment B.
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Vantage Bay PUD
Updated Traffic Impact Study
TENW September 1, 2017
Page 3
Project Trip Distribution
The distribution of project generated trips were based on the proposed developments location in relationship
to the I-90 on/off ramps. The proposed site is located less than one mile south of the I-90 ramps; therefore
90 percent of the project trips were assumed to/from the north on Huntzinger Road and 10 percent of the
project trips were assumed to/from the south.
Turn Lane Assessment
The need for right and left-turn lanes along the project frontage on Huntzinger Road was assessed based on
guidelines included in the Washington State Department of Transportation (WSDOT) Design Manual. Existing
2017 Average Daily Traffic (ADT) volumes on Huntzinger Road were based on a 2017 ADT count provided
by Kittitas County (444 vehicles). Based on a comparison of historic volumes on Huntzinger Road, it was
determined that the average annual growth rate on Huntzinger Road is less than one percent. Conservatively,
a one percent annual growth rate was used to estimate future 2019 ADT volumes on Huntzinger Road. As
a result, future 2019 ADT volumes on Huntzinger Road were estimated to be 453 vehicles (444 X 1.01^2).
Right-Turn Lanes on Huntzinger Road
The need for right-turn lanes on Huntzinger Road were assessed based on WSDOT Design Manual exhibit
1310-11 (see Attachment C). As shown in exhibit 1310-11, a minimum of 25 peak hour right-turns are
needed before a right-turn pocket/taper or lane would be considered. The estimated number of Saturday
peak hour northbound right-turns on Huntzinger Road entering the proposed site is 11 vehicles (10% of 114
entering trips). Assuming all right-turning vehicles enter the site using only one of the two proposed accesses
on Huntzinger Road, a right-turn pocket/taper or lane would still not be recommended based on WSDOT
standards.
Left-Turn Lanes on Huntzinger Road
The need for left-turn lanes on Huntzinger Road were assessed based on WSDOT Design Manual exhibit
1310-7a (see Attachment C). The estimated number of Saturday peak hour southbound left-turns on
Huntzinger Road entering the site is 103 vehicles (90% of 114 entering trips). Based on exhibit 1310-7a
and a 50 mph posted speed, 300 peak hour thru vehicles (total of both directions) would be needed on
Huntzinger Road before a left-turn lane would be needed for capacity (300 thru vehicles equates to a total
design hour volume (DHV) of 414 vehicles: 300 background thru trips + 103 project generated southbound
lefts + 11 project generated northbound rights).
Based on the estimated 2019 ADT of 453 vehicles on Huntzinger Road, it is unlikely that approximately 300
thru trips (2/3 of the ADT) would occur during the peak hour of the proposed development. Therefore, a left-
turn lane on Huntzinger Road would not be recommended based on WSDOT guidelines.
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Vantage Bay PUD
Updated Traffic Impact Study
TENW September 1, 2017
Page 4
Operations of Proposed Access
The operations of the proposed access on Huntzinger Road including level of service (LOS) and queuing are
not expected to be an issue. This assessment is based on the 2019 projected ADT of 453 vehicles on
Huntzinger Road. Using a K factor (proportion of daily traffic occurring in the analysis hour) of 0.10, the
estimated peak hour volume on Huntzinger Road would be approximately 45 vehicles. With a peak hour
volume of 45 vehicles on Huntzinger Road, we would not expect LOS or queuing to be an issue with the
additional traffic from the proposed Vantage Bay PUD development.
Summary/Conclusion
Based on the analysis included in the memorandum, the greatest number of peak hour trips is estimated to
occur on a Saturday. During the peak hour of the generator on a Saturday, the Vantage Bay PUD
development is estimated to generate 215 peak hour trips (114 entering, 101 exiting). Based on guidelines
included in the WSDOT Design Manual, turn lanes would not be recommended on Huntzinger Road along
the project frontage. The operations of the proposed access on Huntzinger Road including LOS and queuing
are not expected to be an issue.
If you have any questions with the information presented in this memo, please feel free to contact me at (425)
250-5003 or chin@tenw.com.
cc: Matt Reider – ESM Consulting Engineers, LLC
Jeff Haynie, P.E. – Principal, TENW
Attachments
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Vantage Bay PUD
Updated Traffic Impact Study
ATTACHMENT A
Revised Site Plan Concept
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Vantage Bay PUD
Updated Traffic Impact Study
ATTACHMENT B
Trip Generation Calculations
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Land Use Size Units 1 ITE LUC 2 Trip Rate 2 Enter Exit Enter Exit Total
WEEKDAY DAILY
Single-Family Detached Housing 26 DU 210 equation 50%50%152 152 304
Townhouse 10 DU 230 equation 50%50%43 44 87
Recreational Homes 109 DU 260 3.16 50%50%172 172 344
Resort Hotel 40
Occ.
Rooms 330 6.24 50%50%125 125 250
Winery 16 Acres 20 20 40
Net Weekday Daily Trips =512 513 1,025
WEEKDAY AM PEAK HOUR
Single-Family Detached Housing 26 DU 210 equation 25%75%7 21 28
Townhouse 10 DU 230 equation 17%83%1 7 8
Recreational Homes 109 DU 260 0.16 67%33%11 6 17
Resort Hotel 40
Occ.
Rooms 330 0.37 72%28%11 4 15
Winery 16 Acres 7 2 9
Net Weekday AM Peak Hour Trips =37 40 77
WEEKDAY PM PEAK HOUR
Single-Family Detached Housing 26 DU 210 equation 63%37%20 11 31
Townhouse 10 DU 230 equation 67%33%6 3 9
Recreational Homes 109 DU 260 0.26 41%59%11 17 28
Resort Hotel 40
Occ.
Rooms 330 0.49 43%57%9 11 20
Winery 16 Acres 2 5 7
Net Weekday PM Peak Hour Trips =48 47 95
SATURDAY DAILY
Single-Family Detached Housing 26 DU 210 equation 50%50%145 145 290
Townhouse 10 DU 230 5.67 50%50%28 29 57
Recreational Homes 109 DU 260 3.07 50%50%168 167 335
Resort Hotel 40
Occ.
Rooms 330 13.43 50%50%269 268 537
Winery 16 Acres 40 40 80
Net Saturday Daily Trips =650 649 1,299
SATURDAY PEAK HOUR
Single-Family Detached Housing 26 DU 210 equation 54%46%17 15 32
Townhouse 10 DU 230 equation 54%46%25 21 46
Recreational Homes 109 DU 260 equation 48%52%32 35 67
Resort Hotel 40
Occ.
Rooms 330 1.23 50%50%25 24 49
Winery 16 Acres 15 6 21
Net Saturday Peak Hour Trips =114 101 215
2 Land Use Code, trip rates, and directional splits from ITE 9th Edition Trip Generation Manual, updated 2012.
Vantage Bay PUD
Trip Generation Estimate
Directional Split 2 Vehicle Trip Generation
1 DU = Dwelling Units.
activities based
activities based
activities based
activities based
activities based
8/30/2017
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Vantage Bay PUD
Updated Traffic Impact Study
ATTACHMENT C
WSDOT Turn Lane Guidelines
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Vantage Bay
Volumes Used in Left-Turn Storage Assessment
TENW Project #5525
Total DHV
Background
Thru Volume
Left-Turn
Volume
Right-Turn
Volume
LT % of
Total DHV
214 100 103 11 48%
264 150 103 11 39%
314 200 103 11 33%
364 250 103 11 28%
414 300 103 11 25%
464 350 103 11 22%
514 400 103 11 20%
564 450 103 11 18%
614 500 103 11 17%
664 550 103 11 16%
714 600 103 11 14%
764 650 103 11 13%
814 700 103 11 13%
864 750 103 11 12%
914 800 103 11 11%
DHV = Design Hourly Volume
2017 ADT on Huntzinger Road =444 Per Kittitas County
Estimated 2019 ADT on Huntzinger Road =453 Based on 1% annual growth rate
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1310.03(2) Left-Turn Lanes and Turn Radii
Left-turn lanes provide storage, separate from the through lanes, for left-turning vehicles
waiting for a signal to change or for a gap in opposing traffic. (See 1310.03(4) for a discussion on
speed change lanes.)
Design left-turn channelization to provide sufficient operational flexibility to function under
peak loads and adverse conditions.
1310.03(2)(a) One-Way Left-Turn Lanes
One-way left-turn lanes are separate storage lanes for vehicles turning left from one roadway
onto another. One-way left-turn lanes may be an economical way to lessen delays and crash
potential involving left-turning vehicles. In addition, they can allow deceleration clear of the
through traffic lanes. Provide a minimum storage length of 100 feet for one-way left-turn lanes.
When evaluating left-turn lanes, include impacts to all intersection movements and users.
At signalized intersections, use a traffic signal analysis to determine whether a left-turn lane is
needed and the storage length. If the length determined is less than the 100-foot minimum,
make it 100 feet (see Chapter 1330).
At unsignalized intersections, use the following as a guide to determine whether or not to
provide one-way left-turn lanes:
• A traffic analysis indicates congestion reduction with a left-turn lane. On two-lane
highways, use Exhibit 1310-7a, based on total traffic volume (DHV) for both
directions and percent left- turn traffic, to determine whether further investigation
is needed. On four-lane highways, use Exhibit 1310-7b to determine whether a left-
turn lane is recommended.
• A study indicates crash reduction with a left-turn lane.
• Restrictive geometrics require left-turning vehicles to slow greatly below the speed
of the through traffic.
• There is less than decision sight distance for traffic approaching a vehicle stopped at
the intersection to make a left turn.
A traffic analysis based on the Highway Capacity Manual (HCM) may also be used to determine
whether left-turn lanes are needed to maintain the desired level of service.
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Exhibit 1310-7a Left-Turn Storage Guidelines: Two-Lane, Unsignalized
40 mp
h
**
50 mph*
*
60 mph**
% Total DHV Turning Left (single turning movement)Total DHV*1,000
900
800
700
600
500
400
300
0 5 10 15 20 25
Below curve, storage not needed for capacity.
Above curve, further analysis recommended.
KEY:
1
2
1
2
1
2
1
21,100
* DHV is total volume from both directions
**Speeds are posted speeds
Index #5
1310.03(3) Right-Turn Lanes
Right-turn movements influence intersection capacity even though there is no conflict between
right-turning vehicles and opposing traffic. Right-turn lanes might be needed to maintain
efficient intersection operation. Use the following to determine when to consider right-turn
lanes at unsignalized intersections:
• For two-lane roadways and for multilane roadways with a posted speed of 45 mph or
above, when recommended by Exhibit 1310-11.
• A crash study indicates an overall crash reduction with a right-turn lane.
• The presence of pedestrians requires right-turning vehicles to stop.
• Restrictive geometrics require right-turning vehicles to slow greatly below the speed
of the through traffic.
• There is less than decision sight distance for traffic approaching the intersection.
• For unsignalized intersections, see 1310.03(4) for guidance on right-turn lane lengths.
For signalized intersections, use a traffic signal analysis to determine whether a right-
turn lane is needed and what the length is (see Chapter 1330).
• A capacity analysis may be used to determine whether right-turn lanes are needed to
maintain the desired level of service.
• Where adequate right of way exists, providing right-turn lanes is relatively
inexpensive and can provide increased operational efficiency.
• The right-turn pocket or the right-turn taper (see Exhibit 1310-12) may be used at
any minor intersection where a right-turn lane is not provided. These designs reduce
interference and delay to the through movement by offering an earlier exit to right-
turning vehicles.
• If the right-turn pocket is used, Exhibit 1310-12 shows taper lengths for various
posted speeds.
Index #5
Exhibit 1310-11 Right-Turn Lane Guidelines
100
700
Peak Hour Approach Volume (DDHV) [1]Peak Hour Right-Turn Volume [2]80
60
40
20
0
0 100 200 300 400 500 600
Radius only [3]
Consider right-turn
pocket or taper [4]
Consider right-turn lane [5]
Notes:
[1] For two-lane highways, use the peak hour DDHV (through + right-turn).
For multilane, high-speed highways (posted speed 45 mph or above), use the right-lane peak
hour approach volume (through + right-turn).
[2] When all three of the following conditions are met, reduce the right-turn DDHV by 20:
• The posted speed is 45 mph or below
• The right-turn volume is greater than 40 VPH
• The peak hour approach volume (DDHV) is less than 300 VPH
[3] For right-turn corner design, see Exhibit 1310-6.
[4] For right-turn pocket or taper design, see Exhibit 1310-12.
[5] For right-turn lane design, see Exhibit 1310-13.
Index #5
Transportation Engineering NorthWest Memorandum
Transportation Engineering/Operations ♦ Impact Studies ♦ Design Services ♦ Transportation Planning/Forecasting
816 6th Street South ♦ Kirkland, WA. 98033 ♦ Office (206) 361-7333 ♦ Fax (425) 889-TENW (8369)
DATE: May 11, 2006
TO: Ryan Roberts
Kittitas County
FROM: Curtis Chin P.E
Transportation Engineering NorthWest
RE: Vantage Point – Kittitas County, Washington
Limited Scope Traffic Study
TENW Project No. 4056
This memorandum documents the traffic impacts associated with the proposed Vantage
Point development. As we understand, the proposed Vantage Point development is
located on the east side of Huntzinger Road within one mile south of I-90 in Kittitas
County, Washington.
The scope of the traffic analysis included in this memorandum was based on
discussions and correspondence with Kittitas County staff. Based on these discussions,
the following tasks were completed:
• Documented trip generation
• Distributed project trips onto Huntzinger Road
• Assessed the need for turn pockets on Huntzinger Road along the project
frontage
• Assessed operations of the proposed access
Project Description
For our analysis, the Vantage Point development is proposed to include 300 lots with 75
percent of the lots to be used by recreational users and the remaining 25 percent of the
lots to be used by permanent residents. The percentage of recreational users and
permanent residents should be considered conservative since data provided by the
developer states similar developments (i.e. Sunland Estates) include 90 percent
recreational users and 10 percent permanent residents. Vehicular access to/from the
site is proposed via two new access points on Huntzinger Road.
Project Trip Generation
The trip generation estimate for the proposed development, as summarized in table 1, is
based on methodology documented in the Institute of Transportation Engineers (ITE)
Trip Generation Manual, 7th edition. Project trips were estimated for both a typical
weekday and Saturday.
Index #5
Transportation Engineering NorthWest May 11, 2006
Page 2 of 3
Transportation Engineering/Operations ♦ Impact Studies ♦ Design Services ♦ Transportation Planning/Forecasting
816 6th Street South ♦ Kirkland, WA. 98033 ♦ Office (206) 361-7333 ♦ Fax (425) 889-TENW (8369)
Table 1
Vantage Point – Trip Generation Summary
Vehicle Trips1
Time Period Entering Exiting Total
Weekday
Daily 755 755 1,510
AM Peak Hour 39 59 98
PM Peak Hour 76 66 142
Saturday
Daily 745 745 1,490
Peak Hour of the Generator 88 85 173
1. Based on methodology documented in the Institute of Transportation Engineers (ITE) Trip
Generation Manual, 7th edition.
As shown in table 1, the greatest number of peak hour trips is estimated to occur on a
Saturday. During the peak hour of the generator on a Saturday, the Vantage Point
development is estimated to generate 173 peak hour trips (88 entering, 85 exiting). The
detailed trip generation calculations are included in Appendix A.
Project Trip Distribution
The distribution of project generated trips was based on the proposed developments
location in relationship to the I-90 on/off ramps. The proposed site is located within one
mile south of the I-90 ramps; therefore 90 percent of the project trips were assumed
to/from the north and 10 percent of the project trips were assumed to/from the south.
Turn Lane Assessment
The need for right and left-turn lanes along the project frontage on Huntzinger Road was
assessed based on guidelines included in the Washington State Department of
Transportation (WSDOT) Design Manual. Per your direction, future 2012 Average Daily
Traffic (ADT) volumes on Huntzinger Road were estimated based on a 2004 ADT count
provided by the Kittitas County (425 vehicles) with a 3 percent annual growth factor
applied. As a result, the 2012 ADT on Huntzinger Road was estimated to be 538
vehicles (425 X 1.03^8).
Right-Turn Lanes on Huntzinger Road
The need for right-turn lanes on Huntzinger Road were assessed based on WSDOT
Design Manual figure 910-11 (see Appendix B). As shown on figure 910-11, a
minimum of 20 peak hour right-turns are needed before a right-turn pocket/taper or lane
would be considered. The estimated number of Saturday peak hour northbound right-
turns on Huntzinger Road entering the proposed site is 9 vehicles (10% of 88 entering
trips). Assuming all right-turning vehicles enter the site using only one of the two
Index #5
Transportation Engineering NorthWest May 11, 2006
Page 3 of 3
Transportation Engineering/Operations ♦ Impact Studies ♦ Design Services ♦ Transportation Planning/Forecasting
816 6th Street South ♦ Kirkland, WA. 98033 ♦ Office (206) 361-7333 ♦ Fax (425) 889-TENW (8369)
proposed accesses on Huntzinger Road, a right-turn pocket/taper/ or lane would still not
be recommended based on WSDOT standards.
Left-Turn Lanes on Huntzinger Road
The need for left-turn lanes on Huntzinger Road were assessed based on WSDOT
Design Manual figure 910-8a (see Appendix B). The estimated number of Saturday
peak hour southbound left-turns on Huntzinger Road entering the site is 79 vehicles
(90% of 88 entering trips). Based on figure 910-8a and a 50 mph posted speed, a
minimum of 350 peak hour thru vehicles (total of both directions) would be needed on
Huntzinger Road before a left-turn lane would be needed for capacity (350 thru vehicles
equates to a total design hour volume (DHV) of 438 vehicles: 350 thru + 79 southbound
lefts+ 9 northbound rights). Based on the estimated 2012 ADT on Huntzinger Road of
538 vehicles, it is unlikely that approximately 2/3 of the ADT would occur during the peak
hour of the proposed development. Therefore, a left-turn lane on Huntzinger Road
would not be recommended based on WSDOT guidelines.
Operations of Proposed Access
The operations of the proposed access on Huntzinger Road including level of service
(LOS) and queuing are not expected to be an issue. This assessment is based on the
2012 projected ADT of 538 vehicles on Huntzinger Road. Using a K factor (proportion of
daily traffic occurring in the analysis hour) of 0.10, the estimated peak hour volume on
Huntzinger Road would be approximately 50 vehicles. With a peak hour volume of 50
vehicles on Huntzinger Road, we would not expect LOS or queuing to be an issue with
the additional traffic from the proposed Vantage Point development.
Summary/Conclusion
Based on the analysis included in this memorandum, the greatest number of peak hour
trips is estimated to occur on a Saturday. During the peak hour of the generator on a
Saturday, the Vantage Point development is estimated to generate 173 peak hour trips
(88 entering, 85 exiting). Based on guidelines included in the WSDOT Design Manual,
turn lanes would not be recommended on Huntzinger Road along the project frontage.
The operations of the proposed access on Huntzinger Road including LOS and queuing
are not expected to be an issue.
If you have any questions regarding the information presented in this memorandum,
please contact me at 206-714-7421.
cc: Skip Coddington
Todd Lolkus, PLS, Todd Lolkus Land Surveying
Jeff Haynie, P.E., Principal - TENW
Index #5
Transportation Engineering/Operations ♦ Impact Studies ♦ Design Services ♦ Transportation Planning/Forecasting
816 6th Street South ♦ Kirkland, WA. 98033 ♦ Office (206) 361-7333 ♦ Fax (425) 889-TENW (8369)
APPENDIX A
Trip Generation Worksheet
Index #5
Vantage Point
Trip Generation Estimate
TENW Project No. 4056
WEEKDAY
ITE
Land Use LUC 2 In Out Trip Rate In Out Total
Daily
Single Family 75 DU 210 50% 50% Based on Eq. 400 400 800
Recreation Homes 225 DU 260 50% 50% 3.16 355 355 710
755 755 1,510
AM PEAK HOUR
Single Family 75 DU 210 25% 75% Based on Eq. 15 47 62
Recreation Homes 225 DU 260 67% 33% 0.16 24 12 36
39 59 98
PM PEAK HOUR
Single Family 75 DU 210 63% 37% Based on Eq. 52 31 83
Recreation Homes 225 DU 260 41% 59% 0.26 24 35 59
76 66 142
SATURDAY
ITE
Land Use LUC 2 In Out Trip Rate In Out Total
Daily
Single Family 75 DU 210 50% 50% Based on Eq. 400 400 800
Recreation Homes 225 DU 260 50% 50% 3.07 345 345 690
745 745 1,490
Peak Hour of Generator
Single Family 75 DU 210 54% 46% Based on Eq. 42 36 78
Recreation Homes 225 DU 260 48% 52% Based on Eq. 46 49 95
88 85 173
Notes:
1 DU = Dwelling Units.
2 Institute of Transportation Engineers, Trip Generation Manual 7th edition, Land Use Codes.
Units1
Directional Distribution Trips Generated
Units1
Vantage Point - 300 Lots
(75% Recreation, 25% Permanent Residents)
Trips GeneratedDirectional Distribution
Trip Generation Summary
5/10/2006 Vantage Point - TGEN Index #5
Transportation Engineering/Operations ♦ Impact Studies ♦ Design Services ♦ Transportation Planning/Forecasting
816 6th Street South ♦ Kirkland, WA. 98033 ♦ Office (206) 361-7333 ♦ Fax (425) 889-TENW (8369)
APPENDIX B
Washington State Department of Transportation
(WSDOT) Design Manual Figures
Index #5
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Index #5
Vantage Point
Volumes Used in Left-Turn Storage Assessment
TENW Project No. 4056
Total
DHV
Background
Thru Volume
Left Turn
Volume
Right Turn
Volume
% Lt of
Total DHV
188 100 79 9 42%
238 150 79 9 33%
288 200 79 9 27%
338 250 79 9 23%
388 300 79 9 20%
438 350 79 9 18%
488 400 79 9 16%
538 450 79 9 15%
588 500 79 9 13%
638 550 79 9 12%
688 600 79 9 11%
738 650 79 9 11%
788 700 79 9 10%
838 750 79 9 9%
888 800 79 9 9%
DHV = Design Hourly Volume
2004 ADT on Huntzinger = 425 Per Kitittas County
Estimated 2012 ADT on Huntzinger = 538 Based on 3% annual growth rate
Index #5
APPENDIX D
Large On Site Sewage (LOSS) Pre-Design Report
LOSS Correspondence with the
Office of Shellfish & Water Protection, Washington Department of Health
Index #6
Civil Engineering Land Surveying Project Management Public Works Land Planning Landscape Architecture
Phone 253.838.6113 800.345-5694 Fax 253.838.7104
M E M O R A N D U M
TO: DEPARTMENT OF HEALTH SHELLFISH AND WATER PROTECTION
LOSS PROGRAM
FROM: LAURA BARTENHAGEN, PE, ESM CONSULTING ENGINEERS, LLC
SUBJECT: VANTAGE BAY PUD – LOSS PREDESIGN REPORT
JOB NO: 1396-001-014
DATE: AUGUST 1, 2017
The purpose of this memorandum is to provide Department of Health (DOH) with an
LOSS Predesign Report for a Membrane Bio-Reactor (MBR) packaged treatment plant
for the Vantage Bay Planned Unit Development (PUD). The LOSS project Submittal
Form (DOH 337-055) and associated base fee have been submitted under separate
cover.
The proposed Vantage Bay PUD is located on the Eastside of Washington State, in
Vantage, on the east side of Huntzinger Road, south of I-90 and consists of 145 single
family residential lots, club house with pool, community barn, winery and 40-unit
condominium or boutique hotel on 58.2 acres.
Contact Information
Owner:
Name: William Cowin, BCSCBN, LLC
Mailing Address: 21828 87th Avenue SE, Ste. 200
City/State/ZIP: Woodinville, WA 98072
Daytime Phone: (206) 786-0924
Email Address: billc@ketchikandrywall.com
Civil Engineer/Planner:
Name: Laura Bartenhagen, PE, ESM Consulting Engineers, LLC
Mailing Address: 33400 8th Avenue South, Ste. 205
City/State/ZIP: Federal Way, WA 98003
Daytime Phone: (253) 838-6113
Email Address: laura.bartenhagen@esmcivil.com
Index #6
Civil Engineering Land Surveying Project Management Public Works Land Planning Landscape Architecture
Phone 253.838.6113 800.345-5694 Fax 253.838.7104
MBR Design Engineer:
To Be Determined: 2 Options
Option 1:
Name: James Hotchkies, Enereau Systems Group Inc.
Daytime Phone: (289) 321-0451
Email Address: james.hotchkies@enereau.com
Option 2:
Name: Chris Porter, Whitney Equipment Company Inc. (WECI) partnered with AWC
Water Solutions Ltd
Mailing Address: 21222 30th Dr. SE, Ste 110
City/State/ZIP: Bothell, WA 98021
Daytime Phone: (206) 947-7087
Email Address: cporter@weci.com
Site location information
Site Address: Huntzinger Rd, Vantage WA 98950
Legal Description: A Portion of the East 1/2 of Section 30, Township 17 N, Range 26 E,
W.M., Kittitas County, Washington
County: Kittitas
Vicinity and site maps
See attached map.
Narrative
The Vantage Bay PUD originally was approved for 315-lot subdivision on 75.6 acres of
sloping land, of the 315 lots, 310 were approved for single-family residences with 5
additional lots for amenities and infrastructure. However, this preliminary plat design did
not respect the existing topography, nor did it provide a variety of product types or
amenities that would be expected in a river-front resort community. Kittitas County
approved the minor alteration to decrease the acreage to 58.2 and the number of lots to
145. Of these 145 lots, no more than 40 are proposed to be single-family, attached
townhomes and the remaining 105 are proposed to vary in width and size. The
development is proposing amenities that include a private clubhouse, a community
garden and a barn to serve the residents. We are also proposing the addition of a
private winery with approximately 16 acres of vineyards, located in the southern portion
of the property.
Kittitas County code 17.36.040 final development plan requires certification from state
and local health authorities that water and sewer systems are available to accommodate
the development. As a condition of approval, a sewage disposal system will need to
serve the development. This project will use an on-site MBR packaged treatment plant.
MBRs share many of the same processes as traditional Activated Sludge Treatment
(AST) including: equalization, anoxic, and aerobic processes. However, instead of a
settler, there will be a membrane that filters the water before going through the UV
disinfection. This process uses much less space than an AST, and can be easily
enclosed in a building, which are the main reasons we picked an MBR. An alternative
was to install a lift station and force main to pump the effluent across I-90 to the existing
Index #6
Civil Engineering Land Surveying Project Management Public Works Land Planning Landscape Architecture
Phone 253.838.6113 800.345-5694 Fax 253.838.7104
Vantage Sewer Treatment facility, owned and operated by Kittitas County Water District
#6 (KCWD#6). Ultimately, this option was too expensive, because the facility would
have had to been upgraded at the developer’s expense in order to handle the increased
flows.
A well nearby will supply Vantage Bay with approximately 370,000 gallons of water per
day, the remaining water could be allocated towards the development and maintenance
of communal outdoor use (e.g. community garden and public landscaping), and a 16-
acre vineyard. Underground utilities have not been established at this site yet. Phased
development and time frames will be determined with the design. See attached
documents for SEPA Checklist.
The packaged MBR will be engineered to meet Vantage Bay PUD wastewater demand
estimated at 75,000 gallons per day. The MBR will be housed in a barn, occupying less
than 0.25 acres, located at the lowest elevation on site, ensuring that the wastewater will
gravity flow. The homeowners association will own, operate, and maintain the MBR.
Ownership and management requirements will be determined with the design.
We have narrowed down the MBR designs to two options: Enereau Systems Group Inc.
and WECI partnered with AWC Water Solutions Ltd (see attached documents, includes
expected wastewater strength). Both MBRs appear similar in layout, cost, operation,
and effluent quality. As part of the design moving forward, one of these two companies
will be hired to engineer, construct, transport, and install the packaged MBR on-site and
provide operation and maintenance training to Vantage Bay wastewater employees.
Physical description of the site
A Pedestrian and Subsurface Archaeological Survey was conducted by Northwest
Geocultural Consulting (NGC) in 2006. The survey found in general, the ground surface
conditions throughout the 58.2 acre project area were variable. Irrigation systems,
roads, fencing, and both standing and removed structure locations occupy the majority
of the project area. At the southern end of the property, a gravel quarry occupies about
four acres of space. East of the site, bordering Wanapum reservoir, a rocky slope
separates an upper and lower terrace. At the time of the survey, the ground surface was
obscured by a low growth introduced species. Approximately seventy percent of the
project area is devoid of native vegetation, except for 20 acres in the southern portion of
the site.
NGC identified four precontact isolates in their pedestrian survey; however, two of the
archaeological resources do not warrant further investigation or conservation and the
remaining two are not susceptible to adverse effects from the present project. All road-
related construction activities proposed in the project area are to be monitored by a
trained archeologist under the supervision of a professional archaeologist.
Environmental Assessment Services (EAS) prepared a biological resource review report
in 2006, which concluded that no significant natural features were reported within the
footprint of the development. There were however, three significant natural features
adjacent to the proposed footprint: an active bald eagle nest to the east, a small
inlet/backwater slough to the south, and a national wetlands area located east of the
slough.
The primary and reserve drainfield locations as well as the minimum land area and
horizontal set-backs will be determined with the design.
Index #6
Index #6
Index #6
NO.DESCRIPTION/DATE BY
REVISIONS
DWG. NAME:
DESIGNED BY:
DRAWN BY:
CHECKED BY:
DATE:
OF SHEETS
JOB NO.:
PRINT:
DATE OF
\\\\esm8\\engr\\ESM-JOBS\\1396\\001\\014\\plots\\GR-02.dwg8/1/2017 10:37 AMPlotted:File:Plotted By: Tony AblemanEVERETTFEDERAL WAYΒ Ν Μ Ρ Τ Κ Σ Η Μ Φ ∆ Μ Φ Η Μ ∆ ∆ Θ ΡΚ Κ ΒCivil EngineeringProject ManagementLand SurveyingLandscape ArchitectureLand Planningwww.esmcivil.com(253) 838-6113(425) 297-9900Public WorksΕδχδθκ ςξ+ ς≅ 87//2223// 7σγ ≅υδ Ρ+ Ρτησδ 1/4≅ ΟΝΘΣΗΝΜ ΝΕ ΣΓ∆ ∆≅ΡΣ 0.1 ΝΕ Ρ∆ΒΣΗΝΜ 2/+ ΣΝςΜΡΓΗΟ 06 Μ−+ Θ≅ΜΦ∆ 15 ∆−+ ς−Λ−ΑΒΡΒΑΜ+ ΗΜΒ−Υ≅ΜΣ≅Φ∆ Α≅Ξ ΟΤΧCONCEPTUAL SITE PLANWASHINGTONKITTITAS COUNTY1396/001/014
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TODD LOLKUS LAND SURVEYING, LLC
NO LONGER IN BUSINESS
BOUNDARY AND TOPOGRAPHIC SURVEY
DATED MARCH 31, 2006
1. TAX PARCEL NOS.: 17-23-30000-0001, 17-23-30000-0003 AND
17-23-30010-0006
2. SITE AREA: 75.6 ACRES TOTAL
PHASE 1 - 58.2 ACRES
PHASE 2 - 17.4 ACRES
3. ZONING: PLANNED UNIT DEVELOPMENT (PUD)
4. LAND USE APPROVALS:
KITTITAS COUNTY: ORDINANCE NO. 2006-60
PUD / REZONE: FILE NO. Z-06-25
PRELIMINARY PLAT: FILE NO. P-06-26
SEPA MDNS: APPROVED AUG. 29. 2006
5. APPROVED DENSITY: 310 SINGLE-FAMILY RESIDENTIAL UNITS (±50'x90' TYP)
6. PROPOSED DENSITY: UP TO 310 SINGLE-FAMILY RESIDENTIAL UNITS
(MIXED SIZES, INCLUDING ATTACHED TOWNHOMES)
ESM CONSULTING ENGINEERS, LLC
33400 8TH AVE S, #205
FEDERAL WAY, WA 98003
253-838-6113
CONTACT: ERIC LaBRIE
%%UOWNER/DEVELOPER
BCSCBN, INC. dba VANTAGE BAY
21828 87TH AVE SE, #200
WOODINVILLE, WA 98072
425-488-7625
CONTACT: BILL COWAN
TRANSPORTATION ENGINEERING NORTHWEST
816 6TH STREET S
KIRKLAND, WA 98033
206-361-7333
CONTACT: JEFF HAYNIE
NORTHWEST GEOCULTURAL CONSULTING
804 NORTH B STREET
ELLENSBURG, WA98926
509-925-5379
TUCKER ORVALD
ENVIRONMENTAL ASSESSMENT SERVICES
PO BOX 265
RICHLAND, WA 99352
509-375-1481
CONTACT BRETT TILLER
%%UHYDROGEOLOGIST
RH2 ENGINEERS
300 SIMON STREET SE, SUITE 5
EAST WENATCHEE, WA 98802
509-886-2900
CONTACT: STEVE NELSON
%%UWASTEWATER ENGINEER
PACE ENGINEERS, INC.
104 EAST 9TH STREET
WENATCHEE, WA 98801
509-662-1762
CONTACT ROBIN NELSON
90
VICINITY MAPCOLUMBIA RIVER
26
HUNTZINGER RDVANTAGE HWY
EXIT 136
NOT TO
SCALE
SEE ABOVE FOR CONTINUATIONSEE BELOW FOR CONTINUATIONIndex #6
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#104-19074 22th Avenue
Surrey, British Columbia
Canada, V3Z 3S6
T 604.638.0760
F 604.638.0795
www.awcwater.com
BUDGET QUOTATION
DATE:TIME: 9:12 AM
TO: PHONE: 206.947.6397
FAX:
COPIES: FAX:
FROM:
y Ma 11, 2017
LAURA BARTENHAGEN
Mike Morris, Joseph Ma, P.Eng.
James Yap, P.Eng PHONE: (604)638.0760
CELL: (778)386.9029
Our Ref: 10467‐O
RE: MBR for Vantage Washington Development
Thank you for your interest in our Membrane Bioreactor (MBR) system. Enclosed you will find a
preliminary cost, Preliminary Basis of Design, Preliminary Scope of Supply, and Preliminary Layout for a
80,000 GPD (300 m3/day) system.
The AWC MBR system, utilizing Toray submerged membrane units, was designed to be, from its earliest
inception, the simplest, easiest‐to‐operate, and most operator‐ friendly membrane technology available.
The benefits that the AWC MBR system offers include:
Simple, compact, reliable, consistent operation with minimum maintenance.
Minimum field work is required for installation.
In‐situ maintenance cleaning eliminates the need for “dip tanks”, excessive off‐line time for recovery
cleaning, backwashing, and complex cleaning equipment.
The AWC MBR has certain unique qualities that are not offered by other MBR systems, including:
Excellent structural design of the membrane that ensures long‐life resulting in only one replacement
membranes in ten years.
Incorporation of a biofilm on the surface of the flat‐plate membrane to maximize the treatment
capability.
Low trans‐membrane pressure allowing for either pumped or gravity flow through the membrane.
The estimated cost of the attached preliminary Scope of Supply for a 80,000 GPD system is approximately
$968,000.00. Applicable taxes are extra.
We trust this meets your need for the treatment requirements. Should you require more information,
please feel free to contact us.
Yours truly,
James Yap, P.Eng.
Index #6
Scope of Supply
Project: Vantage Washington WWTP 11-05-17
Plant:MBR 300-2
Quote: 10467-O
Flow
Design flow 303 m3/d 80,000 GPD
Max Daily Capacity (< 24 Hours)393 m3/d 104,000 GPD
Hourly Peak Flow (By EQ Tank)37.8 m3/hr 9,980 GPH
Parameters used for the design Influent Effluent
cBOD5 250 mg/L < 10 mg/L
TSS 250 mg/L < 10 mg/L
TKN 50 mg/L --
Wastewater Temperature 12 °C --
pH 6.5-8.5 --
Items included in the Package:
Headworks
Two (2) Fine screen
Drycake, DSS-T 200, 3 mm perforation, 3/4 HP
Discharge chute w/ endless bagger
Equalization Zone
One (1) EQ Tank, constructed of marine grade Aluminum alloy 5086 with internal coating
Dimensions of Tank: 28 ft (L) x 12 ft (W) x 11.5 ft (H)
One (1) Level sensor, submersible
Two (2) Backup level switches
Two (2) EQ pump w/ check valves, and isolation vavles
Submersible, Barnes or equal
Six (6) Coarse bubble diffusers, EDI
Anoix, Aerobic & MBR Zone
Two (2) Anoxic/Aerobic /MBR tank, constructed of marine grade Al alloy 5086 with internal coating
Dimensions of Tank: 27 ft (L) x 12 ft (W) x 11.5 ft (H)
Two (2) sets Fine bubble air bubble diffusers in aerobic tank w/ isolation valves, EDI
Four (4) RAS/WAS pump w/ check valves, and isolation vavles, Barnes or equal
Four (4) Level sensor, submersible
Eight (8) Backup level switches
Two (2) DO sensor
Six (6) Toray submerged membrane modules, TMR 140-100S
Total membrane area of each module: 140 m2
Index #6
Scope of Supply
Project: Vantage Washington WWTP 11-05-17
Plant:MBR 300-2
Quote: 10467-O
Dimensions of each module: 1620 mm (L) x 810 mm (W) x 2100 mm (H)
Two (2) Mixer, submersible, ABS or equal
Permeate Collection Zone
Three (3) Permeate pump w/ check valve, isolation valves, and VFD. Goulds centrifugal pump
One (1) Permeate flow meter
Six (6) Pressure gauge
Two (2) TMP pressure transmitter
Two (2) Air release valve
Air Supply System
One (1) EQ/Sludge blower
Aersen air blower with VFD, enclosure, check valve, and isolation valve
105 cfm at 5.5 psi, GM 3S DN 50, 5HP
One (1) Control valve with modulating actuator for EQ tank
One (1) Aerobic blower
Aersen air blower with VFD, enclosure, check valve, and isolation valve
130 cfm at 5.5 psi, GM 4S DN 80, 7.5HP
One (1) MBR blower
Aersen air blower with VFD, enclosure, check valve, and isolation valve
270 cfm at 5.5 psi, GM 7L DN 80, 15HP
One (1) Common standby blower
Aersen air blower with VFD, enclosure, check valve, and isolation valve
270 cfm at 5.5 psi, GM 7L DN 80, 15HP
Six (6) Air flow meter
Two (2) Air flow sensor
CIP system
Two (2) Chemcial dosing pumps
One (1) Chemical tank w/ level switches
UV Disinfection
Five (5) UV units, closed vessel, UV Pure Hallett 30
Sludge Holding Zone
One (1) Sludge holding tank, constructed of marine grade Aluminum alloy 5086
Dimensions of Tank: 14 ft (L) x 12 ft (W) x 11.5 ft (H)
One (1) Sump tank, plastic, Barr
TM
Two (2) Sump pump, Barnes, submersible, w/ check valves, and isolation vavles
Index #6
Scope of Supply
Project: Vantage Washington WWTP 11-05-17
Plant:MBR 300-2
Quote: 10467-O
Two (2) Level sensor, submersible
Four (4) Backup level switches
Piping
Interconnection piping between tanks or equipment building not included
Process piping will be Sch 80 PVC and Air piping will be SS304 Sch 10.
Field Equipment off loading and Installation by others.
Wiring
All control valves and instruments inside tanks will be pre-wired to junction boxes.
Wiring from junction boxes to control panel will be by others.
Control Panel
One (1) AWC Water control panel
Fully automatic plant operation with manual override
Allen Bradley Compact Logix programmable logic controller
300mm Panel mount HMI screen with CE operating system with data logging feature
Nema 4/12 Enclosure, CSA approved
UPS
VFDs for blowers and pumps.
Drawings and manuals
One (1) AWC Water P&ID, Mechanical Layout and Electrical Drawings
Three (3) O&M manuals
Start up & training
One (1) 10 Day trip - System testing, and equipment certification
One (1) 5 Day trip - Sludge Seeding and Training
Warranty
12 month period commencing from date of successful performance testing
or 18 months after delivery, whichever is earlier.
Pacakge Price: USD $968,000.00 plus applicable taxes.
Freight:Freight to site included. Off loading by others.
Payment Terms (to be discussed)
Index #6
Scope of Supply
Project: Vantage Washington WWTP 11-05-17
Plant:MBR 300-2
Quote: 10467-O
10% on receipt of PO
20% on receipt of approved shop drawings and prior to fabrication
25% on receipt of major components
30% on delivery to site
5% on completion of start up and commissioning
THIS PROPOSAL DOES NOT INCLUDE:
- Receiving, off-loading and suitable storage of material
- Concrete tankage
- Field erection, labour and supervision
- Piping connections, influent and effluent piping, yard piping,
- Field electrical wiring and conduit
- Field paint or painting labour
- Onsite cleaning and washing of tank
- Field electrical wiring is by others
- Waste water sludge for sludge seeding
- AWC Water will not be providing any material or services not quoted in our sections.
Index #6
Vantage Washington MBR WWTP
Ref No.:10467-O Date:
Plant Type:MBR - 80000 GPD Rev.0
11-May-17
12 ft
28 ft
4 ft 10 ft 13 ft
EQ Tank Anoxic / Aerobic / MBRTank
Sludge Holding Tank
12 ft
14 ft
Index #6
Index #6
Vantage Bay Property Development
Assumptions:
Wastewater ADF at build-out is approximately 75,000 gpd
Construction will occur over several years
Average wastewater characteristics are BOD=300 mg/L & TSS=270 mg/L
Effluent quality should reduce BOD & TSS to <5 mg/L and should target low TN & TP
Parameter Influent
Phase 1
Influent
Phase 2
Influent
Phase 3 Effluent
Flow (GPD) 25,000 50,000 75,000 ---
BOD (mg/L) 300 300 300 < 5
TSS (mg/L) 270 270 270 < 5
TKN (mg/L) 70 70 70 ---
NH3-N (mg/L) 47 47 47 < 1
TN (mg/L) --- --- --- < 10
TP (mg/L) 8 8 8 < 1
Minimum Water
Temperature (Degrees F) 50 50 50 50
Suggestions:
1. Construct the wastewater treatment system in three (3) phases of 25,000 gpd per phase.
2. Base the design around the use of Membrane Bio-reactor (MBR) technology in order to:
a. Minimize the physical footprint of the plant
b. Simplify the operation of the plant by eliminating the potentially problematic gravity
settling process in conventional activated sludge systems
c. Ensure 24/7 achievement of effluent with better than 5/5 quality levels, suitable for
non-potable reuse or discharge.
3. Construct the sewerage, lift stations and concrete process tankage for the full 75,000 gpd ADF
but only install the MBR systems in 25,000 gpd phases as demand grows.
Item Units Phase 1 Phase 2 Phase 3
Total EQ Tank (8 hours) Gallons 8,350 16,700 25,050
Total Pre-Anoxic Zone Volume Gallons 4,700 9,400 14,100
Total Aerobic Zone Volume Gallons 9,000 18,000 27,000
Total Post-Anoxic Zone Volume Gallons 3,200 6,400 9,600
Total Membrane Tank Volume Gallons 4,800 9,600 14,400
Index #6
The MBR equipment would be supplied as discrete 25,000 gpd modules, each module complete with:
Pretreatment
2mm pre-treatment screen – duty only
Bioreactor feed pumps – duty & stand-by
MBR membrane section
Membranes, racks, permeate header & piping, air scour manifold & piping
Membrane Tank External Piping
Rack isolation valves for permeate & air, permeate collection header &
lines, air distribution header & lines
Permeate and Air Scour Skid
Permeate pumps – duty & stand-by
Permeate skid piping, valves, pressure sensors & gauges, flow sensors &
gauges
Air scour blowers – duty & stand-by – complete with piping
Steel frame skid
Control panel & Motor Control Center (MCC)
Electrical wiring and junction boxes
Biological Equipment
Recirculated activated sludge (RAS) pumps – duty & stand-by – complete
with flow meter & control valves
Level controls
Aerobic reactor blowers – duty & stand-by – complete with valves &
gauges
Aeration grid and piping
Anoxic mixers
Internal recycle pumps – duty & stand-by – complete with flow meters &
valves
Carbon addition pumps – duty only
Coagulant pump – duty only
UV system – duty only
Cost Estimates:
1. For the above-noted MBR equipment, an approximate price for each phase would be
USD300,000.00, supplied to site and including installation supervision and commissioning.
2. It would be prudent to add USD50,000.00 to cover final process design and value engineering of
the MBR system.
3. All concrete tankage is extra.
4. While the equalization and biological process tankage could be open, the mechanical equipment
should be housed in a building – approximately 30’ x 50’ should be adequate for all three
phases.
Index #6
Index #6
9
Custom Soil Resource Report
Soil Map
52009005201200520150052018005202100520240052027005203000520060052009005201200520150052018005202100520240052027005203000271800 272100 272400 272700 273000 273300
271800 272100 272400 272700 273000 273300
46° 56' 30'' N 119° 59' 58'' W46° 56' 30'' N119° 58' 31'' W46° 55' 11'' N
119° 59' 58'' W46° 55' 11'' N
119° 58' 31'' WN
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 11N WGS84
0 500 1000 2000 3000
Feet
0 150 300 600 900
Meters
Map Scale: 1:11,900 if printed on A portrait (8.5" x 11") sheet.
Index #6
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point Features
Blowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:24,000.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: Kittitas County Area, Washington
Survey Area Data: Version 9, Sep 9, 2016
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: Aug 6, 2010—Oct 17,
2010
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
Custom Soil Resource Report
10 Index #6
Map Unit Legend
Kittitas County Area, Washington (WA637)
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
712 Malaga cobbly sandy loam, 3 to
15 percent slopes
4.8 2.0%
713 Malaga cobbly sandy loam, 15
to 30 percent slopes
31.0 12.7%
748 Malaga gravelly sandy loam, 2
to 5 percent slopes
114.1 46.8%
911 Sagehill-Burbank-Malaga
complex, 30 to 60 percent
slopes
1.4 0.6%
923 Sagehill-Timmerman complex,
3 to 15 percent slopes
44.0 18.0%
924 Malaga stony sandy loam, 3 to
15 percent slopes
39.4 16.2%
W Water 9.3 3.8%
Totals for Area of Interest 244.0 100.0%
Map Unit Descriptions
The map units delineated on the detailed soil maps in a soil survey represent the
soils or miscellaneous areas in the survey area. The map unit descriptions, along
with the maps, can be used to determine the composition and properties of a unit.
A map unit delineation on a soil map represents an area dominated by one or more
major kinds of soil or miscellaneous areas. A map unit is identified and named
according to the taxonomic classification of the dominant soils. Within a taxonomic
class there are precisely defined limits for the properties of the soils. On the
landscape, however, the soils are natural phenomena, and they have the
characteristic variability of all natural phenomena. Thus, the range of some
observed properties may extend beyond the limits defined for a taxonomic class.
Areas of soils of a single taxonomic class rarely, if ever, can be mapped without
including areas of other taxonomic classes. Consequently, every map unit is made
up of the soils or miscellaneous areas for which it is named and some minor
components that belong to taxonomic classes other than those of the major soils.
Most minor soils have properties similar to those of the dominant soil or soils in the
map unit, and thus they do not affect use and management. These are called
noncontrasting, or similar, components. They may or may not be mentioned in a
particular map unit description. Other minor components, however, have properties
and behavioral characteristics divergent enough to affect use or to require different
management. These are called contrasting, or dissimilar, components. They
generally are in small areas and could not be mapped separately because of the
scale used. Some small areas of strongly contrasting soils or miscellaneous areas
are identified by a special symbol on the maps. If included in the database for a
given area, the contrasting minor components are identified in the map unit
Custom Soil Resource Report
11 Index #6
descriptions along with some characteristics of each. A few areas of minor
components may not have been observed, and consequently they are not
mentioned in the descriptions, especially where the pattern was so complex that it
was impractical to make enough observations to identify all the soils and
miscellaneous areas on the landscape.
The presence of minor components in a map unit in no way diminishes the
usefulness or accuracy of the data. The objective of mapping is not to delineate
pure taxonomic classes but rather to separate the landscape into landforms or
landform segments that have similar use and management requirements. The
delineation of such segments on the map provides sufficient information for the
development of resource plans. If intensive use of small areas is planned, however,
onsite investigation is needed to define and locate the soils and miscellaneous
areas.
An identifying symbol precedes the map unit name in the map unit descriptions.
Each description includes general facts about the unit and gives important soil
properties and qualities.
Soils that have profiles that are almost alike make up a soil series. Except for
differences in texture of the surface layer, all the soils of a series have major
horizons that are similar in composition, thickness, and arrangement.
Soils of one series can differ in texture of the surface layer, slope, stoniness,
salinity, degree of erosion, and other characteristics that affect their use. On the
basis of such differences, a soil series is divided into soil phases. Most of the areas
shown on the detailed soil maps are phases of soil series. The name of a soil phase
commonly indicates a feature that affects use or management. For example, Alpha
silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.
Some map units are made up of two or more major soils or miscellaneous areas.
These map units are complexes, associations, or undifferentiated groups.
A complex consists of two or more soils or miscellaneous areas in such an intricate
pattern or in such small areas that they cannot be shown separately on the maps.
The pattern and proportion of the soils or miscellaneous areas are somewhat similar
in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.
An association is made up of two or more geographically associated soils or
miscellaneous areas that are shown as one unit on the maps. Because of present
or anticipated uses of the map units in the survey area, it was not considered
practical or necessary to map the soils or miscellaneous areas separately. The
pattern and relative proportion of the soils or miscellaneous areas are somewhat
similar. Alpha-Beta association, 0 to 2 percent slopes, is an example.
An undifferentiated group is made up of two or more soils or miscellaneous areas
that could be mapped individually but are mapped as one unit because similar
interpretations can be made for use and management. The pattern and proportion
of the soils or miscellaneous areas in a mapped area are not uniform. An area can
be made up of only one of the major soils or miscellaneous areas, or it can be made
up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.
Some surveys include miscellaneous areas. Such areas have little or no soil
material and support little or no vegetation. Rock outcrop is an example.
Custom Soil Resource Report
12 Index #6
1
Laura Bartenhagen
From:El-Aarag, Mamdouh (DOH) [Mamdouh.El-Aarag@DOH.WA.GOV]
Sent:Monday, August 21, 2017 4:42 PM
To:Laura Bartenhagen
Cc:Baird, Frank (DOH)
Subject:RE: Vantage Bay Project in Kittitas County
Hello Laura,
The first step in our process is to establish that you have a viable site for a drainfield by verifying your soil investigation
and soil information. Based on the site visit to verify soil type we also look at the site risk survey to determine the
environmental conditions of the site. The site risk survey will also lead to the next step which is whether a nitrate
balance or a hydrogeology report will be required. This will also establish any required additional treatment for the
project. Based on all of that then you can proceed to engineering design.
Mamdouh H. El-Aarag, P.E.
Office of Shellfish & Water Protection
Division of Environmental Public Health
Department of Health
16201 E. Indiana Ave. Suite 1500
Spokane Valley, WA 99216
(509) 329-2148 Fax 329-2142
mamdouh.el-aarag@doh.wa.gov
http://www.doh.wa.gov/CommunityandEnvironment/WastewaterManagement/LOSSProgram.aspx
From: Laura Bartenhagen [mailto:laura.bartenhagen@esmcivil.com]
Sent: Tuesday, August 15, 2017 10:11 AM
To: El-Aarag, Mamdouh (DOH) <Mamdouh.El-Aarag@DOH.WA.GOV>
Cc: Baird, Frank (DOH) <frank.baird@doh.wa.gov>
Subject: RE: Vantage Bay Project in Kittitas County
Hello Mamdouh,
Please see responses below in green. Since we are just now starting the preliminary design process, we will determine
the elements below as we move forward, and notify you when complete, so you can do the site visit at that time. We
were hoping that you could review what we have to date, pending the remaining items.
Let me know what you think.
Thanks,
LAURA BARTENHAGEN, PE, LEED ® AP
laura.bartenhagen@esmcivil.com
From: El-Aarag, Mamdouh (DOH) [mailto:Mamdouh.El-Aarag@DOH.WA.GOV]
Sent: Friday, August 11, 2017 2:53 PM
To: Laura Bartenhagen
Cc: Baird, Frank (DOH)
Subject: RE: Vantage Bay Project in Kittitas County
Hello Laura,
Index #6
2
We have the following comment before we can schedule a site visit:
1.There is some missing information which is required in WAC 246-272B-03000 Site Review. Specifically there are
no test pit data and information concerning the primary and reserve drainfield location and area is missing.
Requirements of the following sections are missing:Test pits have not been completed yet and would be done
as the design moves forward.
WAC 246-272B-03000 (4), (9), (10), (11), and (12).
2.Since the development has individually owned lots or units, please explain how are you going to address the
requirements in WAC 246-272B-04100 Management Plan (1) (b).This portion of code would be addressed by
(b) (ii) – private management entity with public entity. The specifics will be determined as design moves
forward.
Mamdouh H. El-Aarag, P.E.
Office of Shellfish & Water Protection
Division of Environmental Public Health
Department of Health
16201 E. Indiana Ave. Suite 1500
Spokane Valley, WA 99216
(509) 329-2148 Fax 329-2142
mamdouh.el-aarag@doh.wa.gov
http://www.doh.wa.gov/CommunityandEnvironment/WastewaterManagement/LOSSProgram.aspx
From: Laura Bartenhagen [mailto:laura.bartenhagen@esmcivil.com]
Sent: Wednesday, August 2, 2017 9:51 PM
To: El-Aarag, Mamdouh (DOH) <Mamdouh.El-Aarag@DOH.WA.GOV>
Cc: Homan, Laura (DOH) <Laura.Homan@doh.wa.gov>; Benson, Richard (DOH) <Richard.Benson@DOH.WA.GOV >
Subject: RE: Vantage Bay Project in Kittitas County
Hello Mamdouh,
I uploaded it to your FTP, under your name and then sent an email to the address below. It is not a big file, so I am also
attaching it.
Let me know if you have any questions.
Thanks,
LAURA BARTENHAGEN, PE, LEED ® AP
laura.bartenhagen@esmcivil.com
From: El-Aarag, Mamdouh (DOH) [mailto:Mamdouh.El-Aarag@DOH.WA.GOV]
Sent: Wednesday, August 02, 2017 11:24 AM
To: Laura Bartenhagen
Cc: Homan, Laura (DOH); Benson, Richard (DOH)
Subject: RE: Vantage Bay Project in Kittitas County
I could not access that link. Could you please use our FTP site. Here are instructions for our FTP site, please
put the file in my folder.
FTP SITE INSTRUCTIONS:
Index #6
3
Log in via the IE web browser to ftp.doh.wa.gov/public/EPH/LOSS-EEfiles
Change the view to File Explorer (press Alt, click View, and then click Open FTP Site in File Explorer).
NOTE: You have to right click in the File Explorer window to enter the user name and password
(select Login As…).
The user name is eph_user
The password is D0hloss (that is a zero not a capital o after the D)
Once your upload is complete, send an email to wastewatermgmt@doh.wa.gov so we can confirm receipt.
Thanks.
Mamdouh H. El-Aarag, P.E.
Office of Shellfish & Water Protection
Division of Environmental Public Health
Department of Health
16201 E. Indiana Ave. Suite 1500
Spokane Valley, WA 99216
(509) 329-2148 Fax 329-2142
mamdouh.el-aarag@doh.wa.gov
http://www.doh.wa.gov/CommunityandEnvironment/WastewaterManagement/LOSSProgram.aspx
From: Laura Bartenhagen [mailto:laura.bartenhagen@esmcivil.com]
Sent: Tuesday, August 1, 2017 5:07 PM
To: El-Aarag, Mamdouh (DOH) <Mamdouh.El-Aarag@DOH.WA.GOV>
Cc: Homan, Laura (DOH) <Laura.Homan@doh.wa.gov>; Benson, Richard (DOH) <Richard.Benson@DOH.WA.GOV >
Subject: RE: Vantage Bay Project in Kittitas County
Hello Mamdouh,
Here is the link to the report for your use. Please let me know if you have any questions.
http://sync.avaunt.com/shares/folder/7aedf5faa10f1d/
Thanks,
LAURA BARTENHAGEN, PE, LEED ® AP
laura.bartenhagen@esmcivil.com
From: El-Aarag, Mamdouh (DOH) [mailto:Mamdouh.El-Aarag@DOH.WA.GOV]
Sent: Tuesday, August 01, 2017 1:01 PM
To: Laura Bartenhagen
Cc: Homan, Laura (DOH); Benson, Richard (DOH)
Subject: RE: Vantage Bay Project in Kittitas County
Hello Laura,
Yes please email a copy in PDF. Thanks.
Mamdouh H. El-Aarag, P.E.
Office of Shellfish & Water Protection
Division of Environmental Public Health
Index #6
4
Department of Health
16201 E. Indiana Ave. Suite 1500
Spokane Valley, WA 99216
(509) 329-2148 Fax 329-2142
mamdouh.el-aarag@doh.wa.gov
http://www.doh.wa.gov/CommunityandEnvironment/WastewaterManagement/LOSSProgram.aspx
From: Homan, Laura (DOH)
Sent: Tuesday, August 1, 2017 9:54 AM
To: Benson, Richard (DOH) <Richard.Benson@DOH.WA.GOV>; El-Aarag, Mamdouh (DOH) <Mamdouh.El-
Aarag@DOH.WA.GOV>
Subject: FW: Vantage Bay Project in Kittitas County
Please see messages below. Please let Laura know if you would like to receive a PDF copy of her submittal.
Thanks ~ Laura -
P please consider the environment before printing this email.
From: Laura Bartenhagen [mailto:laura.bartenhagen@esmcivil.com]
Sent: Tuesday, August 01, 2017 9:26 AM
To: Homan, Laura (DOH) <Laura.Homan@doh.wa.gov>
Subject: RE: Vantage Bay Project in Kittitas County
Hey Laura,
I wanted to give you a heads up that we have wrapped up the documentation for the LOSS Pre-Design Report for
Vantage Bay. I made sure we put Eastside in the narrative, and we are now getting ready to submit it to the email
address below as well as hard copies to the address on the form, and the associated $800 fee. Would you like to also
get a copy of it in PDF?
Let me know if you have any questions.
Thanks,
LAURA BARTENHAGEN, PE, LEED ® AP
laura.bartenhagen@esmcivil.com
From: Homan, Laura (DOH) [mailto:Laura.Homan@doh.wa.gov]
Sent: Thursday, June 29, 2017 1:07 PM
To: Myers, Holly (DOHi); Laura Bartenhagen
Cc: Melissa Schumaier; Rebecca Stratis; Holly Duncan; Will Schwab (PH); Mau, Russell E (DOH); Dan Carlson
Subject: RE: Vantage Bay Project in Kittitas County
Holly
Thank you for the heads up. Just a clarification, I work for the Department of Health. We have regulatory
authority for large on-site sewage systems (LOSS).
Index #6
5
Laura
If you have questions regarding LOSS process, the best email address is wastewatermgmt@doh.wa.gov. This
generic email is monitored regardless of which program staff are in the office on any given day.
Regards ~ Laura
_________________________________
Laura Homan | Compliance Manager
Wastewater Management Section
PO Box 47824 | Olympia, WA 98504-7824
Laura.Homan@doh.wa.gov | 360-236-3380
Public Health - Always Working for a Safer and Healthier Washington
P Please consider the environment before printing this email .
From: Holly Myers [mailto:holly.myers@co.kittitas.wa.us]
Sent: Thursday, June 29, 2017 12:47 PM
To: 'laura.bartenhagen@esmcivil.com' <laura.bartenhagen@esmcivil.com>
Cc: Melissa Schumaier <melissa.schumaier@co.kittitas.wa.us>; Rebecca Stratis <rebecca.stratis@co.kittitas.wa.us>;
Holly Duncan <holly.duncan@co.kittitas.wa.us >; Will Schwab (PH) <will.schwab.ph@co.kittitas.wa.us>; Mau, Russell E
(DOH) <Russell.Mau@DOH.WA.GOV>; Homan, Laura (DOH) <Laura.Homan@doh.wa.gov>; Dan Carlson
<dan.carlson@co.kittitas.wa.us>
Subject: Vantage Bay Project in Kittitas County
Hi Laura.
In reference to your large development project in Vantage, I have included Washington State DOH
(Russel Mau) water system reference, Washington State Department of Ecology (Laura Homan) for
Large onsite septic system information, as well as my staff of drinking water inspector (Holly Duncan),
Pool and Spa inspector (Melissa Schumaier) and food inspectors (Will Schwab and Melissa Schumaier).
The best scenario is to communicate with each program inspector prior to completing any plans so that
they can be sure you are in compliance with our state counterparts. This includes your pool and spa p lans,
restaurant plans, OSS and drinking water. Melissa will send you the appropriate DOH staff to
communicate your pool and spa proposal to.
Please don’t hesitate to contact me with any questions or addition informational requirements.
Holly R Myers
Environmental Health Supervisor
Kittitas County Public Health Department
P-(509)962-7005
Holly.myers@co.kittitas.wa.us
publichealthisessential.org
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6
Notice: Email sent to Kittitas County may be subject to public disclosure as required by law
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APPENDIX E
Water Rights Documentation:
Water Budget
Water Rights Report (2009)
Water Rights Extension (2016)
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Peterson & Marquis Law Office
1227 First Street
September 8, 2017
Wenatchee, WA 98801
Bill Cowan e-delivery
Re: Vantage Bay Water Budget
Dear Mr. Cowan,
You have asked us to opine on the sufficiency of the water rights that you have to execute
a development of the Vantage Bay property. We are providing you with quantity
estimates for various types of use so that if you change the mixture of these uses you will
be able to evaluate the relative impacts in a water budget.
Water Sources
:
Certificate 73029: 50.5 acre-feet (19 consumptive) at 158 GPM
Certificate 23192: 39.3 acre-feet (33.4 consumptive) at 99 GPM
Total: 89.8 acre feet (52.4 consumptive)
Consumptive use is use that does not return water to the aquifer or to the River. As an
example: irrigation applications are expected to consume 85%i
of the water pumped
where potable uses typically consume less than 15%.
Overview
:
The Vantage Bay development plan seeks to connect 145 single family lots, a club house
(with pool), communal barn, a winery and a 40-unit condominium to its water system
supported by the above water right certificates. Any remaining water could be allocated
towards the development and maintenance of communal outdoor use (community garden
and public landscaping) and a 16-acre vineyard.
Assumptions
:
- A single ERU (Equivalent Residential Unit) is calculated at 200 gallons per dayii
- For purposes of this study it is assumed that potable uses are typically returned to
the sub soil at a rate of approximately 85%.
.
- One acre of vineyards requires 31.92 inches of water per irrigation season (May-
October)iii. This number will be higher due to application efficiencies of the water
delivery system. For example: if the vineyard used Solid-Set: Undertree Sprinkler
systems the application efficiency would be on average 75%iv
- Lawn and public spaces will be considered pasture/turf irrigated by pup-up impact
sprinkler systems for the following calculations. These areas will be irrigated
. This would
increase irrigation demands to 39.9 inches per acre or 3.33 acre-feet per season.
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from May to October. These spaces will require 56.23 inches of water per acre or
4.69 acre-feet per season v vi
- Residential irrigation is developed by multiplying the two lot dimensions by 35%
to estimate the amount of total outdoor residential square footage that is irrigated.
(i.e. Total residential land irrigated= [(50*100) + (60*100)]*.35=3850 square-feet
or 0.0883 acres
.
- Public spaces and residential unit irrigation require the same base irrigation units
per year and as such will be placed in the same category.
- Club house consumption is equivalent to one equivalent residential unit.
- The Winery’s use will be considered one ERU. (This assumption is subject to
change in relation to Winery’s scope of water use)
- The community garden uses 3 acre-feet of water per acre vii
- Barn usage will be considered part of the community garden for the purposes of
this water budget.
.
- Pool use will be equal to filling the pool twice per year. (size of pool is unknown
at this point): Using external data, average pool will need two gallons of water for
every gallon of pool volume per year.viii
- Xeriscaping creates a 30% reduction in outdoor water usage.
ix
- The per-unit area savings from Xeriscaping is 55.8 gallons per square foot (89.6
inches precipitation equivalents) each year
x
- Average area in the Xeriscape study group was 2,162 square-feet or 5/100th of an
acre.
.
xi
- Outdoor irrigation of residential units is considered part of overall family lot
usage.
Index #7
Table 1
Data Analysis:
Vantage Bay Water Budget (Base Units)
Water Place of Use Metrics of Usage
Instant
(Gallons Per
Minute
Per Day
(Gallons)
Annual
(Acre-
Feet)
Yearly
Consumptive
(Acre-Feet)
Residential Lots (Indoor) 5 200 0.22 0.03
Condominium Units 5 200 0.22 0.03
Club House 5 200 0.22 0.03
Winery 5 200 0.22 0.03
Pool (Volume= 1 acre-foot) 5 1785.48 2.00 0.30
Barn and Garden (per acre) 9 2678.23 3.00 2.55
Total outdoor area irrigated (per acre) 9 4186.96 4.69 3.99
Vineyard (per acre) 9 2972.83 3.33 2.83
Grand Total: 47 12223.51 13.69 9.77
Table 2
Notes:
* Club house and Winery usages are equivalent residential units
*1 ERU = 200 Gallons Per Day
* One acre-foot of water = 325,851 Gallons
*Pool row is estimated at 0.4132 acre-feet. This is roughly equivalent to the average pool
volume of 18,000 gallons xii
*Peak Instant Use may not exceed 257 GPM without the assistance of a water storage
system
.
Vantage Bay Water Budget (With Proposed Unit Amounts at Maximum Capacity)
Water Place of Use Metrics of Usage
Proposed
Unit
Amounts
Instant
(Gallons Per
Minute)
Per Day
(Gallons)
Annual
(Acre-
Feet)
Yearly
Consumptive
(Acre-Feet)
Residential Lots (Indoor) 145 20.14 29000 32.48 4.873
Condominium Units 40 5.56 8000 8.96 1.344
Club House 1 0.14 200 0.22 0.034
Winery 1 0.14 200 0.22 0.034
Pool (Volume= acre-foot) 0.4132 0.06 737.76 0.83 0.12
Barn/Garden (per acre) 0.5 4.50 1339.11 1.50 1.28
Total outdoor area irrigated (per acre) 2.088 18.79 8743.63 9.79 8.33
Vineyard (per acre) 12.857 115.71 38221.71 42.81 36.39
Grand
Total: 165.04 86442 96.83 52.40
Index #7
* Vineyard, Lawn and public space irrigation requirements were created with the
following equation: [(WIG Seasonal Irrigation Requirement) * [1-(1210 Application
Efficiency)]]/12 = required acre-feet per season
Interpretation:
Table 1 shows the previously stated assumptions in numeric form. Its purpose is
to provide the most basic consumption units of each variable within the Vantage Bay
water system. These base numbers are scalable to any size or ratio that suits you until the
overall consumptive usages reach the limit of 52.4 acre-feet per year or if instant demand
reaches 257 GPM. The second limit can be relaxed with the addition of a water storage
system to compensate for overuse during peak usage. Table 2 illustrates a potential
version of a maxed-out water. These units per variable reflect the current project scope.
This table was constructed units found in the current version of the Vantage Bay
development plan, information found in the Washington State Department of Health’s
“Water System Design Manual: Appendix D” and estimations based on the map of the
development. These numbers are subject to change and are only illustrations of possible
combination of usages.
Observations
:
Based on the above data, expansion of irrigation would limit the ability to develop the
residential units. The grand total in table 2 shows that the vineyard consumptive usage
(36.39 are-feet) is the largest draw on the budget. As such, the vineyard constrains the
water budget, reducing the projected vineyard totals from 16 acres to 12.86 acres. The
difference in vineyard size (3.14 acres) would add an addition 8.9 acre-feet of
consumptive use. To alleviate budget constraints on the overall water system there are
further refinements that can be made to make more water available. The four possible
solutions are:
1) Develop Vantage Bay in phases. Begin with the residential uses and finish
with the installation of the vineyard. Through this staged approach, water
usage will begin to be documented as the residential units begin to hold
families. This documentation will most likely provide smaller indoor and
outdoor domestic water data allowing water to be reassigned towards the
expansion of the vineyard or public areas.
2) Install Xeriscape and/or mandate it’s use with covenants. By Xeriscaping,
residential units will see a drop in outdoor water usage by roughly 30% or
55.8 gallons per year per cubic-foot versus traditional landscaping xiii
3) Invest in a more efficient water delivery system to reduce wasted irrigation
water. (i.e. Microirrigation–Subsurface Drip has an application efficiency of
90%
. By
reducing residential outdoor use, water can be assigned towards the
development of the vineyard or other public areas.
xiv
4) Combine all solutions to maximize water efficiency in the Vantage Bay water
system.
) A system like this could reduce the vineyard consumption use 4.4
acre-feet per season.
Index #7
i “Determining Irrigation Efficiency and Consumptive Use,” Washinton State Department
of Ecology. DOE GUID-1210. Pg. 8. 11 Oct 2005. Web. 22 Jan 2017.
http://www.ecy.wa.gov/programs/wr/rules/images/pdf/guid1210.pdf.
ii “Water System Design Manual.” Washington State Department of Health: Division of
Environmental Health; Office of Drinking Water. DOH 331-123 (REV. 12/09). Pg 224.
Web. 10 Dec 2016.
http://www.doh.wa.gov/CommunityandEnvironment/DrinkingWater/WaterSystemDesig
nandPlanning/SystemDesign. iii “Climatic Stations For Consumptive Use” Pg. 210 iv “Determining Irrigation Efficiency and Consumptive Use” Pg. 8 v “Determining Irrigation Efficiency and Consumptive Use” Pg. 8 vi “Climatic Stations For Consumptive Use Pg. 210 vii “Climatic Stations For Consumptive Use.” United States Department of Agriculture.
Washington Irrigation Guide-Appendix A. Pg. 210. 1985. Web. 22 Jan 2017.
https://www.nrcs.usda.gov/wps/portal/nrcs/detail/wa/technical/engineering/?cid=nrcs144
p2_036314. viii Gleick, Peter. “Water Policy: What about All Those Summing Pools in Los Angeles?”
Pacific Institute. 3 Dec 2013. Web. 26 Dec 2016.
http://pacinst.org/water-policy-what-about-all-those-swimming-pools-in-los-angeles/. ix Sovocool, Kent A. “Xeriscape Conversion Study: Final Report.” Southern Nevada
Water Authority. 2005. Pg 22. Web. 16 Dec 2016.
https://www.snwa.com/assets/pdf/about_reports_xeriscape.pdf. x Sovocool, Pg 4. xi Sovocool, Pg 11. xii Gleick xiii Sovocool, Pg 30. xiv “Determining Irrigation Efficiency and Consumptive Use” Pg. 8
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APPENDIX F
Class A Water System Certification
Hydrogeologic Evaluation Report
Index #8
September 21, 2017
Mr. Dan Carlson, AICP, Director
Kittitas County Community Developments Services
411 N. Ruby Street, Suite 2
Ellensburg, WA 98926
RE: Vantage Bay Water System
Dear Mr. Carlson
PLSA Engineering and Surveying has been contracted to prepare and submit a Group A Public
Water System Plan to the Washington State Department of Health (DOH), per WAC 246-290-
100 for the Vantage Bay Development Project. The purpose of the plan is to ensure the system
has adequate operational, technical, managerial, and financial capacity to achieve and maintain
compliance with local, state, and federal regulations.
Prior to beginning the actual plan, the project team and owner were required to have a pre-plan
conference with DOH officials this May 15, 2017. During that meeting DOH provided the pre-
plans checklist which described the contents of the water system plans, applicable state laws and
regulations, publications, and guidance documents to use when preparing the plan.
Due to the nature and size of the system and the fact that the project is in the development stage
and construction has not yet been planned, it is important that the water system plan encompass
calculations for complete build out at some later, yet, unidentified time. Preliminary calculations
have been submitted to DOH for review for daily storage to accommodate the complete system
buildout, projected fire storage and flow requirements, and peak maximum daily demands. Upon
preliminary approval of these calculations from DOH. Then work can proceed to complete the
water system plan.
Sincerely,
James L. Bridges, PE
Engineer
PLSA Engineering and Surveying
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APPENDIX G
Biological Resources Review
Index #9
August 22, 2017
Bill Cowin
Ketchikan Drywall Services, Inc.
1010 SE Everett Mall Way | Ste 210
Everett, WA 98208
(425) 297-9900
Subject: Vantage Bay Development Updated Biological Resource Review (Kittitas County Parcels
Numbers 272933 and 622933)
In 2006, EAS, LLC was contracted by BCSCBN, Inc. to provide a biological resource review of the
subject land (Attachment A). In 2017, EAS was contacted to review the current conditions and
requirements relevant to the 2006 biological resource review to determine if any changes or updates
have occurred since 2006. The 2017 biological resource review was performed on the project boundary
(Attachment A) to evaluate potential impacts to fish and wildlife, plants, and wetlands.
The Vantage Bay Development plans to develop Parcel Numbers 272933 and 622933. EAS performed a
parcel map search on the Kittitas County Assessors website (http://www.co.kittitas.wa.us/assessor/;
Attachment B). Kittitas County reports both parcels are owned by BCSCBN, 21828 87th Ave SE,
Woodinville, WA 98072. Parcel Number 622933 is 31.75 acres, and Parcel Number 272933 is 25.46
acres. Collectively, the parcels total 57.21 acres.
In conducting the biological resource review for changes or updates since 2006, EAS reviewed the
following data sources:
1. Kittitas County Assessor’s Office,
2. Washington Department of Fish and Wildlife (WDFW) Priority Habitat and Species,
3. National Bald Eagle Management Guidelines,
4. Washington Natural Heritage Program (WNHP),
5. WNHP 2017 Endangered, Threatened, and Sensitive Vascular Plant List,
6. WNHP 2017 Vascular Review Group 1 List,
7. WNHP 2017 Vascular Group 2 List,
8. U.S. Fish and Wildlife Service (USFWS) National Wetlands Inventory,
9. Kittitas County Shoreline Master Program,
10. Washington State Wetland Rating System for Eastern Washington
Index #9
11. Priest Rapids Hydroelectric Project (P-2114) Shoreline Management Plan License Article 419,
and
12. Priest Rapids Hydroelectric Project (FERC No. 2114) Wildlife Habitat Management Plan
License Article 409.
Our findings are summarized below:
FISH AND WILDLIFE
Data Search and Field Reconnaissance
EAS reviewed the WDFW Priority Habitats and Species database, the Public Utility District No. 2 of
Grant County, WA (GCPUD) Shoreline Master Plan, GCPUD Wildlife Habitat Management Plan, and
the National Bald Eagle Management Guidelines. EAS biologist/wetland delineator John Nugent visited
the site on 08/17/2017 to compare current conditions with those he had observed during 2006. The site
was generally the same as before, however, some new bird perch/nest structures were noted along the
river’s edge.
Findings
WDFW Priority Habitat and Species
The WDFW Priority Habitat and Species (PHS) database (PHS on the Web) was accessed on July 20,
2017 (Attachment C). Shrub-steppe habitat was reported within and west of the BCSCBN, Inc. owned
parcels. Approximately 1,000 ft east of the BCSCBN, Inc. owned parcels, PHS data indicated a bald
eagle nest with a 660 ft buffer zone. Additionally, waterfowl concentrations and common loon were
reported along the Columbia River, which are also approximately 1,000 ft east of the BCSCBN, Inc.
owned parcels.
Priest Rapids Hydroelectric Project (P-2114) Shoreline Management Plan License Article 419
A review of the subject management plan (GCPUD and Alliance Consulting Group 2010), dated March
2010, documented that GCPUD designates lands as Project Facilities, Public Recreation Development,
and Resources Management. Excerpts from the subject management plan relevant to lands adjacent to
the Vantage Bay Development (e.g., Reaches R4 & R5, Attachment D) include the following:
“This area is used by bald eagles and many other bird species because of the extent of the
vegetative community(s), considered important habitat by WDFW.”
“The airstrip area, south of I-90 is a targeted area for fish and wildlife management by the Grant
PUD. Management of the area will include improvements to the biological resources, in
Index #9
particular noxious weed control, riparian enhancements, perch tree protection measures, and nest
boxes.”
Priest Rapids Hydroelectric Project (FERC No. 2114) Wildlife Habitat Management Plan License
Article 409
A review of the subject management plan (GCPUD and GeoEngineers, Inc, 2015), dated December 22,
2015, documented the following:
GCPUD has a site-specific wildlife habitat improvement plan for the property adjacent to
Vantage Bay Development which is referred to as the “Airstrip.”
As of the date of updated wildlife habitat management plan, GCPUD has no plans for
recreational development of the Airstrip.
GCPUD communicated that the Airstrip remains an area with high potential for habitat enhancements
and the following actions are planned for continued improvements at the site:
Collaborate with WDFW regarding upland habitat enhancements at the site that may benefit
upland birds such as pheasant and chukar.
Coordinate with GCPUD Lands and Recreation staff regarding assessment for future recreational
development. Ensure any future development is planned with wildlife habitat protection as an
objective.
National Bald Eagle Management Guidelines
The National Bald Eagle Management Guidelines suggests a buffer of 660 ft if the project footprint of
building construction includes one or two story buildings, is greater than 0.5 acres, and there is no
similar activity within one mile of an eagle’s nest (USFWS 2007). The USFWS developed these
National Bald Eagle Management Guidelines to advise landowners, land managers, and others who
share public and private lands with bald eagles when and under what circumstances the protective
provisions of the Bald and Golden Eagle Protection Act and the Migratory Bird Treaty Act may apply to
their activities.
Management Implications
Based on the findings above, EAS does not believe that any fish and wildlife management implications
exist. The waterfowl and common loon areas were located on the mainstem of the Columbia River
(~1,000 ft), and the 660 ft bald eagle buffer did not encroach upon the BCSCBN, Inc. owned parcels.
WDFW reports (per their website http://wdfw.wa.gov/conservation/bald_eagle/ accessed on August 15,
2017) that the USFWS has the primary responsibility of managing bald eagles under the provisions of
the federal Bald and Golden Eagle Protection Act and the Migratory Bird Treaty Act.
Index #9
PLANTS
Data Search and Field Reconnaissance
EAS reviewed the Washington Natural Heritage Program (WNHP), the GCPUD Shoreline Master Plan,
GCPUD Wildlife Habitat Management Plan; WHNP 2017 Endangered, Threatened, and Sensitive
Vascular Plant List; WHNP 2017 Vascular Review Group 1 List, and the WHNP 2017 Vascular Group
2 List. EAS biologist/wetland delineator John Nugent visited the site on 08/17/2017 to compare current
conditions with those he had observed during 2006. The site was generally the same as before; the
upland areas were generally shrub-steppe with a mixture of native and non-native species.
Findings
Washington Natural Heritage Program
The WNHP has no records of rare plants or rare/high quality ecological communities near the Vantage
Bay Development (Attachment E).
Priest Rapids Hydroelectric Project (P-2114) Shoreline Management Plan License Article 419
A review of the subject management plan (GCPUD and Alliance Consulting Group 2010), dated March
2010, documented that GCPUD designates lands as Project Facilities, Public Recreation Development,
and Resources Management. Excerpts from the subject management plan relevant to lands adjacent to
the Vantage Bay Development (e.g., Reaches R4 & R5, Attachment D) include the following:
“South of I-90 reach R4 is mostly shrub-steppe, although the pixel colors are significantly
different than that seen father upland, indicating that there may be many non-native and/or
invasive species. Most of the water’s edge has a fairly well developed riparian area, albeit with a
significant amount of non-native species (GPUD data), including poplar trees along the north
half of this section.
“Upland areas are undeveloped steeper shrub-steppe habitat.”
“Management of the area will include improvements to the biological resources, in particular
noxious weed control, riparian enhancements, perch tree protection measures, and nest boxes.”
“Reach R5 is mostly shrub-steppe with rock outcrops. Towards the northern end the riparian area
increases and includes some wetland areas, and an island (Girl Scout Island).”
Index #9
Priest Rapids Hydroelectric Project (FERC No. 2114) Wildlife Habitat Management Plan License
Article 409
A review of the subject management plan (GCPUD and GeoEngineers, Inc, 2015), dated December 22,
2015, documented the following:
GCPUD has a site-specific wildlife habitat improvement plan for the property adjacent to
Vantage Bay Development which is referred to as the “Airstrip.”
GCPUD has conducted an aggressive noxious weed program to address terrestrial and wetland
noxious weeds
As of the date of updated wildlife habitat management plan, GCPUD has no plans for
recreational development of the Airstrip.
A state-identified sensitive plant species, shining flatsedge (Cyperus bipartitus), was identified at
the Airstrip.
GCPUD communicated that the Airstrip remains an area with high potential for habitat enhancements
and the following actions are planned for continued improvements at the site:
Continue a noxious weed monitoring and treatment program.
Enhance and establish native shrub/steppe and bunch grass habitats on the site.
Provide additional riparian plantings on the shore of the Columbia River and the slough to
improve structural diversity and improve habitat at the site.
Collaborate with WDFW regarding upland habitat enhancements at the site that may benefit
upland birds such as pheasant and chukar.
Investigate the removal of the airstrip pavement and restore with native species.
Coordinate with GCPUD Lands and Recreation staff regarding assessment for future recreational
development. Ensure any future development is planned with wildlife habitat protection as an
objective.
WNHP 2017 Endangered, Threatened, and Sensitive Vascular Plant List; WNHP 2017 Vascular
Review Group 1 List, and the WNHP 2017 Vascular Group 2 List
The sensitive state-listing status of shining flatsedge (Cyperus bipartitus) reported by GCPUD and
GeoEngineers, Inc. (2015) was reviewed within the Washington State Department of Natural Resources,
WNHP 2017 Endangered, Threatened, and Sensitive Vascular Plant List, WNHP 2017 Vascular Review
Group 1 List, and the WNHP 2017 Vascular Group 2 List to assess its current state-listing status.
Shining flatsedge was not included within any of the 2017 plant species lists. Thus, as of 2017, it
appears the shining flatsedge was delisted and currently has no special state or federal status.
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Management Implications
Based on the findings summarized above, EAS does not believe that any plant management implications
exist for plant species. Based on the data review, no rare or threatened state or federal plant species are
documented on BCSCBN, Inc. owned property or adjacent GCPUD property.
WETLANDS
Data Search and Field Reconnaissance
EAS reviewed the USFWS National Wetlands Inventory, Kittitas County Shoreline Master Program,
GCPUD Shoreline Master Plan, and GCPUD Wildlife Habitat Management Plan. EAS biologist/wetland
delineator John Nugent visited the site on 08/17/2017 to compare current conditions with those he had
observed during 2006. The site was generally the same as before; the wetland area was still present.
Findings
U.S. Fish and Wildlife Service National Wetlands Inventory
The National Wetlands Inventory was accessed on July 25, 2017 and classified the wetland area near the
project as Lake Wetlands (Attachment F).
Kittitas County Shoreline Master Program
The Kittitas County Shoreline Master Program (KCSMP) was updated and approved on March 7, 2016.
The KCSMP regulates wetland buffers for land development (See Table 5.2-1 from the KCSMP). Per
Table 5.2-1, the wetland category and intensity of use and development would determine the buffer
distance for the Vantage Bay Development. The wetland buffers are measured horizontally in all
directions from the regulated wetland edge as marked in the field.
In 2006, the functional analyses indicated that the adjacent wetland could qualify as a Category II or
Category III wetland if site-specific surveys for special status plant species were conducted and special
status plant species were present. No further delineations or rare plant evaluations were conducted in
2006 because the preliminary plat was over 120 feet from the wetlands area and did not intrude into the
most conservative Kittitas County Critical Areas Ordinance prescribed wetland buffer (80 ft). In 2006,
the minimum measurements between the BCSCBN, Inc. owned parcels and three wetland boundary
flags measured 139.03 ft, 125.80 ft, and 153.07 ft (Attachment A).
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Table 5.2-1. Wetland Buffers for Wetlands in Shoreline Jurisdiction
Wetland Category Low Intensity Use and
Development
Moderate Intensity Use
and Development*
High Intensity Use and
Development*
Category I 125 feet 190 feet 250 feet
Category II 100 feet 150 feet 200 feet
Category III 75 feet 110 feet 150 feet
Category IV 25 feet 40 feet 50 feet
* For the purposes of Section 5.2, high intensity use and developments include: commercial, urban,
industrial, institutional, retail sales, residential (more than 1 unit/acre), conversions from non-
agricultural lands to high intensity agriculture (dairies, animal feed lots, nurseries and green houses,
and like uses), high intensity recreation (golf courses, ball fields, and like uses) and hobby farms.
Moderate intensity use and developments include: residential (1unit/acre or less), moderate intensity
open space (parks with biking, jogging, and like uses), conversion from non-agricultural lands to
moderate intensity agriculture (orchard, hay fields, and like uses), paved trails, building of logging
roads, and utility corridor or right-of-way shared by several utilities and including access/maintenance
roads. Low intensity use and developments include: forestry (cutting of trees only), low intensity open
space (hiking, bird-watching, and like uses), unpaved trails, and utility corridor without a maintenance
road and little or no vegetation management.
SEPA MITIGATED DETERMINATION OF NONSIGNIFICANCE (letter Dated August 29, 2006)
The August 29, 2006 letter concerning the Kittitas County SEPA Mitigated Determination of
Nonsignificance stated in Section IIIB dictated that a minimum 80 foot buffer “shall be maintained from
the wetlands”.
Priest Rapids Hydroelectric Project (P-2114) Shoreline Management Plan License Article 419
A review of the subject management plan (GCPUD and Alliance Consulting Group 2010), dated March
2010, documented that GCPUD designates lands as Project Facilities, Public Recreation Development,
and Resources Management. Excerpts from the subject management plan relevant to lands adjacent to
the Vantage Bay Development (e.g., Reaches R4 & R5, Attachment D) include the following:
“Most of the water’s edge has a fairly well developed riparian area, albeit with a significant
amount of non-native species (GPUD data), including poplar trees along the north half of this
section. Towards the southern end the riparian area increases and includes some wetland areas.
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There are several slough, backwater and/or inundated areas that begin in this reach and extend
into the south (R5).”
“The airstrip area, south of I-90 is a targeted area for fish and wildlife management by the Grant
PUD. Management of the area will include improvements to the biological resources, in
particular noxious weed control, riparian enhancements, perch tree protection measures, and nest
boxes.”
“Towards the northern end [Reach R5] the riparian area increases and includes some wetland
areas, and an island (Girl Scout Island). There are several slough areas that begin in Reach 4.”
Priest Rapids Hydroelectric Project (FERC No. 2114) Wildlife Habitat Management Plan License
Article 409
A review of the subject management plan (GCPUD and GeoEngineers, Inc, 2015), dated December 22,
2015, documented the following:
GCPUD has a site-specific wildlife habitat improvement plan for the property adjacent to
Vantage Bay Development which is referred to as the “Airstrip.”
GCPUD has conducted an aggressive noxious weed program to address terrestrial and wetland
noxious weeds
As of the date of updated wildlife habitat management plan, GCPUD has no plans for
recreational development of the Airstrip.
A state-identified sensitive plant species, shining flatsedge (Cyperus bipartitus), was identified at
the Airstrip.
GCPUD communicated that the Airstrip remains an area with high potential for habitat enhancements
and the following actions are planned for continued improvements at the site:
Continue a noxious weed monitoring and treatment program.
Provide additional riparian plantings on the shore of the Columbia River and the slough to
improve structural diversity and improve habitat at the site.
Coordinate with GCPUD Lands and Recreation staff regarding assessment for future recreational
development. Ensure any future development is planned with wildlife habitat protection as an
objective.
Washington State Wetland Rating System for Eastern Washington
Washington State Wetland Rating System for Eastern Washington 2014 Update became effective
January 2015.
Index #9
Management Implications
Based on the finding above, the wetland area adjacent to the Vantage Bay Development would likely be
rated Class III, however, this was not confirmed by EAS during 2017 because the site was not officially
rated or delineated during 2017 using the Washington State Wetland Rating System for Eastern
Washington 2014 Update. The presence of shining flat sedge (if present in the adjacent wetland) should
not affect the wetland rating because this species no longer has a special state listing status. Per the
KCSMP, which was updated on March 7, 2016, the wetland category and intensity of use and
development determines the wetland buffer for the Vantage Bay Development.
LITERATURE CITED
GCPUD (Public Utility District No. 2 of Grant County, Washington) and Alliance Consulting Group.
2010. Priest Rapids Hydroelectric Project (P-2114) Shoreline Management Plan License Article
419. Prepared for the Public Utility District No. 2 of Grant Count, Ephrata, WA.
GCPUD and GeoEngineers, Inc. 2015. Priest Rapids Hydroelectric Project (FERC No. 2114) Wildlife
Habitat Management Plan License Article 409. Prepared for the Public Utility District No. 2 of
Grant Count, Ephrata, WA.
Kittitas County SEPA DETERMINATION OF NONSIGNFICANE. August 29, 2006. File for
(Vantage Bay Rezon [Z-06-25] and Preliminary Plat [P-06-26])
Kittitas County Shoreline Master Program. March 7, 2016. Kittitas County Shoreline Master Program
Update.
U.S. Fish and Wildlife Service. 2007. National Bald Eagle Management Guidelines. May 2007.
This concludes EAS’s 2017 review of biological resources on and near the subject parcels.
Sincerely,
Brett Tiller
Principal Scientist
W/Attachments
Index #9
Attachment A – 2006 Biological Resource Review
Index #9
I EIiI E AS ENVIRONMENTAL ASSESSMENT SERVICES
July 19,2006
BCSCBNINC.
21828 87th AVE SE
Suite 200
Woodinville, WA 98072
Attn: Skip Coddington
Subject: Letter Report -Biological Resources Review of a Proposed Housing Development
near Vantage. WA:
This letter serves to document an assessment of the biological resources that have been
observed on or within a 1.0 mile radius of the .proposed housing development near Vantage,
W A. This review was performed by Environmental Assessment Services (EAS) during the
spring of 2006.
Survey points of the proposed development footprint were provided by Todd LoIkus of Todd
Surveyors at (509) 754-0135 to EAS during early April, 2006. EAS then converted these
survey points into an Arcview™ GIS shape file and the resulting coordinates were plotted on
a map that illustrated significant geograpbic and anthropogenic features existing on or near
the proposed development area (Figure 1).
Two Washington State natural resources database requests were submitted by EAS for this
development on March 22, 2006; 1) Washington Department ofFish and WIldlife (WDFW)
priority habitats and species program and 2) Washington Department of Natural Resources
(WDNR) for rare plants and/or element occurrences. In addition, the site was visited by B.
Tiller (EAS) on 05-29-06 for an ocular assessment of the biological conditions that currently
exist there. Results from both database .reviews and the site visit are summarized below.
Botanical surveys were not specifically conducted in the development footprint because
Kittitas County does not include plants as part of their critical areas ordinance (pees. comm.
with Scott Turnbull in May, 2006). .
The proposed development site can be generally classified as highly disturbed habitat that
has had extensive agricultural and domestic livestock use for decades. No significant nat ural
resources (burrowing owls, ground squirrel colonies, raptor perch sites, wetlands, amphibian
rearing pools, etc .. ) were found there during the site visit in May, 2006.
Index #9
.---
s
July 19,2006
-·0 < o~-==--==-""!cuO::======~ildila
:::;\.:." ~<::,;.~''k ... } ·t·.~:.. ".r "f
Figure 1. Depiction of proposed housing development near Vantage, WA. The figure
illustrates USGS topographic features of the area, the footprint of the proposed housing
development (hatched sections), the Columbia River, the existing town of Vantage, and
major roadways.
Index #9
Iq EAS ENVIRONMENTAL AsSESSMENT SERVICES
July 20, 2006
Results of the WDFW database request were received by BAS on 04-21-06 and results of the
WDNR database request were received by BAS on 05-05-06. No significant natural features
were reported within the footprint of the development (see attachment A -letter from Wa.
Dept. of Nat. Res. to Mr. Brett Tiller dated 05-01-06). There were however, three
significant natural features adjacent to the proposed development footprint; I) an active bald
eagle nest, 2) a small inletlbackwater slough, and 3) areas of vegetation identified in the
national wetlands inventory:
Avian Resources: An active bald eagle (Haliaeetus /eucocehpa/us) nest was reported this
spring approximately I OOOft to the east of the proposed housing development footprint. This
nest site was first documented early in calendar year 2006, and subsequently verified by EAS
and the State WDFW regional biologist (JeffBernetowitz [509] 457-9304). Figure 2.0
illustrates the location of this nest in context to the proposed development footprint. BAS
staff consulted with WDFW in May, 2006 and provided theWDFW with a copy of Figure
2.0. WDFW staff subsequently prepared a letter to BAS to address the potential need of a
site-specific Bald Eagle Site Management Plan (BESMP) for the" development, consi~tent
with State and Federal Bald & Golden Eagle Protection Guidelines. This letter was prepared
on July 12,2006 and is attached as Appendix A of this letter report. In summary, WDFW
has concluded that no further actions are necessary at this time. However, if re-nesting is
observed there in subsequent years, some protection measures may be necessary (see
Attachement B -Letter from WDFW to B. Tiller dated July 12, 2006).
Water Resources: Adjacent to the proposed development foot-print (southern region and
.... 200 meters to the east) there is a relatively small back-water slough that is connected to the
Wanapum pool of the Columbia River and likely provides waterfowl, amphibian, and fish
habitat (see Fig.1). The slough is generally shallow (maximum depth ~ :feet) but likely
contaIDs a number of warm':'water fishes during high-water periods. The slough may provide
some habitat for juvenile salmonids during the rearing periods, but the lack of free-flowing
water (i.e. resulting high water temperatures) and the reservoir's water-level fluctuations
(potential stranding areas) limit the utility of this site as suitable juvenile salmonid habitat.
Aside from possible reduction of waterfowl use caused by increased human activities near
there, the slough's biological resources are not likely to be affected by the proposed
development. No water from the development is expected to enter the slough as the black
and grey water are to be contained [pers. comm. Skip Coddington (developer) June, 2006].
Plant Resources: WDFW priority habitats database identified a national wetlands area
located east of the slough. ~e "national wetlands area is located on adjacent property that is
controlled by Grant County Public Utility District and is approximately 1000 feet away from
the proposed development footprint. The national wetlands area is not likely to be affected
by the proposed development.
PO Box 265 • Richland, WA 99352 • (509) 375-148 1 • bretttiller@charter.net
Index #9
s
July 19, 2006
ENVIRONMENTAL ASSESSMENT_ SERVICES
.:.'. 400FootNcotBulf ...
o 800FootNcotBuII'cr o 800 Foot Sbordinc Ballir
[ZJ ........ 11
Figure 2. Bald Eagle Nest Site, 400 ft. nest buffer, 800 ft. nest buffer, and 800 ft. shoreline
buffer in proximity to the proposed housing development near Vantage, W A.
Index #9
I fJj E AS ENVIRONMENTAL AsSESSMENT SERVICES
July 19, 2006
This concludes EAS' s initial biological resource review of the proposed housing
development near Vantage, WA.
Please do not hesitate to call me at the number listed below with any questions regarding this
request.
Sincerely, ~#'
Sr. Scientist
See attachments
Index #9
45 ENVIRONMENTAL ASSESSMENT SERVICES
July 19, 2006
Attachment A
Washington Dept. of Natural Resources Database Review Letter
0--
Index #9
WASHINGTON STATE DEPARTMENTOF
Natural Resources
May 1, 2006
Brett Tiller
Environmental Assessment Services
POBox 265
Richland W A 99352
SUBJECT: Proposed Housing Development near Vantage, Kittitas County
(r17N R23E S29-32)
DOUG SUTHERLAND
Commissioner of Public Lands
We've searched the Natural Heritage Information System for information on significant natural
features in your project area Currently, we have no records for rare plants or high quality native
ecosystems within one mile of your project area.
The information provided by the Washington Natural Heritage Program is based solely on
existing information in the database. In the absence of field inventories, we cannot state whether
or not a given site contains high quality ecosystems or rare plant species; there may be significant
natural features in your study area of which we are I}ot aware.
The Washington Natural Heritage Program is responsible for information on the state's rare
plants as well as high quality ecosystems. For information on animal species of concern, please
contact Priority Habitats and Species, Washington Department of Fish and Wildlife, 600 Capitol
WayN, Olympia WA 98501-1091, or by phone (360) 902-2543.
Please visit our internet website at htlp:llwww.dnr.wa.gov/nhp for more information. Lists of rare
plants and their status, rare plant fact sheets, as well as rare plant survey guidelines are available
for download from the site. Please feel free to call me at (360) 902-1697 if you have any
questions, or bye-mail at sandramoody@wadnr.gov.
Sincerely,
&wt .&tm~YYI~
Sandy Swope Moody, Environmental Review and Grants Coordinator
Washington Natural Heritage Program
Asset Management & Protection Division, PO Box 47014, Olympia WA 98504-7014
FAX 360-902-1789
1111 WASHINGTON ST SE I PO BOX 47000 I OLYMPIA, WA 98504-7000
TEL: (360) 902-1000 I FAX: (360) 902-1775 I TTY: (360) 902-1125
Equal Opportunity Employer RECYClED PAPER 0 Index #9
S ENVIRONMENTAL ASSESSMENT SERVICES
July 19, 2006
Attachment B
Washington Dept. ofFish and Wildlife Bald Eagle Nest Site Assessment Letter
'-
Index #9
STATE OF WASHINGTON
DEPARTMENT OF FISH AND WILDLIFE
1701 5 24th Aven~e • Yakima, Washingtoll 98902-5720 • (509) 575-2740 FAX (509) 575-2474
July 12, 2006
Brett Tiller
Environmental Assessment Services
350 Hills Street, Suite 151
Richland, W A 99354
Dear Brett:
I am writing concerning the proposed development in Kittitas County on parcels 17-23-
30000-0001, 17-23-30000-0003, and 17-23-30010-0006. As you know, there had been a
bald eagle nest on the side of the Columbia River about 800 feet from the proposed
development. I first became aware of the nest in early· March and confirmed a bald eagle
incubating on March 14th. The eagle territory was name Vantage #1703. I went to the
site on June 13 th and found the nest tree had blown over. This was not surprising as the
tree was a dying hybrid poplar. In reviewing the above parcels, I determined there was
no need for a bald eagle plan or restrictions on the development to protect bald eagles.
The properties are distant enough from any potential nest trees that timing restrictions on
construction will not be needed. There also aren't any potential eagle perch or nest trees
on the above parcels.
I am uncertain if eagles will return to the area for nesting in the future. The only trees in
the area are relatively small with tight branching that wouldn't typically be good nest
trees. If the eagles do return, the onlyconcem would be human disturbance around the
nest. The best course of action if eagles do return would be to try to educate the new
homeowners and work with Grant County PUD (owner ofland with potential nest trees)
to limit disturbance directly around the nest during critical periods. WDFW would
undertake that responsibility.
Sincerely,
District Wildlife Biologist
Washington Department ofFish and Wildlife
Index #9
l.fA EAS ENVIRONMENTAL AsSESSMENT SERVICES
August 19,2006
BCSCBNINC.
21828 87th AVE SE
Suite 200
Woodinville, WA 98072
Attn: Skip Coddington
Subject: -Supplemental Biological Resource Assessments of a the Vantage Bay Rezone and
Preliminary Plat (Z0625): .
This letter was prepared to address the Department of Ecology's (Ecology) 07-31-06
comments concerning ShoreJandslEnvironmental Assistance near the Vantage Bay Rezone
Project (Z0625).
Two main issues were identified on page 6 and 7 in the letter; 1) that no wildlife use survey
had been performed and 2) potential impacts to adjacent wetlands was not adequately
addressed.
A five page biological resource review letter report was sent to BCSCBN Inc. and Todd
Lolkus Land Surveying LLC, by Environmental Assessment Services (EAS) on07-19-06.
This report, along with appendices showing the Washington Department ofFish and
Wildlife's (WDFW) Bald Eagle Nest Site Management strategy and the State Department of
Natural Resources' database review, was not provided to Ecology prior to their review. Mr.
Brett Tiller (EAS) subsequently provided this letter report (w/o figures or attachments)
electronically to Catherine Reed for review on 08-08-06.
Comments provided on page 6 of Ecology's letter to Mrs. Valencia (Kittitas Co. Planner)
also noted that any development within 200 feet of the OHWM or the floodway (whichever
is more landward) needs to be in compliance with Kittitas Co. Shoreline Master Plan
(KCSMP) and buffers should be imposed through the Kittitas Co. Critical Areas Ordinance
that are large enough to protect wetland functions from degradation. Ecology recommended
that a functional analysis of the wetland area be completed and provided for public review
and comment before the County approves the rezone.
The initial biological resources review letter report prepared by EAS on 07-19-06 included a
, review of the State's priority habitats and species database. In that review, two wetland areas
were identified as part of the national wetlands inventory, however, those areas were several
hundred meters from the Vantage Bay development footprint and as such, were not likely to
be adversely affected by the Vantage Bay development. However, subsequent to Ecology's
submission of the Vantage Bay Rezone Preliminary Plat comments, EAS attained updated
National Wetlands Inventory data that identified an additional wetland area within 200 feet
of the development footprint.
PO Box 265 . Richland, WA 99352 • (509) 375-1481 • bretttiller@charter.net
Index #9
·I~ EAS ENVIRONMENTAL AsSESSMENT SERVICES
August 19,2006
In response to this new finding, EAS conducted a functional analyses of the wetland
consistent with methodologies endorsed by the Washington State Dept. of Ecology.
Additionally, approximately 200 meters (600 feet) of the western-most boundary of the
wetland area was delineated to assess distances nearest to the boundaries of the
development's footprint. Three flagged wetland boundary points were then surveyed by
Todd Lolkus Land Surveying, LLC and a depiction of the distances between the wetlands
and property boundary is shown in Figure 1 below .
..
INLET
lEGERD:
9 WETLAND FLAG FOUND
--APPROXIMATE LOCATION OF
WATER INlET BANK
s
•
Figure 1 -Depiction of wetland points delineated as part of the Vantage Bay
Rezone & Preliminary Plat.
PO Box 265 . Richland , WA 99352 . (509) 375-148 1 . bretttiller@charter.net
Index #9
.... : ....... 1& EAS ENVIRONMENTAL AsSESSMENT SERVICES
August 19,2006
The functional analysis indicated that the adjacent wetland qualified as a Category 2 with the
possibility of being a Category 3 (the highest wetlands resource value) if site-speCific surveys
for special status species of plants were conducted. The Kittitas County Critical Areas
Ordinance was then used to identify and administer the most protective buffer around this .
wetland (80ft., see Fig. 1). No further delineations or rare plan evaluations were conducted
because the Preliminary Plat is over 120 feet from the wetlands area and do not intrude into
the prescribed wetland buffer. The developer will provide signs at major access points
indicating that the area contains sensitive wetland habitats.
This adjacent wetlands area was established or greatly enhanced by a previous property
owner a number of years ago. As such, the mouth of the slough is not conducive for boat
access due to a shallow underwater bar there and use of this slough by other members of the
public is not expected to by affected by this project.
The project's storm water management design will likely allow percolation of the water into
the slough. As a result, water temperatures in the slough may be affected; i.e. cooler
temperatures in the sUmmer and warmer temperatures dwing the wipter. This is typically not
thought to be an adverse effect because water temperatures in the Columbia River are already
un-naturally high during the summers due to impoundment and temperatures in backwater
areas often exceed upper lethal temperature thresholds for many native aquatic biota (such as
salmon) in the Pacific Northwest. EAS recommends a baseline evaluation and subsequent
semi-annual monitoring of water quality (temp, DO, conductance) and of the benthic .
community (macroinverrebrate community structure) for a period of three years to document
possible changes in the slough due to storm water practices at the Vantage Bay Rezone and
PreHminary Plat.
I hope these efforts and findings satis~torily address the Ecology's
Shore1andlEnvironmental Assistance comments that were provided to Joanna Valencia.
Please do not hesitate to contact me with any questions or additional concerns.
Sincerely,
Brett Tiller
Sr. Scientist
PO Box 265 . Richland, WA 99352 . (509) 375-1481 . bretttilier@charter.net
Index #9
~
0 , G">
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iJ
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LEGEND:
8 WETLAND FLAG FOUND
J»»\\\!!\»llm!!!Q»UU APPROXIMATE LOCATION OF
WATER INLET BANK
N
W E
S
Index #9
Attachment B – Kittitas County Parcel Maps
Index #9
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Attachment C – WDFW Priority Habitat and Species Report
Index #9
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Attachment D – Public Utility District No. 2 of Grant County, WA Shoreline Management Plan
Reach R4 & R5 Map
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Attachment E – Washington Natural Heritage Program Consultation
Index #9
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Attachment F - U.S. Fish and Wildlife Service National Wetlands Inventory
Index #9
Index #9
APPENDIX H
USDA Soil Resource Report
Index #10
United States
Department of
Agriculture
A product of the National
Cooperative Soil Survey,
a joint effort of the United
States Department of
Agriculture and other
Federal agencies, State
agencies including the
Agricultural Experiment
Stations, and local
participants
Custom Soil Resource
Report for
Kittitas County
Area, WashingtonNatural
Resources
Conservation
Service
April 20, 2017Index #10
Preface
Soil surveys contain information that affects land use planning in survey areas.
They highlight soil limitations that affect various land uses and provide information
about the properties of the soils in the survey areas. Soil surveys are designed for
many different users, including farmers, ranchers, foresters, agronomists, urban
planners, community officials, engineers, developers, builders, and home buyers.
Also, conservationists, teachers, students, and specialists in recreation, waste
disposal, and pollution control can use the surveys to help them understand,
protect, or enhance the environment.
Various land use regulations of Federal, State, and local governments may impose
special restrictions on land use or land treatment. Soil surveys identify soil
properties that are used in making various land use or land treatment decisions.
The information is intended to help the land users identify and reduce the effects of
soil limitations on various land uses. The landowner or user is responsible for
identifying and complying with existing laws and regulations.
Although soil survey information can be used for general farm, local, and wider area
planning, onsite investigation is needed to supplement this information in some
cases. Examples include soil quality assessments (http://www.nrcs.usda.gov/wps/
portal/nrcs/main/soils/health/) and certain conservation and engineering
applications. For more detailed information, contact your local USDA Service Center
(https://offices.sc.egov.usda.gov/locator/app?agency=nrcs) or your NRCS State Soil
Scientist (http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/contactus/?
cid=nrcs142p2_053951).
Great differences in soil properties can occur within short distances. Some soils are
seasonally wet or subject to flooding. Some are too unstable to be used as a
foundation for buildings or roads. Clayey or wet soils are poorly suited to use as
septic tank absorption fields. A high water table makes a soil poorly suited to
basements or underground installations.
The National Cooperative Soil Survey is a joint effort of the United States
Department of Agriculture and other Federal agencies, State agencies including the
Agricultural Experiment Stations, and local agencies. The Natural Resources
Conservation Service (NRCS) has leadership for the Federal part of the National
Cooperative Soil Survey.
Information about soils is updated periodically. Updated information is available
through the NRCS Web Soil Survey, the site for official soil survey information.
The U.S. Department of Agriculture (USDA) prohibits discrimination in all its
programs and activities on the basis of race, color, national origin, age, disability,
and where applicable, sex, marital status, familial status, parental status, religion,
sexual orientation, genetic information, political beliefs, reprisal, or because all or a
part of an individual's income is derived from any public assistance program. (Not
all prohibited bases apply to all programs.) Persons with disabilities who require
2 Index #10
alternative means for communication of program information (Braille, large print,
audiotape, etc.) should contact USDA's TARGET Center at (202) 720-2600 (voice
and TDD). To file a complaint of discrimination, write to USDA, Director, Office of
Civil Rights, 1400 Independence Avenue, S.W., Washington, D.C. 20250-9410 or
call (800) 795-3272 (voice) or (202) 720-6382 (TDD). USDA is an equal opportunity
provider and employer.
3 Index #10
Contents
Preface....................................................................................................................2
How Soil Surveys Are Made..................................................................................5
Soil Map..................................................................................................................8
Soil Map................................................................................................................9
Legend................................................................................................................10
Map Unit Legend................................................................................................ 11
Map Unit Descriptions.........................................................................................11
Kittitas County Area, Washington................................................................... 13
712—Malaga cobbly sandy loam, 3 to 15 percent slopes...........................13
713—Malaga cobbly sandy loam, 15 to 30 percent slopes.........................14
748—Malaga gravelly sandy loam, 2 to 5 percent slopes...........................15
911—Sagehill-Burbank-Malaga complex, 30 to 60 percent slopes.............16
923—Sagehill-Timmerman complex, 3 to 15 percent slopes......................19
924—Malaga stony sandy loam, 3 to 15 percent slopes.............................21
W—Water....................................................................................................22
References............................................................................................................23
Glossary................................................................................................................25
4 Index #10
How Soil Surveys Are Made
Soil surveys are made to provide information about the soils and miscellaneous
areas in a specific area. They include a description of the soils and miscellaneous
areas and their location on the landscape and tables that show soil properties and
limitations affecting various uses. Soil scientists observed the steepness, length,
and shape of the slopes; the general pattern of drainage; the kinds of crops and
native plants; and the kinds of bedrock. They observed and described many soil
profiles. A soil profile is the sequence of natural layers, or horizons, in a soil. The
profile extends from the surface down into the unconsolidated material in which the
soil formed or from the surface down to bedrock. The unconsolidated material is
devoid of roots and other living organisms and has not been changed by other
biological activity.
Currently, soils are mapped according to the boundaries of major land resource
areas (MLRAs). MLRAs are geographically associated land resource units that
share common characteristics related to physiography, geology, climate, water
resources, soils, biological resources, and land uses (USDA, 2006). Soil survey
areas typically consist of parts of one or more MLRA.
The soils and miscellaneous areas in a survey area occur in an orderly pattern that
is related to the geology, landforms, relief, climate, and natural vegetation of the
area. Each kind of soil and miscellaneous area is associated with a particular kind
of landform or with a segment of the landform. By observing the soils and
miscellaneous areas in the survey area and relating their position to specific
segments of the landform, a soil scientist develops a concept, or model, of how they
were formed. Thus, during mapping, this model enables the soil scientist to predict
with a considerable degree of accuracy the kind of soil or miscellaneous area at a
specific location on the landscape.
Commonly, individual soils on the landscape merge into one another as their
characteristics gradually change. To construct an accurate soil map, however, soil
scientists must determine the boundaries between the soils. They can observe only
a limited number of soil profiles. Nevertheless, these observations, supplemented
by an understanding of the soil-vegetation-landscape relationship, are sufficient to
verify predictions of the kinds of soil in an area and to determine the boundaries.
Soil scientists recorded the characteristics of the soil profiles that they studied. They
noted soil color, texture, size and shape of soil aggregates, kind and amount of rock
fragments, distribution of plant roots, reaction, and other features that enable them
to identify soils. After describing the soils in the survey area and determining their
properties, the soil scientists assigned the soils to taxonomic classes (units).
Taxonomic classes are concepts. Each taxonomic class has a set of soil
characteristics with precisely defined limits. The classes are used as a basis for
comparison to classify soils systematically. Soil taxonomy, the system of taxonomic
classification used in the United States, is based mainly on the kind and character
of soil properties and the arrangement of horizons within the profile. After the soil
5 Index #10
scientists classified and named the soils in the survey area, they compared the
individual soils with similar soils in the same taxonomic class in other areas so that
they could confirm data and assemble additional data based on experience and
research.
The objective of soil mapping is not to delineate pure map unit components; the
objective is to separate the landscape into landforms or landform segments that
have similar use and management requirements. Each map unit is defined by a
unique combination of soil components and/or miscellaneous areas in predictable
proportions. Some components may be highly contrasting to the other components
of the map unit. The presence of minor components in a map unit in no way
diminishes the usefulness or accuracy of the data. The delineation of such
landforms and landform segments on the map provides sufficient information for the
development of resource plans. If intensive use of small areas is planned, onsite
investigation is needed to define and locate the soils and miscellaneous areas.
Soil scientists make many field observations in the process of producing a soil map.
The frequency of observation is dependent upon several factors, including scale of
mapping, intensity of mapping, design of map units, complexity of the landscape,
and experience of the soil scientist. Observations are made to test and refine the
soil-landscape model and predictions and to verify the classification of the soils at
specific locations. Once the soil-landscape model is refined, a significantly smaller
number of measurements of individual soil properties are made and recorded.
These measurements may include field measurements, such as those for color,
depth to bedrock, and texture, and laboratory measurements, such as those for
content of sand, silt, clay, salt, and other components. Properties of each soil
typically vary from one point to another across the landscape.
Observations for map unit components are aggregated to develop ranges of
characteristics for the components. The aggregated values are presented. Direct
measurements do not exist for every property presented for every map unit
component. Values for some properties are estimated from combinations of other
properties.
While a soil survey is in progress, samples of some of the soils in the area generally
are collected for laboratory analyses and for engineering tests. Soil scientists
interpret the data from these analyses and tests as well as the field-observed
characteristics and the soil properties to determine the expected behavior of the
soils under different uses. Interpretations for all of the soils are field tested through
observation of the soils in different uses and under different levels of management.
Some interpretations are modified to fit local conditions, and some new
interpretations are developed to meet local needs. Data are assembled from other
sources, such as research information, production records, and field experience of
specialists. For example, data on crop yields under defined levels of management
are assembled from farm records and from field or plot experiments on the same
kinds of soil.
Predictions about soil behavior are based not only on soil properties but also on
such variables as climate and biological activity. Soil conditions are predictable over
long periods of time, but they are not predictable from year to year. For example,
soil scientists can predict with a fairly high degree of accuracy that a given soil will
have a high water table within certain depths in most years, but they cannot predict
that a high water table will always be at a specific level in the soil on a specific date.
After soil scientists located and identified the significant natural bodies of soil in the
survey area, they drew the boundaries of these bodies on aerial photographs and
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identified each as a specific map unit. Aerial photographs show trees, buildings,
fields, roads, and rivers, all of which help in locating boundaries accurately.
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Soil Map
The soil map section includes the soil map for the defined area of interest, a list of
soil map units on the map and extent of each map unit, and cartographic symbols
displayed on the map. Also presented are various metadata about data used to
produce the map, and a description of each soil map unit.
8 Index #10
9
Custom Soil Resource Report
Soil Map
52009005201200520150052018005202100520240052027005203000520060052009005201200520150052018005202100520240052027005203000271800 272100 272400 272700 273000 273300
271800 272100 272400 272700 273000 273300
46° 56' 30'' N 119° 59' 58'' W46° 56' 30'' N119° 58' 31'' W46° 55' 11'' N
119° 59' 58'' W46° 55' 11'' N
119° 58' 31'' WN
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 11N WGS84
0 500 1000 2000 3000
Feet
0 150 300 600 900
Meters
Map Scale: 1:11,900 if printed on A portrait (8.5" x 11") sheet.
Index #10
MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point Features
Blowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:24,000.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator
projection, which preserves direction and shape but distorts
distance and area. A projection that preserves area, such as the
Albers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) listed below.
Soil Survey Area: Kittitas County Area, Washington
Survey Area Data: Version 9, Sep 9, 2016
Soil map units are labeled (as space allows) for map scales
1:50,000 or larger.
Date(s) aerial images were photographed: Aug 6, 2010—Oct 17,
2010
The orthophoto or other base map on which the soil lines were
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
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Map Unit Legend
Kittitas County Area, Washington (WA637)
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
712 Malaga cobbly sandy loam, 3 to
15 percent slopes
4.8 2.0%
713 Malaga cobbly sandy loam, 15
to 30 percent slopes
31.0 12.7%
748 Malaga gravelly sandy loam, 2
to 5 percent slopes
114.1 46.8%
911 Sagehill-Burbank-Malaga
complex, 30 to 60 percent
slopes
1.4 0.6%
923 Sagehill-Timmerman complex,
3 to 15 percent slopes
44.0 18.0%
924 Malaga stony sandy loam, 3 to
15 percent slopes
39.4 16.2%
W Water 9.3 3.8%
Totals for Area of Interest 244.0 100.0%
Map Unit Descriptions
The map units delineated on the detailed soil maps in a soil survey represent the
soils or miscellaneous areas in the survey area. The map unit descriptions, along
with the maps, can be used to determine the composition and properties of a unit.
A map unit delineation on a soil map represents an area dominated by one or more
major kinds of soil or miscellaneous areas. A map unit is identified and named
according to the taxonomic classification of the dominant soils. Within a taxonomic
class there are precisely defined limits for the properties of the soils. On the
landscape, however, the soils are natural phenomena, and they have the
characteristic variability of all natural phenomena. Thus, the range of some
observed properties may extend beyond the limits defined for a taxonomic class.
Areas of soils of a single taxonomic class rarely, if ever, can be mapped without
including areas of other taxonomic classes. Consequently, every map unit is made
up of the soils or miscellaneous areas for which it is named and some minor
components that belong to taxonomic classes other than those of the major soils.
Most minor soils have properties similar to those of the dominant soil or soils in the
map unit, and thus they do not affect use and management. These are called
noncontrasting, or similar, components. They may or may not be mentioned in a
particular map unit description. Other minor components, however, have properties
and behavioral characteristics divergent enough to affect use or to require different
management. These are called contrasting, or dissimilar, components. They
generally are in small areas and could not be mapped separately because of the
scale used. Some small areas of strongly contrasting soils or miscellaneous areas
are identified by a special symbol on the maps. If included in the database for a
given area, the contrasting minor components are identified in the map unit
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descriptions along with some characteristics of each. A few areas of minor
components may not have been observed, and consequently they are not
mentioned in the descriptions, especially where the pattern was so complex that it
was impractical to make enough observations to identify all the soils and
miscellaneous areas on the landscape.
The presence of minor components in a map unit in no way diminishes the
usefulness or accuracy of the data. The objective of mapping is not to delineate
pure taxonomic classes but rather to separate the landscape into landforms or
landform segments that have similar use and management requirements. The
delineation of such segments on the map provides sufficient information for the
development of resource plans. If intensive use of small areas is planned, however,
onsite investigation is needed to define and locate the soils and miscellaneous
areas.
An identifying symbol precedes the map unit name in the map unit descriptions.
Each description includes general facts about the unit and gives important soil
properties and qualities.
Soils that have profiles that are almost alike make up a soil series. Except for
differences in texture of the surface layer, all the soils of a series have major
horizons that are similar in composition, thickness, and arrangement.
Soils of one series can differ in texture of the surface layer, slope, stoniness,
salinity, degree of erosion, and other characteristics that affect their use. On the
basis of such differences, a soil series is divided into soil phases. Most of the areas
shown on the detailed soil maps are phases of soil series. The name of a soil phase
commonly indicates a feature that affects use or management. For example, Alpha
silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.
Some map units are made up of two or more major soils or miscellaneous areas.
These map units are complexes, associations, or undifferentiated groups.
A complex consists of two or more soils or miscellaneous areas in such an intricate
pattern or in such small areas that they cannot be shown separately on the maps.
The pattern and proportion of the soils or miscellaneous areas are somewhat similar
in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.
An association is made up of two or more geographically associated soils or
miscellaneous areas that are shown as one unit on the maps. Because of present
or anticipated uses of the map units in the survey area, it was not considered
practical or necessary to map the soils or miscellaneous areas separately. The
pattern and relative proportion of the soils or miscellaneous areas are somewhat
similar. Alpha-Beta association, 0 to 2 percent slopes, is an example.
An undifferentiated group is made up of two or more soils or miscellaneous areas
that could be mapped individually but are mapped as one unit because similar
interpretations can be made for use and management. The pattern and proportion
of the soils or miscellaneous areas in a mapped area are not uniform. An area can
be made up of only one of the major soils or miscellaneous areas, or it can be made
up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.
Some surveys include miscellaneous areas. Such areas have little or no soil
material and support little or no vegetation. Rock outcrop is an example.
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Kittitas County Area, Washington
712—Malaga cobbly sandy loam, 3 to 15 percent slopes
Map Unit Setting
National map unit symbol: 2l7m
Elevation: 500 to 1,300 feet
Mean annual precipitation: 6 to 9 inches
Mean annual air temperature: 48 to 50 degrees F
Frost-free period: 135 to 195 days
Farmland classification: Not prime farmland
Map Unit Composition
Malaga and similar soils: 80 percent
Minor components: 20 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Malaga
Setting
Landform: Terraces
Down-slope shape: Concave
Across-slope shape: Concave
Parent material: Glacial outwash
Typical profile
H1 - 0 to 4 inches: cobbly sandy loam
H2 - 4 to 9 inches: gravelly sandy loam
H3 - 9 to 12 inches: very gravelly sandy loam
H4 - 12 to 19 inches: extremely gravelly sandy loam
H5 - 19 to 60 inches: extremely gravelly coarse sand
Properties and qualities
Slope: 3 to 15 percent
Depth to restrictive feature: 15 to 28 inches to strongly contrasting textural
stratification
Natural drainage class: Somewhat excessively drained
Capacity of the most limiting layer to transmit water (Ksat): Moderately high to
high (0.57 to 1.98 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 5 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Available water storage in profile: Very low (about 1.6 inches)
Interpretive groups
Land capability classification (irrigated): 4s
Land capability classification (nonirrigated): 6s
Hydrologic Soil Group: B
Ecological site: SANDY 6-10 PZ (R007XY501WA)
Hydric soil rating: No
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Minor Components
Fortyday
Percent of map unit: 10 percent
Hydric soil rating: No
Rock outcrop
Percent of map unit: 5 percent
Hydric soil rating: No
Nevo
Percent of map unit: 5 percent
Hydric soil rating: No
713—Malaga cobbly sandy loam, 15 to 30 percent slopes
Map Unit Setting
National map unit symbol: 2l7n
Elevation: 500 to 1,300 feet
Mean annual precipitation: 6 to 9 inches
Mean annual air temperature: 48 to 50 degrees F
Frost-free period: 135 to 195 days
Farmland classification: Not prime farmland
Map Unit Composition
Malaga and similar soils: 80 percent
Minor components: 20 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Malaga
Setting
Landform: Terraces
Down-slope shape: Concave
Across-slope shape: Concave
Parent material: Glacial outwash
Typical profile
H1 - 0 to 4 inches: cobbly sandy loam
H2 - 4 to 9 inches: gravelly sandy loam
H3 - 9 to 12 inches: very gravelly sandy loam
H4 - 12 to 19 inches: extremely gravelly sandy loam
H5 - 19 to 60 inches: extremely gravelly coarse sand
Properties and qualities
Slope: 15 to 30 percent
Depth to restrictive feature: 15 to 28 inches to strongly contrasting textural
stratification
Natural drainage class: Somewhat excessively drained
Capacity of the most limiting layer to transmit water (Ksat): Moderately high to
high (0.57 to 1.98 in/hr)
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Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 5 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Available water storage in profile: Very low (about 1.6 inches)
Interpretive groups
Land capability classification (irrigated): None specified
Land capability classification (nonirrigated): 6s
Hydrologic Soil Group: B
Ecological site: SANDY 6-10 PZ (R007XY501WA)
Hydric soil rating: No
Minor Components
Fortyday
Percent of map unit: 10 percent
Hydric soil rating: No
Nevo
Percent of map unit: 5 percent
Hydric soil rating: No
Rock outcrop
Percent of map unit: 5 percent
Hydric soil rating: No
748—Malaga gravelly sandy loam, 2 to 5 percent slopes
Map Unit Setting
National map unit symbol: 2l87
Elevation: 800 to 1,300 feet
Mean annual precipitation: 6 to 9 inches
Mean annual air temperature: 48 to 50 degrees F
Frost-free period: 135 to 195 days
Farmland classification: Prime farmland if irrigated
Map Unit Composition
Malaga and similar soils: 80 percent
Minor components: 20 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Malaga
Setting
Landform: Terraces
Down-slope shape: Concave
Across-slope shape: Concave
Parent material: Glacial outwash
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Typical profile
H1 - 0 to 4 inches: gravelly sandy loam
H2 - 4 to 9 inches: gravelly sandy loam
H3 - 9 to 12 inches: very gravelly sandy loam
H4 - 12 to 19 inches: extremely gravelly sandy loam
H5 - 19 to 60 inches: extremely gravelly coarse sand
Properties and qualities
Slope: 2 to 5 percent
Depth to restrictive feature: 15 to 28 inches to strongly contrasting textural
stratification
Natural drainage class: Somewhat excessively drained
Capacity of the most limiting layer to transmit water (Ksat): Moderately high to
high (0.57 to 1.98 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 5 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Available water storage in profile: Very low (about 1.6 inches)
Interpretive groups
Land capability classification (irrigated): 4s
Land capability classification (nonirrigated): 6s
Hydrologic Soil Group: B
Ecological site: SANDY 6-10 PZ (R007XY501WA)
Hydric soil rating: No
Minor Components
Fortyday
Percent of map unit: 10 percent
Hydric soil rating: No
Rock outcrop
Percent of map unit: 5 percent
Hydric soil rating: No
Nevo
Percent of map unit: 5 percent
Hydric soil rating: No
911—Sagehill-Burbank-Malaga complex, 30 to 60 percent slopes
Map Unit Setting
National map unit symbol: 2lf8
Elevation: 600 to 1,300 feet
Mean annual precipitation: 6 to 9 inches
Mean annual air temperature: 48 to 50 degrees F
Frost-free period: 135 to 195 days
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Farmland classification: Not prime farmland
Map Unit Composition
Sagehill and similar soils: 35 percent
Burbank and similar soils: 30 percent
Malaga and similar soils: 25 percent
Minor components: 10 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Sagehill
Setting
Landform: Terraces, escarpments
Down-slope shape: Concave, linear
Across-slope shape: Concave, convex
Parent material: Lacustrine deposits with a mantle of volcanic ash
Typical profile
H1 - 0 to 6 inches: fine sandy loam
H2 - 6 to 28 inches: fine sandy loam
H3 - 28 to 45 inches: fine sandy loam
H4 - 45 to 60 inches: fine sandy loam
Properties and qualities
Slope: 30 to 60 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Well drained
Capacity of the most limiting layer to transmit water (Ksat): Moderately high to
high (0.57 to 1.98 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 35 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Sodium adsorption ratio, maximum in profile: 2.0
Available water storage in profile: High (about 9.1 inches)
Interpretive groups
Land capability classification (irrigated): None specified
Land capability classification (nonirrigated): 7e
Hydrologic Soil Group: B
Ecological site: SANDY 6-10 PZ (R007XY501WA)
Hydric soil rating: No
Description of Burbank
Setting
Landform: Terraces, escarpments
Down-slope shape: Concave, linear
Across-slope shape: Concave, convex
Parent material: Alluvium or glacial outwash
Typical profile
H1 - 0 to 5 inches: very cobbly loamy sand
H2 - 5 to 17 inches: very cobbly loamy sand
H3 - 17 to 60 inches: very gravelly sand
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Properties and qualities
Slope: 30 to 60 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Excessively drained
Capacity of the most limiting layer to transmit water (Ksat): High to very high (5.95
to 19.98 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 5 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Sodium adsorption ratio, maximum in profile: 1.0
Available water storage in profile: Very low (about 1.9 inches)
Interpretive groups
Land capability classification (irrigated): None specified
Land capability classification (nonirrigated): 7e
Hydrologic Soil Group: A
Ecological site: SANDS 6-10 PZ (R007XY502WA)
Hydric soil rating: No
Description of Malaga
Setting
Landform: Terraces
Down-slope shape: Concave
Across-slope shape: Concave
Parent material: Glacial outwash
Typical profile
H1 - 0 to 4 inches: gravelly sandy loam
H2 - 4 to 9 inches: gravelly sandy loam
H3 - 9 to 12 inches: very gravelly sandy loam
H4 - 12 to 19 inches: extremely gravelly sandy loam
H5 - 19 to 60 inches: extremely gravelly coarse sand
Properties and qualities
Slope: 30 to 60 percent
Depth to restrictive feature: 15 to 28 inches to strongly contrasting textural
stratification
Natural drainage class: Somewhat excessively drained
Capacity of the most limiting layer to transmit water (Ksat): Moderately high to
high (0.57 to 1.98 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 5 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Available water storage in profile: Very low (about 1.6 inches)
Interpretive groups
Land capability classification (irrigated): None specified
Land capability classification (nonirrigated): 7e
Hydrologic Soil Group: B
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Ecological site: SANDY 6-10 PZ (R007XY501WA)
Hydric soil rating: No
Minor Components
Fortyday
Percent of map unit: 5 percent
Hydric soil rating: No
Winchester
Percent of map unit: 5 percent
Hydric soil rating: No
923—Sagehill-Timmerman complex, 3 to 15 percent slopes
Map Unit Setting
National map unit symbol: 2lfn
Elevation: 600 to 1,800 feet
Mean annual precipitation: 6 to 9 inches
Mean annual air temperature: 48 to 50 degrees F
Frost-free period: 135 to 195 days
Farmland classification: Farmland of statewide importance
Map Unit Composition
Timmerman and similar soils: 45 percent
Sagehill and similar soils: 40 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Timmerman
Setting
Landform: Terraces, outwash plains
Down-slope shape: Concave, linear
Across-slope shape: Concave, linear
Parent material: Glacial outwash and alluvium with an influence of loess in the
upper part
Typical profile
H1 - 0 to 3 inches: sandy loam
H2 - 3 to 15 inches: sandy loam
H3 - 15 to 60 inches: loamy coarse sand
Properties and qualities
Slope: 3 to 15 percent
Depth to restrictive feature: 13 to 37 inches to strongly contrasting textural
stratification
Natural drainage class: Well drained
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Capacity of the most limiting layer to transmit water (Ksat): High (1.98 to 5.95
in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 15 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Sodium adsorption ratio, maximum in profile: 2.0
Available water storage in profile: Very low (about 1.9 inches)
Interpretive groups
Land capability classification (irrigated): 4e
Land capability classification (nonirrigated): 6e
Hydrologic Soil Group: A
Ecological site: SANDY 6-10 PZ (R007XY501WA)
Hydric soil rating: No
Description of Sagehill
Setting
Landform: Terraces
Down-slope shape: Concave
Across-slope shape: Concave
Parent material: Lacustrine deposits with a mantle of volcanic ash
Typical profile
H1 - 0 to 6 inches: fine sandy loam
H2 - 6 to 28 inches: fine sandy loam
H3 - 28 to 45 inches: fine sandy loam
H4 - 45 to 60 inches: fine sandy loam
Properties and qualities
Slope: 3 to 15 percent
Depth to restrictive feature: More than 80 inches
Natural drainage class: Well drained
Capacity of the most limiting layer to transmit water (Ksat): Moderately high to
high (0.57 to 1.98 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Calcium carbonate, maximum in profile: 35 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Sodium adsorption ratio, maximum in profile: 2.0
Available water storage in profile: High (about 9.1 inches)
Interpretive groups
Land capability classification (irrigated): 3e
Land capability classification (nonirrigated): 6e
Hydrologic Soil Group: B
Ecological site: SANDY 6-10 PZ (R007XY501WA)
Hydric soil rating: No
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Minor Components
Nevo
Percent of map unit: 10 percent
Hydric soil rating: No
Rock outcrop
Percent of map unit: 5 percent
Hydric soil rating: No
924—Malaga stony sandy loam, 3 to 15 percent slopes
Map Unit Setting
National map unit symbol: 2lfp
Elevation: 500 to 1,300 feet
Mean annual precipitation: 6 to 9 inches
Mean annual air temperature: 48 to 50 degrees F
Frost-free period: 135 to 195 days
Farmland classification: Not prime farmland
Map Unit Composition
Malaga, stony sandy loam, and similar soils: 35 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
Description of Malaga, Stony Sandy Loam
Setting
Landform: Terraces
Down-slope shape: Concave
Across-slope shape: Concave
Parent material: Glacial outwash
Typical profile
H1 - 0 to 4 inches: stony sandy loam
H2 - 4 to 9 inches: gravelly sandy loam
H3 - 9 to 12 inches: very gravelly sandy loam
H4 - 12 to 19 inches: extremely gravelly sandy loam
H5 - 19 to 60 inches: extremely gravelly coarse sand
Properties and qualities
Slope: 3 to 15 percent
Depth to restrictive feature: 15 to 28 inches to strongly contrasting textural
stratification
Natural drainage class: Somewhat excessively drained
Capacity of the most limiting layer to transmit water (Ksat): Moderately high to
high (0.57 to 1.98 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
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Frequency of ponding: None
Calcium carbonate, maximum in profile: 5 percent
Salinity, maximum in profile: Nonsaline to very slightly saline (0.0 to 2.0
mmhos/cm)
Available water storage in profile: Very low (about 1.6 inches)
Interpretive groups
Land capability classification (irrigated): 6s
Land capability classification (nonirrigated): 6s
Hydrologic Soil Group: B
Ecological site: SANDY 6-10 PZ (R007XY501WA)
Hydric soil rating: No
Minor Components
Nevo
Percent of map unit: 10 percent
Hydric soil rating: No
Fortyday
Percent of map unit: 5 percent
Hydric soil rating: No
W—Water
Map Unit Composition
Water: 100 percent
Estimates are based on observations, descriptions, and transects of the mapunit.
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References
American Association of State Highway and Transportation Officials (AASHTO).
2004. Standard specifications for transportation materials and methods of sampling
and testing. 24th edition.
American Society for Testing and Materials (ASTM). 2005. Standard classification of
soils for engineering purposes. ASTM Standard D2487-00.
Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of
wetlands and deep-water habitats of the United States. U.S. Fish and Wildlife
Service FWS/OBS-79/31.
Federal Register. July 13, 1994. Changes in hydric soils of the United States.
Federal Register. September 18, 2002. Hydric soils of the United States.
Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric
soils in the United States.
National Research Council. 1995. Wetlands: Characteristics and boundaries.
Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service.
U.S. Department of Agriculture Handbook 18. http://www.nrcs.usda.gov/wps/portal/
nrcs/detail/national/soils/?cid=nrcs142p2_054262
Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for
making and interpreting soil surveys. 2nd edition. Natural Resources Conservation
Service, U.S. Department of Agriculture Handbook 436. http://
www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053577
Soil Survey Staff. 2010. Keys to soil taxonomy. 11th edition. U.S. Department of
Agriculture, Natural Resources Conservation Service. http://
www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?cid=nrcs142p2_053580
Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and
Delaware Department of Natural Resources and Environmental Control, Wetlands
Section.
United States Army Corps of Engineers, Environmental Laboratory. 1987. Corps of
Engineers wetlands delineation manual. Waterways Experiment Station Technical
Report Y-87-1.
United States Department of Agriculture, Natural Resources Conservation Service.
National forestry manual. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/
home/?cid=nrcs142p2_053374
United States Department of Agriculture, Natural Resources Conservation Service.
National range and pasture handbook. http://www.nrcs.usda.gov/wps/portal/nrcs/
detail/national/landuse/rangepasture/?cid=stelprdb1043084
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United States Department of Agriculture, Natural Resources Conservation Service.
National soil survey handbook, title 430-VI. http://www.nrcs.usda.gov/wps/portal/
nrcs/detail/soils/scientists/?cid=nrcs142p2_054242
United States Department of Agriculture, Natural Resources Conservation Service.
2006. Land resource regions and major land resource areas of the United States,
the Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook
296. http://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?
cid=nrcs142p2_053624
United States Department of Agriculture, Soil Conservation Service. 1961. Land
capability classification. U.S. Department of Agriculture Handbook 210. http://
www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/nrcs142p2_052290.pdf
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Glossary
Many of the terms relating to landforms, geology, and geomorphology are defined in
more detail in the “National Soil Survey Handbook.”
ABC soil
A soil having an A, a B, and a C horizon.
Ablation till
Loose, relatively permeable earthy material deposited during the downwasting
of nearly static glacial ice, either contained within or accumulated on the surface
of the glacier.
AC soil
A soil having only an A and a C horizon. Commonly, such soil formed in recent
alluvium or on steep, rocky slopes.
Aeration, soil
The exchange of air in soil with air from the atmosphere. The air in a well
aerated soil is similar to that in the atmosphere; the air in a poorly aerated soil is
considerably higher in carbon dioxide and lower in oxygen.
Aggregate, soil
Many fine particles held in a single mass or cluster. Natural soil aggregates,
such as granules, blocks, or prisms, are called peds. Clods are aggregates
produced by tillage or logging.
Alkali (sodic) soil
A soil having so high a degree of alkalinity (pH 8.5 or higher) or so high a
percentage of exchangeable sodium (15 percent or more of the total
exchangeable bases), or both, that plant growth is restricted.
Alluvial cone
A semiconical type of alluvial fan having very steep slopes. It is higher,
narrower, and steeper than a fan and is composed of coarser and thicker layers
of material deposited by a combination of alluvial episodes and (to a much
lesser degree) landslides (debris flow). The coarsest materials tend to be
concentrated at the apex of the cone.
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Alluvial fan
A low, outspread mass of loose materials and/or rock material, commonly with
gentle slopes. It is shaped like an open fan or a segment of a cone. The
material was deposited by a stream at the place where it issues from a narrow
mountain valley or upland valley or where a tributary stream is near or at its
junction with the main stream. The fan is steepest near its apex, which points
upstream, and slopes gently and convexly outward (downstream) with a gradual
decrease in gradient.
Alluvium
Unconsolidated material, such as gravel, sand, silt, clay, and various mixtures of
these, deposited on land by running water.
Alpha,alpha-dipyridyl
A compound that when dissolved in ammonium acetate is used to detect the
presence of reduced iron (Fe II) in the soil. A positive reaction implies reducing
conditions and the likely presence of redoximorphic features.
Animal unit month (AUM)
The amount of forage required by one mature cow of approximately 1,000
pounds weight, with or without a calf, for 1 month.
Aquic conditions
Current soil wetness characterized by saturation, reduction, and redoximorphic
features.
Argillic horizon
A subsoil horizon characterized by an accumulation of illuvial clay.
Arroyo
The flat-floored channel of an ephemeral stream, commonly with very steep to
vertical banks cut in unconsolidated material. It is usually dry but can be
transformed into a temporary watercourse or short-lived torrent after heavy rain
within the watershed.
Aspect
The direction toward which a slope faces. Also called slope aspect.
Association, soil
A group of soils or miscellaneous areas geographically associated in a
characteristic repeating pattern and defined and delineated as a single map
unit.
Available water capacity (available moisture capacity)
The capacity of soils to hold water available for use by most plants. It is
commonly defined as the difference between the amount of soil water at field
moisture capacity and the amount at wilting point. It is commonly expressed as
inches of water per inch of soil. The capacity, in inches, in a 60-inch profile or to
a limiting layer is expressed as:
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Very low: 0 to 3
Low: 3 to 6
Moderate: 6 to 9
High: 9 to 12
Very high: More than 12
Backslope
The position that forms the steepest and generally linear, middle portion of a
hillslope. In profile, backslopes are commonly bounded by a convex shoulder
above and a concave footslope below.
Backswamp
A flood-plain landform. Extensive, marshy or swampy, depressed areas of flood
plains between natural levees and valley sides or terraces.
Badland
A landscape that is intricately dissected and characterized by a very fine
drainage network with high drainage densities and short, steep slopes and
narrow interfluves. Badlands develop on surfaces that have little or no
vegetative cover overlying unconsolidated or poorly cemented materials (clays,
silts, or sandstones) with, in some cases, soluble minerals, such as gypsum or
halite.
Bajada
A broad, gently inclined alluvial piedmont slope extending from the base of a
mountain range out into a basin and formed by the lateral coalescence of a
series of alluvial fans. Typically, it has a broadly undulating transverse profile,
parallel to the mountain front, resulting from the convexities of component fans.
The term is generally restricted to constructional slopes of intermontane basins.
Basal area
The area of a cross section of a tree, generally referring to the section at breast
height and measured outside the bark. It is a measure of stand density,
commonly expressed in square feet.
Base saturation
The degree to which material having cation-exchange properties is saturated
with exchangeable bases (sum of Ca, Mg, Na, and K), expressed as a
percentage of the total cation-exchange capacity.
Base slope (geomorphology)
A geomorphic component of hills consisting of the concave to linear
(perpendicular to the contour) slope that, regardless of the lateral shape, forms
an apron or wedge at the bottom of a hillside dominated by colluvium and
slope-wash sediments (for example, slope alluvium).
Bedding plane
A planar or nearly planar bedding surface that visibly separates each
successive layer of stratified sediment or rock (of the same or different lithology)
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from the preceding or following layer; a plane of deposition. It commonly marks
a change in the circumstances of deposition and may show a parting, a color
difference, a change in particle size, or various combinations of these. The term
is commonly applied to any bedding surface, even one that is conspicuously
bent or deformed by folding.
Bedding system
A drainage system made by plowing, grading, or otherwise shaping the surface
of a flat field. It consists of a series of low ridges separated by shallow, parallel
dead furrows.
Bedrock
The solid rock that underlies the soil and other unconsolidated material or that
is exposed at the surface.
Bedrock-controlled topography
A landscape where the configuration and relief of the landforms are determined
or strongly influenced by the underlying bedrock.
Bench terrace
A raised, level or nearly level strip of earth constructed on or nearly on a
contour, supported by a barrier of rocks or similar material, and designed to
make the soil suitable for tillage and to prevent accelerated erosion.
Bisequum
Two sequences of soil horizons, each of which consists of an illuvial horizon
and the overlying eluvial horizons.
Blowout (map symbol)
A saucer-, cup-, or trough-shaped depression formed by wind erosion on a
preexisting dune or other sand deposit, especially in an area of shifting sand or
loose soil or where protective vegetation is disturbed or destroyed. The
adjoining accumulation of sand derived from the depression, where
recognizable, is commonly included. Blowouts are commonly small.
Borrow pit (map symbol)
An open excavation from which soil and underlying material have been
removed, usually for construction purposes.
Bottom land
An informal term loosely applied to various portions of a flood plain.
Boulders
Rock fragments larger than 2 feet (60 centimeters) in diameter.
Breaks
A landscape or tract of steep, rough or broken land dissected by ravines and
gullies and marking a sudden change in topography.
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Breast height
An average height of 4.5 feet above the ground surface; the point on a tree
where diameter measurements are ordinarily taken.
Brush management
Use of mechanical, chemical, or biological methods to make conditions
favorable for reseeding or to reduce or eliminate competition from woody
vegetation and thus allow understory grasses and forbs to recover. Brush
management increases forage production and thus reduces the hazard of
erosion. It can improve the habitat for some species of wildlife.
Butte
An isolated, generally flat-topped hill or mountain with relatively steep slopes
and talus or precipitous cliffs and characterized by summit width that is less
than the height of bounding escarpments; commonly topped by a caprock of
resistant material and representing an erosion remnant carved from flat-lying
rocks.
Cable yarding
A method of moving felled trees to a nearby central area for transport to a
processing facility. Most cable yarding systems involve use of a drum, a pole,
and wire cables in an arrangement similar to that of a rod and reel used for
fishing. To reduce friction and soil disturbance, felled trees generally are reeled
in while one end is lifted or the entire log is suspended.
Calcareous soil
A soil containing enough calcium carbonate (commonly combined with
magnesium carbonate) to effervesce visibly when treated with cold, dilute
hydrochloric acid.
Caliche
A general term for a prominent zone of secondary carbonate accumulation in
surficial materials in warm, subhumid to arid areas. Caliche is formed by both
geologic and pedologic processes. Finely crystalline calcium carbonate forms a
nearly continuous surface-coating and void-filling medium in geologic (parent)
materials. Cementation ranges from weak in nonindurated forms to very strong
in indurated forms. Other minerals (e.g., carbonates, silicate, and sulfate) may
occur as accessory cements. Most petrocalcic horizons and some calcic
horizons are caliche.
California bearing ratio (CBR)
The load-supporting capacity of a soil as compared to that of standard crushed
limestone, expressed as a ratio. First standardized in California. A soil having a
CBR of 16 supports 16 percent of the load that would be supported by standard
crushed limestone, per unit area, with the same degree of distortion.
Canopy
The leafy crown of trees or shrubs. (See Crown.)
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Canyon
A long, deep, narrow valley with high, precipitous walls in an area of high local
relief.
Capillary water
Water held as a film around soil particles and in tiny spaces between particles.
Surface tension is the adhesive force that holds capillary water in the soil.
Catena
A sequence, or “chain,” of soils on a landscape that formed in similar kinds of
parent material and under similar climatic conditions but that have different
characteristics as a result of differences in relief and drainage.
Cation
An ion carrying a positive charge of electricity. The common soil cations are
calcium, potassium, magnesium, sodium, and hydrogen.
Cation-exchange capacity
The total amount of exchangeable cations that can be held by the soil,
expressed in terms of milliequivalents per 100 grams of soil at neutrality (pH
7.0) or at some other stated pH value. The term, as applied to soils, is
synonymous with base-exchange capacity but is more precise in meaning.
Catsteps
See Terracettes.
Cement rock
Shaly limestone used in the manufacture of cement.
Channery soil material
Soil material that has, by volume, 15 to 35 percent thin, flat fragments of
sandstone, shale, slate, limestone, or schist as much as 6 inches (15
centimeters) along the longest axis. A single piece is called a channer.
Chemical treatment
Control of unwanted vegetation through the use of chemicals.
Chiseling
Tillage with an implement having one or more soil-penetrating points that
shatter or loosen hard, compacted layers to a depth below normal plow depth.
Cirque
A steep-walled, semicircular or crescent-shaped, half-bowl-like recess or
hollow, commonly situated at the head of a glaciated mountain valley or high on
the side of a mountain. It was produced by the erosive activity of a mountain
glacier. It commonly contains a small round lake (tarn).
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Clay
As a soil separate, the mineral soil particles less than 0.002 millimeter in
diameter. As a soil textural class, soil material that is 40 percent or more clay,
less than 45 percent sand, and less than 40 percent silt.
Clay depletions
See Redoximorphic features.
Clay film
A thin coating of oriented clay on the surface of a soil aggregate or lining pores
or root channels. Synonyms: clay coating, clay skin.
Clay spot (map symbol)
A spot where the surface texture is silty clay or clay in areas where the surface
layer of the soils in the surrounding map unit is sandy loam, loam, silt loam, or
coarser.
Claypan
A dense, compact subsoil layer that contains much more clay than the overlying
materials, from which it is separated by a sharply defined boundary. The layer
restricts the downward movement of water through the soil. A claypan is
commonly hard when dry and plastic and sticky when wet.
Climax plant community
The stabilized plant community on a particular site. The plant cover reproduces
itself and does not change so long as the environment remains the same.
Coarse textured soil
Sand or loamy sand.
Cobble (or cobblestone)
A rounded or partly rounded fragment of rock 3 to 10 inches (7.6 to 25
centimeters) in diameter.
Cobbly soil material
Material that has 15 to 35 percent, by volume, rounded or partially rounded rock
fragments 3 to 10 inches (7.6 to 25 centimeters) in diameter. Very cobbly soil
material has 35 to 60 percent of these rock fragments, and extremely cobbly
soil material has more than 60 percent.
COLE (coefficient of linear extensibility)
See Linear extensibility.
Colluvium
Unconsolidated, unsorted earth material being transported or deposited on side
slopes and/or at the base of slopes by mass movement (e.g., direct
gravitational action) and by local, unconcentrated runoff.
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Complex slope
Irregular or variable slope. Planning or establishing terraces, diversions, and
other water-control structures on a complex slope is difficult.
Complex, soil
A map unit of two or more kinds of soil or miscellaneous areas in such an
intricate pattern or so small in area that it is not practical to map them
separately at the selected scale of mapping. The pattern and proportion of the
soils or miscellaneous areas are somewhat similar in all areas.
Concretions
See Redoximorphic features.
Conglomerate
A coarse grained, clastic sedimentary rock composed of rounded or subangular
rock fragments more than 2 millimeters in diameter. It commonly has a matrix of
sand and finer textured material. Conglomerate is the consolidated equivalent
of gravel.
Conservation cropping system
Growing crops in combination with needed cultural and management practices.
In a good conservation cropping system, the soil-improving crops and practices
more than offset the effects of the soil-depleting crops and practices. Cropping
systems are needed on all tilled soils. Soil-improving practices in a conservation
cropping system include the use of rotations that contain grasses and legumes
and the return of crop residue to the soil. Other practices include the use of
green manure crops of grasses and legumes, proper tillage, adequate
fertilization, and weed and pest control.
Conservation tillage
A tillage system that does not invert the soil and that leaves a protective amount
of crop residue on the surface throughout the year.
Consistence, soil
Refers to the degree of cohesion and adhesion of soil material and its
resistance to deformation when ruptured. Consistence includes resistance of
soil material to rupture and to penetration; plasticity, toughness, and stickiness
of puddled soil material; and the manner in which the soil material behaves
when subject to compression. Terms describing consistence are defined in the
“Soil Survey Manual.”
Contour stripcropping
Growing crops in strips that follow the contour. Strips of grass or close-growing
crops are alternated with strips of clean-tilled crops or summer fallow.
Control section
The part of the soil on which classification is based. The thickness varies
among different kinds of soil, but for many it is that part of the soil profile
between depths of 10 inches and 40 or 80 inches.
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Coprogenous earth (sedimentary peat)
A type of limnic layer composed predominantly of fecal material derived from
aquatic animals.
Corrosion (geomorphology)
A process of erosion whereby rocks and soil are removed or worn away by
natural chemical processes, especially by the solvent action of running water,
but also by other reactions, such as hydrolysis, hydration, carbonation, and
oxidation.
Corrosion (soil survey interpretations)
Soil-induced electrochemical or chemical action that dissolves or weakens
concrete or uncoated steel.
Cover crop
A close-growing crop grown primarily to improve and protect the soil between
periods of regular crop production, or a crop grown between trees and vines in
orchards and vineyards.
Crop residue management
Returning crop residue to the soil, which helps to maintain soil structure,
organic matter content, and fertility and helps to control erosion.
Cropping system
Growing crops according to a planned system of rotation and management
practices.
Cross-slope farming
Deliberately conducting farming operations on sloping farmland in such a way
that tillage is across the general slope.
Crown
The upper part of a tree or shrub, including the living branches and their foliage.
Cryoturbate
A mass of soil or other unconsolidated earthy material moved or disturbed by
frost action. It is typically coarser than the underlying material.
Cuesta
An asymmetric ridge capped by resistant rock layers of slight or moderate dip
(commonly less than 15 percent slopes); a type of homocline produced by
differential erosion of interbedded resistant and weak rocks. A cuesta has a
long, gentle slope on one side (dip slope) that roughly parallels the inclined
beds; on the other side, it has a relatively short and steep or clifflike slope
(scarp) that cuts through the tilted rocks.
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Culmination of the mean annual increment (CMAI)
The average annual increase per acre in the volume of a stand. Computed by
dividing the total volume of the stand by its age. As the stand increases in age,
the mean annual increment continues to increase until mortality begins to
reduce the rate of increase. The point where the stand reaches its maximum
annual rate of growth is called the culmination of the mean annual increment.
Cutbanks cave
The walls of excavations tend to cave in or slough.
Decreasers
The most heavily grazed climax range plants. Because they are the most
palatable, they are the first to be destroyed by overgrazing.
Deferred grazing
Postponing grazing or resting grazing land for a prescribed period.
Delta
A body of alluvium having a surface that is fan shaped and nearly flat;
deposited at or near the mouth of a river or stream where it enters a body of
relatively quiet water, generally a sea or lake.
Dense layer
A very firm, massive layer that has a bulk density of more than 1.8 grams per
cubic centimeter. Such a layer affects the ease of digging and can affect filling
and compacting.
Depression, closed (map symbol)
A shallow, saucer-shaped area that is slightly lower on the landscape than the
surrounding area and that does not have a natural outlet for surface drainage.
Depth, soil
Generally, the thickness of the soil over bedrock. Very deep soils are more than
60 inches deep over bedrock; deep soils, 40 to 60 inches; moderately deep, 20
to 40 inches; shallow, 10 to 20 inches; and very shallow, less than 10 inches.
Desert pavement
A natural, residual concentration or layer of wind-polished, closely packed
gravel, boulders, and other rock fragments mantling a desert surface. It forms
where wind action and sheetwash have removed all smaller particles or where
rock fragments have migrated upward through sediments to the surface. It
typically protects the finer grained underlying material from further erosion.
Diatomaceous earth
A geologic deposit of fine, grayish siliceous material composed chiefly or
entirely of the remains of diatoms.
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Dip slope
A slope of the land surface, roughly determined by and approximately
conforming to the dip of the underlying bedrock.
Diversion (or diversion terrace)
A ridge of earth, generally a terrace, built to protect downslope areas by
diverting runoff from its natural course.
Divided-slope farming
A form of field stripcropping in which crops are grown in a systematic
arrangement of two strips, or bands, across the slope to reduce the hazard of
water erosion. One strip is in a close-growing crop that provides protection from
erosion, and the other strip is in a crop that provides less protection from
erosion. This practice is used where slopes are not long enough to permit a full
stripcropping pattern to be used.
Drainage class (natural)
Refers to the frequency and duration of wet periods under conditions similar to
those under which the soil formed. Alterations of the water regime by human
activities, either through drainage or irrigation, are not a consideration unless
they have significantly changed the morphology of the soil. Seven classes of
natural soil drainage are recognized—excessively drained, somewhat
excessively drained, well drained, moderately well drained, somewhat poorly
drained, poorly drained, and very poorly drained. These classes are defined in
the “Soil Survey Manual.”
Drainage, surface
Runoff, or surface flow of water, from an area.
Drainageway
A general term for a course or channel along which water moves in draining an
area. A term restricted to relatively small, linear depressions that at some time
move concentrated water and either do not have a defined channel or have only
a small defined channel.
Draw
A small stream valley that generally is shallower and more open than a ravine
or gulch and that has a broader bottom. The present stream channel may
appear inadequate to have cut the drainageway that it occupies.
Drift
A general term applied to all mineral material (clay, silt, sand, gravel, and
boulders) transported by a glacier and deposited directly by or from the ice or
transported by running water emanating from a glacier. Drift includes
unstratified material (till) that forms moraines and stratified deposits that form
outwash plains, eskers, kames, varves, and glaciofluvial sediments. The term is
generally applied to Pleistocene glacial deposits in areas that no longer contain
glaciers.
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Drumlin
A low, smooth, elongated oval hill, mound, or ridge of compact till that has a
core of bedrock or drift. It commonly has a blunt nose facing the direction from
which the ice approached and a gentler slope tapering in the other direction.
The longer axis is parallel to the general direction of glacier flow. Drumlins are
products of streamline (laminar) flow of glaciers, which molded the subglacial
floor through a combination of erosion and deposition.
Duff
A generally firm organic layer on the surface of mineral soils. It consists of fallen
plant material that is in the process of decomposition and includes everything
from the litter on the surface to underlying pure humus.
Dune
A low mound, ridge, bank, or hill of loose, windblown granular material
(generally sand), either barren and capable of movement from place to place or
covered and stabilized with vegetation but retaining its characteristic shape.
Earthy fill
See Mine spoil.
Ecological site
An area where climate, soil, and relief are sufficiently uniform to produce a
distinct natural plant community. An ecological site is the product of all the
environmental factors responsible for its development. It is typified by an
association of species that differ from those on other ecological sites in kind
and/or proportion of species or in total production.
Eluviation
The movement of material in true solution or colloidal suspension from one
place to another within the soil. Soil horizons that have lost material through
eluviation are eluvial; those that have received material are illuvial.
Endosaturation
A type of saturation of the soil in which all horizons between the upper
boundary of saturation and a depth of 2 meters are saturated.
Eolian deposit
Sand-, silt-, or clay-sized clastic material transported and deposited primarily by
wind, commonly in the form of a dune or a sheet of sand or loess.
Ephemeral stream
A stream, or reach of a stream, that flows only in direct response to
precipitation. It receives no long-continued supply from melting snow or other
source, and its channel is above the water table at all times.
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Episaturation
A type of saturation indicating a perched water table in a soil in which saturated
layers are underlain by one or more unsaturated layers within 2 meters of the
surface.
Erosion
The wearing away of the land surface by water, wind, ice, or other geologic
agents and by such processes as gravitational creep.
Erosion (accelerated)
Erosion much more rapid than geologic erosion, mainly as a result of human or
animal activities or of a catastrophe in nature, such as a fire, that exposes the
surface.
Erosion (geologic)
Erosion caused by geologic processes acting over long geologic periods and
resulting in the wearing away of mountains and the building up of such
landscape features as flood plains and coastal plains. Synonym: natural
erosion.
Erosion pavement
A surficial lag concentration or layer of gravel and other rock fragments that
remains on the soil surface after sheet or rill erosion or wind has removed the
finer soil particles and that tends to protect the underlying soil from further
erosion.
Erosion surface
A land surface shaped by the action of erosion, especially by running water.
Escarpment
A relatively continuous and steep slope or cliff breaking the general continuity of
more gently sloping land surfaces and resulting from erosion or faulting. Most
commonly applied to cliffs produced by differential erosion. Synonym: scarp.
Escarpment, bedrock (map symbol)
A relatively continuous and steep slope or cliff, produced by erosion or faulting,
that breaks the general continuity of more gently sloping land surfaces.
Exposed material is hard or soft bedrock.
Escarpment, nonbedrock (map symbol)
A relatively continuous and steep slope or cliff, generally produced by erosion
but in some places produced by faulting, that breaks the continuity of more
gently sloping land surfaces. Exposed earthy material is nonsoil or very shallow
soil.
Esker
A long, narrow, sinuous, steep-sided ridge of stratified sand and gravel
deposited as the bed of a stream flowing in an ice tunnel within or below the ice
(subglacial) or between ice walls on top of the ice of a wasting glacier and left
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behind as high ground when the ice melted. Eskers range in length from less
than a kilometer to more than 160 kilometers and in height from 3 to 30 meters.
Extrusive rock
Igneous rock derived from deep-seated molten matter (magma) deposited and
cooled on the earth’s surface.
Fallow
Cropland left idle in order to restore productivity through accumulation of
moisture. Summer fallow is common in regions of limited rainfall where cereal
grain is grown. The soil is tilled for at least one growing season for weed control
and decomposition of plant residue.
Fan remnant
A general term for landforms that are the remaining parts of older fan
landforms, such as alluvial fans, that have been either dissected or partially
buried.
Fertility, soil
The quality that enables a soil to provide plant nutrients, in adequate amounts
and in proper balance, for the growth of specified plants when light, moisture,
temperature, tilth, and other growth factors are favorable.
Fibric soil material (peat)
The least decomposed of all organic soil material. Peat contains a large amount
of well preserved fiber that is readily identifiable according to botanical origin.
Peat has the lowest bulk density and the highest water content at saturation of
all organic soil material.
Field moisture capacity
The moisture content of a soil, expressed as a percentage of the ovendry
weight, after the gravitational, or free, water has drained away; the field
moisture content 2 or 3 days after a soaking rain; also called normal field
capacity, normal moisture capacity, or capillary capacity.
Fill slope
A sloping surface consisting of excavated soil material from a road cut. It
commonly is on the downhill side of the road.
Fine textured soil
Sandy clay, silty clay, or clay.
Firebreak
An area cleared of flammable material to stop or help control creeping or
running fires. It also serves as a line from which to work and to facilitate the
movement of firefighters and equipment. Designated roads also serve as
firebreaks.
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First bottom
An obsolete, informal term loosely applied to the lowest flood-plain steps that
are subject to regular flooding.
Flaggy soil material
Material that has, by volume, 15 to 35 percent flagstones. Very flaggy soil
material has 35 to 60 percent flagstones, and extremely flaggy soil material has
more than 60 percent flagstones.
Flagstone
A thin fragment of sandstone, limestone, slate, shale, or (rarely) schist 6 to 15
inches (15 to 38 centimeters) long.
Flood plain
The nearly level plain that borders a stream and is subject to flooding unless
protected artificially.
Flood-plain landforms
A variety of constructional and erosional features produced by stream channel
migration and flooding. Examples include backswamps, flood-plain splays,
meanders, meander belts, meander scrolls, oxbow lakes, and natural levees.
Flood-plain splay
A fan-shaped deposit or other outspread deposit formed where an overloaded
stream breaks through a levee (natural or artificial) and deposits its material
(commonly coarse grained) on the flood plain.
Flood-plain step
An essentially flat, terrace-like alluvial surface within a valley that is frequently
covered by floodwater from the present stream; any approximately horizontal
surface still actively modified by fluvial scour and/or deposition. May occur
individually or as a series of steps.
Fluvial
Of or pertaining to rivers or streams; produced by stream or river action.
Foothills
A region of steeply sloping hills that fringes a mountain range or high-plateau
escarpment. The hills have relief of as much as 1,000 feet (300 meters).
Footslope
The concave surface at the base of a hillslope. A footslope is a transition zone
between upslope sites of erosion and transport (shoulders and backslopes) and
downslope sites of deposition (toeslopes).
Forb
Any herbaceous plant not a grass or a sedge.
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Forest cover
All trees and other woody plants (underbrush) covering the ground in a forest.
Forest type
A stand of trees similar in composition and development because of given
physical and biological factors by which it may be differentiated from other
stands.
Fragipan
A loamy, brittle subsurface horizon low in porosity and content of organic matter
and low or moderate in clay but high in silt or very fine sand. A fragipan appears
cemented and restricts roots. When dry, it is hard or very hard and has a higher
bulk density than the horizon or horizons above. When moist, it tends to rupture
suddenly under pressure rather than to deform slowly.
Genesis, soil
The mode of origin of the soil. Refers especially to the processes or soil-forming
factors responsible for the formation of the solum, or true soil, from the
unconsolidated parent material.
Gilgai
Commonly, a succession of microbasins and microknolls in nearly level areas or
of microvalleys and microridges parallel with the slope. Typically, the microrelief
of clayey soils that shrink and swell considerably with changes in moisture
content.
Glaciofluvial deposits
Material moved by glaciers and subsequently sorted and deposited by streams
flowing from the melting ice. The deposits are stratified and occur in the form of
outwash plains, valley trains, deltas, kames, eskers, and kame terraces.
Glaciolacustrine deposits
Material ranging from fine clay to sand derived from glaciers and deposited in
glacial lakes mainly by glacial meltwater. Many deposits are bedded or
laminated.
Gleyed soil
Soil that formed under poor drainage, resulting in the reduction of iron and other
elements in the profile and in gray colors.
Graded stripcropping
Growing crops in strips that grade toward a protected waterway.
Grassed waterway
A natural or constructed waterway, typically broad and shallow, seeded to grass
as protection against erosion. Conducts surface water away from cropland.
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Gravel
Rounded or angular fragments of rock as much as 3 inches (2 millimeters to 7.6
centimeters) in diameter. An individual piece is a pebble.
Gravel pit (map symbol)
An open excavation from which soil and underlying material have been
removed and used, without crushing, as a source of sand or gravel.
Gravelly soil material
Material that has 15 to 35 percent, by volume, rounded or angular rock
fragments, not prominently flattened, as much as 3 inches (7.6 centimeters) in
diameter.
Gravelly spot (map symbol)
A spot where the surface layer has more than 35 percent, by volume, rock
fragments that are mostly less than 3 inches in diameter in an area that has
less than 15 percent rock fragments.
Green manure crop (agronomy)
A soil-improving crop grown to be plowed under in an early stage of maturity or
soon after maturity.
Ground water
Water filling all the unblocked pores of the material below the water table.
Gully (map symbol)
A small, steep-sided channel caused by erosion and cut in unconsolidated
materials by concentrated but intermittent flow of water. The distinction between
a gully and a rill is one of depth. A gully generally is an obstacle to farm
machinery and is too deep to be obliterated by ordinary tillage whereas a rill is
of lesser depth and can be smoothed over by ordinary tillage.
Hard bedrock
Bedrock that cannot be excavated except by blasting or by the use of special
equipment that is not commonly used in construction.
Hard to reclaim
Reclamation is difficult after the removal of soil for construction and other uses.
Revegetation and erosion control are extremely difficult.
Hardpan
A hardened or cemented soil horizon, or layer. The soil material is sandy, loamy,
or clayey and is cemented by iron oxide, silica, calcium carbonate, or other
substance.
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Head slope (geomorphology)
A geomorphic component of hills consisting of a laterally concave area of a
hillside, especially at the head of a drainageway. The overland waterflow is
converging.
Hemic soil material (mucky peat)
Organic soil material intermediate in degree of decomposition between the less
decomposed fibric material and the more decomposed sapric material.
High-residue crops
Such crops as small grain and corn used for grain. If properly managed, residue
from these crops can be used to control erosion until the next crop in the
rotation is established. These crops return large amounts of organic matter to
the soil.
Hill
A generic term for an elevated area of the land surface, rising as much as 1,000
feet above surrounding lowlands, commonly of limited summit area and having
a well defined outline. Slopes are generally more than 15 percent. The
distinction between a hill and a mountain is arbitrary and may depend on local
usage.
Hillslope
A generic term for the steeper part of a hill between its summit and the drainage
line, valley flat, or depression floor at the base of a hill.
Horizon, soil
A layer of soil, approximately parallel to the surface, having distinct
characteristics produced by soil-forming processes. In the identification of soil
horizons, an uppercase letter represents the major horizons. Numbers or
lowercase letters that follow represent subdivisions of the major horizons. An
explanation of the subdivisions is given in the “Soil Survey Manual.” The major
horizons of mineral soil are as follows:
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O horizon: An organic layer of fresh and decaying plant residue.
L horizon: A layer of organic and mineral limnic materials, including
coprogenous earth (sedimentary peat), diatomaceous earth, and marl.
A horizon: The mineral horizon at or near the surface in which an accumulation
of humified organic matter is mixed with the mineral material. Also, a plowed
surface horizon, most of which was originally part of a B horizon.
E horizon: The mineral horizon in which the main feature is loss of silicate clay,
iron, aluminum, or some combination of these.
B horizon: The mineral horizon below an A horizon. The B horizon is in part a
layer of transition from the overlying A to the underlying C horizon. The B
horizon also has distinctive characteristics, such as (1) accumulation of clay,
sesquioxides, humus, or a combination of these; (2) prismatic or blocky
structure; (3) redder or browner colors than those in the A horizon; or (4) a
combination of these.
C horizon: The mineral horizon or layer, excluding indurated bedrock, that is
little affected by soil-forming processes and does not have the properties typical
of the overlying soil material. The material of a C horizon may be either like or
unlike that in which the solum formed. If the material is known to differ from that
in the solum, an Arabic numeral, commonly a 2, precedes the letter C.
Cr horizon: Soft, consolidated bedrock beneath the soil.
R layer: Consolidated bedrock beneath the soil. The bedrock commonly
underlies a C horizon, but it can be directly below an A or a B horizon.
M layer: A root-limiting subsoil layer consisting of nearly continuous, horizontally
oriented, human-manufactured materials.
W layer: A layer of water within or beneath the soil.
Humus
The well decomposed, more or less stable part of the organic matter in mineral
soils.
Hydrologic soil groups
Refers to soils grouped according to their runoff potential. The soil properties
that influence this potential are those that affect the minimum rate of water
infiltration on a bare soil during periods after prolonged wetting when the soil is
not frozen. These properties include depth to a seasonal high water table, the
infiltration rate, and depth to a layer that significantly restricts the downward
movement of water. The slope and the kind of plant cover are not considered
but are separate factors in predicting runoff.
Igneous rock
Rock that was formed by cooling and solidification of magma and that has not
been changed appreciably by weathering since its formation. Major varieties
include plutonic and volcanic rock (e.g., andesite, basalt, and granite).
Illuviation
The movement of soil material from one horizon to another in the soil profile.
Generally, material is removed from an upper horizon and deposited in a lower
horizon.
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Impervious soil
A soil through which water, air, or roots penetrate slowly or not at all. No soil is
absolutely impervious to air and water all the time.
Increasers
Species in the climax vegetation that increase in amount as the more desirable
plants are reduced by close grazing. Increasers commonly are the shorter
plants and the less palatable to livestock.
Infiltration
The downward entry of water into the immediate surface of soil or other
material, as contrasted with percolation, which is movement of water through
soil layers or material.
Infiltration capacity
The maximum rate at which water can infiltrate into a soil under a given set of
conditions.
Infiltration rate
The rate at which water penetrates the surface of the soil at any given instant,
usually expressed in inches per hour. The rate can be limited by the infiltration
capacity of the soil or the rate at which water is applied at the surface.
Intake rate
The average rate of water entering the soil under irrigation. Most soils have a
fast initial rate; the rate decreases with application time. Therefore, intake rate
for design purposes is not a constant but is a variable depending on the net
irrigation application. The rate of water intake, in inches per hour, is expressed
as follows:
Very low: Less than 0.2
Low: 0.2 to 0.4
Moderately low: 0.4 to 0.75
Moderate: 0.75 to 1.25
Moderately high: 1.25 to 1.75
High: 1.75 to 2.5
Very high: More than 2.5
Interfluve
A landform composed of the relatively undissected upland or ridge between two
adjacent valleys containing streams flowing in the same general direction. An
elevated area between two drainageways that sheds water to those
drainageways.
Interfluve (geomorphology)
A geomorphic component of hills consisting of the uppermost, comparatively
level or gently sloping area of a hill; shoulders of backwearing hillslopes can
narrow the upland or can merge, resulting in a strongly convex shape.
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Intermittent stream
A stream, or reach of a stream, that does not flow year-round but that is
commonly dry for 3 or more months out of 12 and whose channel is generally
below the local water table. It flows only during wet periods or when it receives
ground-water discharge or long, continued contributions from melting snow or
other surface and shallow subsurface sources.
Invaders
On range, plants that encroach into an area and grow after the climax
vegetation has been reduced by grazing. Generally, plants invade following
disturbance of the surface.
Iron depletions
See Redoximorphic features.
Irrigation
Application of water to soils to assist in production of crops. Methods of
irrigation are:
Basin: Water is applied rapidly to nearly level plains surrounded by levees or
dikes.
Border: Water is applied at the upper end of a strip in which the lateral flow of
water is controlled by small earth ridges called border dikes, or borders.
Controlled flooding: Water is released at intervals from closely spaced field
ditches and distributed uniformly over the field.
Corrugation: Water is applied to small, closely spaced furrows or ditches in
fields of close-growing crops or in orchards so that it flows in only one direction.
Drip (or trickle): Water is applied slowly and under low pressure to the surface
of the soil or into the soil through such applicators as emitters, porous tubing, or
perforated pipe.
Furrow: Water is applied in small ditches made by cultivation implements.
Furrows are used for tree and row crops.
Sprinkler: Water is sprayed over the soil surface through pipes or nozzles from
a pressure system.
Subirrigation: Water is applied in open ditches or tile lines until the water table is
raised enough to wet the soil.
Wild flooding: Water, released at high points, is allowed to flow onto an area
without controlled distribution.
Kame
A low mound, knob, hummock, or short irregular ridge composed of stratified
sand and gravel deposited by a subglacial stream as a fan or delta at the
margin of a melting glacier; by a supraglacial stream in a low place or hole on
the surface of the glacier; or as a ponded deposit on the surface or at the
margin of stagnant ice.
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Karst (topography)
A kind of topography that formed in limestone, gypsum, or other soluble rocks
by dissolution and that is characterized by closed depressions, sinkholes,
caves, and underground drainage.
Knoll
A small, low, rounded hill rising above adjacent landforms.
Ksat
See Saturated hydraulic conductivity.
Lacustrine deposit
Material deposited in lake water and exposed when the water level is lowered
or the elevation of the land is raised.
Lake plain
A nearly level surface marking the floor of an extinct lake filled by well sorted,
generally fine textured, stratified deposits, commonly containing varves.
Lake terrace
A narrow shelf, partly cut and partly built, produced along a lakeshore in front of
a scarp line of low cliffs and later exposed when the water level falls.
Landfill (map symbol)
An area of accumulated waste products of human habitation, either above or
below natural ground level.
Landslide
A general, encompassing term for most types of mass movement landforms
and processes involving the downslope transport and outward deposition of soil
and rock materials caused by gravitational forces; the movement may or may
not involve saturated materials. The speed and distance of movement, as well
as the amount of soil and rock material, vary greatly.
Large stones
Rock fragments 3 inches (7.6 centimeters) or more across. Large stones
adversely affect the specified use of the soil.
Lava flow (map symbol)
A solidified, commonly lobate body of rock formed through lateral, surface
outpouring of molten lava from a vent or fissure.
Leaching
The removal of soluble material from soil or other material by percolating water.
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Levee (map symbol)
An embankment that confines or controls water, especially one built along the
banks of a river to prevent overflow onto lowlands.
Linear extensibility
Refers to the change in length of an unconfined clod as moisture content is
decreased from a moist to a dry state. Linear extensibility is used to determine
the shrink-swell potential of soils. It is an expression of the volume change
between the water content of the clod at 1/3- or 1/10-bar tension (33kPa or
10kPa tension) and oven dryness. Volume change is influenced by the amount
and type of clay minerals in the soil. The volume change is the percent change
for the whole soil. If it is expressed as a fraction, the resulting value is COLE,
coefficient of linear extensibility.
Liquid limit
The moisture content at which the soil passes from a plastic to a liquid state.
Loam
Soil material that is 7 to 27 percent clay particles, 28 to 50 percent silt particles,
and less than 52 percent sand particles.
Loess
Material transported and deposited by wind and consisting dominantly of silt-
sized particles.
Low strength
The soil is not strong enough to support loads.
Low-residue crops
Such crops as corn used for silage, peas, beans, and potatoes. Residue from
these crops is not adequate to control erosion until the next crop in the rotation
is established. These crops return little organic matter to the soil.
Marl
An earthy, unconsolidated deposit consisting chiefly of calcium carbonate mixed
with clay in approximately equal proportions; formed primarily under freshwater
lacustrine conditions but also formed in more saline environments.
Marsh or swamp (map symbol)
A water-saturated, very poorly drained area that is intermittently or permanently
covered by water. Sedges, cattails, and rushes are the dominant vegetation in
marshes, and trees or shrubs are the dominant vegetation in swamps. Not used
in map units where the named soils are poorly drained or very poorly drained.
Mass movement
A generic term for the dislodgment and downslope transport of soil and rock
material as a unit under direct gravitational stress.
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Masses
See Redoximorphic features.
Meander belt
The zone within which migration of a meandering channel occurs; the flood-
plain area included between two imaginary lines drawn tangential to the outer
bends of active channel loops.
Meander scar
A crescent-shaped, concave or linear mark on the face of a bluff or valley wall,
produced by the lateral erosion of a meandering stream that impinged upon and
undercut the bluff.
Meander scroll
One of a series of long, parallel, close-fitting, crescent-shaped ridges and
troughs formed along the inner bank of a stream meander as the channel
migrated laterally down-valley and toward the outer bank.
Mechanical treatment
Use of mechanical equipment for seeding, brush management, and other
management practices.
Medium textured soil
Very fine sandy loam, loam, silt loam, or silt.
Mesa
A broad, nearly flat topped and commonly isolated landmass bounded by steep
slopes or precipitous cliffs and capped by layers of resistant, nearly horizontal
rocky material. The summit width is characteristically greater than the height of
the bounding escarpments.
Metamorphic rock
Rock of any origin altered in mineralogical composition, chemical composition,
or structure by heat, pressure, and movement at depth in the earth’s crust.
Nearly all such rocks are crystalline.
Mine or quarry (map symbol)
An open excavation from which soil and underlying material have been
removed and in which bedrock is exposed. Also denotes surface openings to
underground mines.
Mine spoil
An accumulation of displaced earthy material, rock, or other waste material
removed during mining or excavation. Also called earthy fill.
Mineral soil
Soil that is mainly mineral material and low in organic material. Its bulk density
is more than that of organic soil.
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Minimum tillage
Only the tillage essential to crop production and prevention of soil damage.
Miscellaneous area
A kind of map unit that has little or no natural soil and supports little or no
vegetation.
Miscellaneous water (map symbol)
Small, constructed bodies of water that are used for industrial, sanitary, or
mining applications and that contain water most of the year.
Moderately coarse textured soil
Coarse sandy loam, sandy loam, or fine sandy loam.
Moderately fine textured soil
Clay loam, sandy clay loam, or silty clay loam.
Mollic epipedon
A thick, dark, humus-rich surface horizon (or horizons) that has high base
saturation and pedogenic soil structure. It may include the upper part of the
subsoil.
Moraine
In terms of glacial geology, a mound, ridge, or other topographically distinct
accumulation of unsorted, unstratified drift, predominantly till, deposited
primarily by the direct action of glacial ice in a variety of landforms. Also, a
general term for a landform composed mainly of till (except for kame moraines,
which are composed mainly of stratified outwash) that has been deposited by a
glacier. Some types of moraines are disintegration, end, ground, kame, lateral,
recessional, and terminal.
Morphology, soil
The physical makeup of the soil, including the texture, structure, porosity,
consistence, color, and other physical, mineral, and biological properties of the
various horizons, and the thickness and arrangement of those horizons in the
soil profile.
Mottling, soil
Irregular spots of different colors that vary in number and size. Descriptive
terms are as follows: abundance—few, common, and many; size—fine,
medium, and coarse; and contrast—faint, distinct, and prominent. The size
measurements are of the diameter along the greatest dimension. Fine indicates
less than 5 millimeters (about 0.2 inch); medium, from 5 to 15 millimeters (about
0.2 to 0.6 inch); and coarse, more than 15 millimeters (about 0.6 inch).
Mountain
A generic term for an elevated area of the land surface, rising more than 1,000
feet (300 meters) above surrounding lowlands, commonly of restricted summit
area (relative to a plateau) and generally having steep sides. A mountain can
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occur as a single, isolated mass or in a group forming a chain or range.
Mountains are formed primarily by tectonic activity and/or volcanic action but
can also be formed by differential erosion.
Muck
Dark, finely divided, well decomposed organic soil material. (See Sapric soil
material.)
Mucky peat
See Hemic soil material.
Mudstone
A blocky or massive, fine grained sedimentary rock in which the proportions of
clay and silt are approximately equal. Also, a general term for such material as
clay, silt, claystone, siltstone, shale, and argillite and that should be used only
when the amounts of clay and silt are not known or cannot be precisely
identified.
Munsell notation
A designation of color by degrees of three simple variables—hue, value, and
chroma. For example, a notation of 10YR 6/4 is a color with hue of 10YR, value
of 6, and chroma of 4.
Natric horizon
A special kind of argillic horizon that contains enough exchangeable sodium to
have an adverse effect on the physical condition of the subsoil.
Neutral soil
A soil having a pH value of 6.6 to 7.3. (See Reaction, soil.)
Nodules
See Redoximorphic features.
Nose slope (geomorphology)
A geomorphic component of hills consisting of the projecting end (laterally
convex area) of a hillside. The overland waterflow is predominantly divergent.
Nose slopes consist dominantly of colluvium and slope-wash sediments (for
example, slope alluvium).
Nutrient, plant
Any element taken in by a plant essential to its growth. Plant nutrients are
mainly nitrogen, phosphorus, potassium, calcium, magnesium, sulfur, iron,
manganese, copper, boron, and zinc obtained from the soil and carbon,
hydrogen, and oxygen obtained from the air and water.
Organic matter
Plant and animal residue in the soil in various stages of decomposition. The
content of organic matter in the surface layer is described as follows:
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Very low: Less than 0.5 percent
Low: 0.5 to 1.0 percent
Moderately low: 1.0 to 2.0 percent
Moderate: 2.0 to 4.0 percent
High: 4.0 to 8.0 percent
Very high: More than 8.0 percent
Outwash
Stratified and sorted sediments (chiefly sand and gravel) removed or “washed
out” from a glacier by meltwater streams and deposited in front of or beyond the
end moraine or the margin of a glacier. The coarser material is deposited nearer
to the ice.
Outwash plain
An extensive lowland area of coarse textured glaciofluvial material. An outwash
plain is commonly smooth; where pitted, it generally is low in relief.
Paleoterrace
An erosional remnant of a terrace that retains the surface form and alluvial
deposits of its origin but was not emplaced by, and commonly does not grade
to, a present-day stream or drainage network.
Pan
A compact, dense layer in a soil that impedes the movement of water and the
growth of roots. For example, hardpan, fragipan, claypan, plowpan, and traffic
pan.
Parent material
The unconsolidated organic and mineral material in which soil forms.
Peat
Unconsolidated material, largely undecomposed organic matter, that has
accumulated under excess moisture. (See Fibric soil material.)
Ped
An individual natural soil aggregate, such as a granule, a prism, or a block.
Pedisediment
A layer of sediment, eroded from the shoulder and backslope of an erosional
slope, that lies on and is being (or was) transported across a gently sloping
erosional surface at the foot of a receding hill or mountain slope.
Pedon
The smallest volume that can be called “a soil.” A pedon is three dimensional
and large enough to permit study of all horizons. Its area ranges from about 10
to 100 square feet (1 square meter to 10 square meters), depending on the
variability of the soil.
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Percolation
The movement of water through the soil.
Perennial water (map symbol)
Small, natural or constructed lakes, ponds, or pits that contain water most of the
year.
Permafrost
Ground, soil, or rock that remains at or below 0 degrees C for at least 2 years. It
is defined on the basis of temperature and is not necessarily frozen.
pH value
A numerical designation of acidity and alkalinity in soil. (See Reaction, soil.)
Phase, soil
A subdivision of a soil series based on features that affect its use and
management, such as slope, stoniness, and flooding.
Piping
Formation of subsurface tunnels or pipelike cavities by water moving through
the soil.
Pitting
Pits caused by melting around ice. They form on the soil after plant cover is
removed.
Plastic limit
The moisture content at which a soil changes from semisolid to plastic.
Plasticity index
The numerical difference between the liquid limit and the plastic limit; the range
of moisture content within which the soil remains plastic.
Plateau (geomorphology)
A comparatively flat area of great extent and elevation; specifically, an extensive
land region that is considerably elevated (more than 100 meters) above the
adjacent lower lying terrain, is commonly limited on at least one side by an
abrupt descent, and has a flat or nearly level surface. A comparatively large
part of a plateau surface is near summit level.
Playa
The generally dry and nearly level lake plain that occupies the lowest parts of
closed depressions, such as those on intermontane basin floors. Temporary
flooding occurs primarily in response to precipitation and runoff. Playa deposits
are fine grained and may or may not have a high water table and saline
conditions.
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Plinthite
The sesquioxide-rich, humus-poor, highly weathered mixture of clay with quartz
and other diluents. It commonly appears as red mottles, usually in platy,
polygonal, or reticulate patterns. Plinthite changes irreversibly to an ironstone
hardpan or to irregular aggregates on repeated wetting and drying, especially if
it is exposed also to heat from the sun. In a moist soil, plinthite can be cut with a
spade. It is a form of laterite.
Plowpan
A compacted layer formed in the soil directly below the plowed layer.
Ponding
Standing water on soils in closed depressions. Unless the soils are artificially
drained, the water can be removed only by percolation or evapotranspiration.
Poorly graded
Refers to a coarse grained soil or soil material consisting mainly of particles of
nearly the same size. Because there is little difference in size of the particles,
density can be increased only slightly by compaction.
Pore linings
See Redoximorphic features.
Potential native plant community
See Climax plant community.
Potential rooting depth (effective rooting depth)
Depth to which roots could penetrate if the content of moisture in the soil were
adequate. The soil has no properties restricting the penetration of roots to this
depth.
Prescribed burning
Deliberately burning an area for specific management purposes, under the
appropriate conditions of weather and soil moisture and at the proper time of
day.
Productivity, soil
The capability of a soil for producing a specified plant or sequence of plants
under specific management.
Profile, soil
A vertical section of the soil extending through all its horizons and into the
parent material.
Proper grazing use
Grazing at an intensity that maintains enough cover to protect the soil and
maintain or improve the quantity and quality of the desirable vegetation. This
practice increases the vigor and reproduction capacity of the key plants and
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promotes the accumulation of litter and mulch necessary to conserve soil and
water.
Rangeland
Land on which the potential natural vegetation is predominantly grasses,
grasslike plants, forbs, or shrubs suitable for grazing or browsing. It includes
natural grasslands, savannas, many wetlands, some deserts, tundras, and
areas that support certain forb and shrub communities.
Reaction, soil
A measure of acidity or alkalinity of a soil, expressed as pH values. A soil that
tests to pH 7.0 is described as precisely neutral in reaction because it is neither
acid nor alkaline. The degrees of acidity or alkalinity, expressed as pH values,
are:
Ultra acid: Less than 3.5
Extremely acid: 3.5 to 4.4
Very strongly acid: 4.5 to 5.0
Strongly acid: 5.1 to 5.5
Moderately acid: 5.6 to 6.0
Slightly acid: 6.1 to 6.5
Neutral: 6.6 to 7.3
Slightly alkaline: 7.4 to 7.8
Moderately alkaline: 7.9 to 8.4
Strongly alkaline: 8.5 to 9.0
Very strongly alkaline: 9.1 and higher
Red beds
Sedimentary strata that are mainly red and are made up largely of sandstone
and shale.
Redoximorphic concentrations
See Redoximorphic features.
Redoximorphic depletions
See Redoximorphic features.
Redoximorphic features
Redoximorphic features are associated with wetness and result from alternating
periods of reduction and oxidation of iron and manganese compounds in the
soil. Reduction occurs during saturation with water, and oxidation occurs when
the soil is not saturated. Characteristic color patterns are created by these
processes. The reduced iron and manganese ions may be removed from a soil
if vertical or lateral fluxes of water occur, in which case there is no iron or
manganese precipitation in that soil. Wherever the iron and manganese are
oxidized and precipitated, they form either soft masses or hard concretions or
nodules. Movement of iron and manganese as a result of redoximorphic
processes in a soil may result in redoximorphic features that are defined as
follows:
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1. Redoximorphic concentrations.—These are zones of apparent
accumulation of iron-manganese oxides, including:
A. Nodules and concretions, which are cemented bodies that can be
removed from the soil intact. Concretions are distinguished from
nodules on the basis of internal organization. A concretion typically
has concentric layers that are visible to the naked eye. Nodules do not
have visible organized internal structure; and
B.Masses, which are noncemented concentrations of substances within
the soil matrix; and
C. Pore linings, i.e., zones of accumulation along pores that may be
either coatings on pore surfaces or impregnations from the matrix
adjacent to the pores.
2. Redoximorphic depletions.—These are zones of low chroma (chromas less
than those in the matrix) where either iron-manganese oxides alone or both
iron-manganese oxides and clay have been stripped out, including:
A. Iron depletions, i.e., zones that contain low amounts of iron and
manganese oxides but have a clay content similar to that of the
adjacent matrix; and
B. Clay depletions, i.e., zones that contain low amounts of iron,
manganese, and clay (often referred to as silt coatings or skeletans).
3. Reduced matrix.—This is a soil matrix that has low chroma in situ but
undergoes a change in hue or chroma within 30 minutes after the soil
material has been exposed to air.
Reduced matrix
See Redoximorphic features.
Regolith
All unconsolidated earth materials above the solid bedrock. It includes material
weathered in place from all kinds of bedrock and alluvial, glacial, eolian,
lacustrine, and pyroclastic deposits.
Relief
The relative difference in elevation between the upland summits and the
lowlands or valleys of a given region.
Residuum (residual soil material)
Unconsolidated, weathered or partly weathered mineral material that
accumulated as bedrock disintegrated in place.
Rill
A very small, steep-sided channel resulting from erosion and cut in
unconsolidated materials by concentrated but intermittent flow of water. A rill
generally is not an obstacle to wheeled vehicles and is shallow enough to be
smoothed over by ordinary tillage.
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Riser
The vertical or steep side slope (e.g., escarpment) of terraces, flood-plain steps,
or other stepped landforms; commonly a recurring part of a series of natural,
steplike landforms, such as successive stream terraces.
Road cut
A sloping surface produced by mechanical means during road construction. It is
commonly on the uphill side of the road.
Rock fragments
Rock or mineral fragments having a diameter of 2 millimeters or more; for
example, pebbles, cobbles, stones, and boulders.
Rock outcrop (map symbol)
An exposure of bedrock at the surface of the earth. Not used where the named
soils of the surrounding map unit are shallow over bedrock or where “Rock
outcrop” is a named component of the map unit.
Root zone
The part of the soil that can be penetrated by plant roots.
Runoff
The precipitation discharged into stream channels from an area. The water that
flows off the surface of the land without sinking into the soil is called surface
runoff. Water that enters the soil before reaching surface streams is called
ground-water runoff or seepage flow from ground water.
Saline soil
A soil containing soluble salts in an amount that impairs growth of plants. A
saline soil does not contain excess exchangeable sodium.
Saline spot (map symbol)
An area where the surface layer has an electrical conductivity of 8 mmhos/cm
more than the surface layer of the named soils in the surrounding map unit. The
surface layer of the surrounding soils has an electrical conductivity of 2
mmhos/cm or less.
Sand
As a soil separate, individual rock or mineral fragments from 0.05 millimeter to
2.0 millimeters in diameter. Most sand grains consist of quartz. As a soil textural
class, a soil that is 85 percent or more sand and not more than 10 percent clay.
Sandstone
Sedimentary rock containing dominantly sand-sized particles.
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Sandy spot (map symbol)
A spot where the surface layer is loamy fine sand or coarser in areas where the
surface layer of the named soils in the surrounding map unit is very fine sandy
loam or finer.
Sapric soil material (muck)
The most highly decomposed of all organic soil material. Muck has the least
amount of plant fiber, the highest bulk density, and the lowest water content at
saturation of all organic soil material.
Saturated hydraulic conductivity (Ksat)
The ease with which pores of a saturated soil transmit water. Formally, the
proportionality coefficient that expresses the relationship of the rate of water
movement to hydraulic gradient in Darcy’s Law, a law that describes the rate of
water movement through porous media. Commonly abbreviated as “Ksat.”
Terms describing saturated hydraulic conductivity are:
Very high: 100 or more micrometers per second (14.17 or more inches per
hour)
High: 10 to 100 micrometers per second (1.417 to 14.17 inches per hour)
Moderately high: 1 to 10 micrometers per second (0.1417 inch to 1.417 inches
per hour)
Moderately low: 0.1 to 1 micrometer per second (0.01417 to 0.1417 inch per
hour)
Low: 0.01 to 0.1 micrometer per second (0.001417 to 0.01417 inch per hour)
Very low: Less than 0.01 micrometer per second (less than 0.001417 inch per
hour).
To convert inches per hour to micrometers per second, multiply inches per hour
by 7.0572. To convert micrometers per second to inches per hour, multiply
micrometers per second by 0.1417.
Saturation
Wetness characterized by zero or positive pressure of the soil water. Under
conditions of saturation, the water will flow from the soil matrix into an unlined
auger hole.
Scarification
The act of abrading, scratching, loosening, crushing, or modifying the surface to
increase water absorption or to provide a more tillable soil.
Sedimentary rock
A consolidated deposit of clastic particles, chemical precipitates, or organic
remains accumulated at or near the surface of the earth under normal low
temperature and pressure conditions. Sedimentary rocks include consolidated
equivalents of alluvium, colluvium, drift, and eolian, lacustrine, and marine
deposits. Examples are sandstone, siltstone, mudstone, claystone, shale,
conglomerate, limestone, dolomite, and coal.
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Sequum
A sequence consisting of an illuvial horizon and the overlying eluvial horizon.
(See Eluviation.)
Series, soil
A group of soils that have profiles that are almost alike, except for differences in
texture of the surface layer. All the soils of a series have horizons that are
similar in composition, thickness, and arrangement.
Severely eroded spot (map symbol)
An area where, on the average, 75 percent or more of the original surface layer
has been lost because of accelerated erosion. Not used in map units in which
“severely eroded,” “very severely eroded,” or “gullied” is part of the map unit
name.
Shale
Sedimentary rock that formed by the hardening of a deposit of clay, silty clay, or
silty clay loam and that has a tendency to split into thin layers.
Sheet erosion
The removal of a fairly uniform layer of soil material from the land surface by the
action of rainfall and surface runoff.
Short, steep slope (map symbol)
A narrow area of soil having slopes that are at least two slope classes steeper
than the slope class of the surrounding map unit.
Shoulder
The convex, erosional surface near the top of a hillslope. A shoulder is a
transition from summit to backslope.
Shrink-swell
The shrinking of soil when dry and the swelling when wet. Shrinking and
swelling can damage roads, dams, building foundations, and other structures. It
can also damage plant roots.
Shrub-coppice dune
A small, streamlined dune that forms around brush and clump vegetation.
Side slope (geomorphology)
A geomorphic component of hills consisting of a laterally planar area of a
hillside. The overland waterflow is predominantly parallel. Side slopes are
dominantly colluvium and slope-wash sediments.
Silica
A combination of silicon and oxygen. The mineral form is called quartz.
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Silica-sesquioxide ratio
The ratio of the number of molecules of silica to the number of molecules of
alumina and iron oxide. The more highly weathered soils or their clay fractions
in warm-temperate, humid regions, and especially those in the tropics, generally
have a low ratio.
Silt
As a soil separate, individual mineral particles that range in diameter from the
upper limit of clay (0.002 millimeter) to the lower limit of very fine sand (0.05
millimeter). As a soil textural class, soil that is 80 percent or more silt and less
than 12 percent clay.
Siltstone
An indurated silt having the texture and composition of shale but lacking its fine
lamination or fissility; a massive mudstone in which silt predominates over clay.
Similar soils
Soils that share limits of diagnostic criteria, behave and perform in a similar
manner, and have similar conservation needs or management requirements for
the major land uses in the survey area.
Sinkhole (map symbol)
A closed, circular or elliptical depression, commonly funnel shaped,
characterized by subsurface drainage and formed either by dissolution of the
surface of underlying bedrock (e.g., limestone, gypsum, or salt) or by collapse
of underlying caves within bedrock. Complexes of sinkholes in carbonate-rock
terrain are the main components of karst topography.
Site index
A designation of the quality of a forest site based on the height of the dominant
stand at an arbitrarily chosen age. For example, if the average height attained
by dominant and codominant trees in a fully stocked stand at the age of 50
years is 75 feet, the site index is 75.
Slickensides (pedogenic)
Grooved, striated, and/or glossy (shiny) slip faces on structural peds, such as
wedges; produced by shrink-swell processes, most commonly in soils that have
a high content of expansive clays.
Slide or slip (map symbol)
A prominent landform scar or ridge caused by fairly recent mass movement or
descent of earthy material resulting from failure of earth or rock under shear
stress along one or several surfaces.
Slope
The inclination of the land surface from the horizontal. Percentage of slope is
the vertical distance divided by horizontal distance, then multiplied by 100.
Thus, a slope of 20 percent is a drop of 20 feet in 100 feet of horizontal
distance.
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Slope alluvium
Sediment gradually transported down the slopes of mountains or hills primarily
by nonchannel alluvial processes (i.e., slope-wash processes) and
characterized by particle sorting. Lateral particle sorting is evident on long
slopes. In a profile sequence, sediments may be distinguished by differences in
size and/or specific gravity of rock fragments and may be separated by stone
lines. Burnished peds and sorting of rounded or subrounded pebbles or cobbles
distinguish these materials from unsorted colluvial deposits.
Slow refill
The slow filling of ponds, resulting from restricted water transmission in the soil.
Slow water movement
Restricted downward movement of water through the soil. See Saturated
hydraulic conductivity.
Sodic (alkali) soil
A soil having so high a degree of alkalinity (pH 8.5 or higher) or so high a
percentage of exchangeable sodium (15 percent or more of the total
exchangeable bases), or both, that plant growth is restricted.
Sodic spot (map symbol)
An area where the surface layer has a sodium adsorption ratio that is at least
10 more than that of the surface layer of the named soils in the surrounding
map unit. The surface layer of the surrounding soils has a sodium adsorption
ratio of 5 or less.
Sodicity
The degree to which a soil is affected by exchangeable sodium. Sodicity is
expressed as a sodium adsorption ratio (SAR) of a saturation extract, or the
ratio of Na+ to Ca++ + Mg++. The degrees of sodicity and their respective ratios
are:
Slight: Less than 13:1
Moderate: 13-30:1
Strong: More than 30:1
Sodium adsorption ratio (SAR)
A measure of the amount of sodium (Na) relative to calcium (Ca) and
magnesium (Mg) in the water extract from saturated soil paste. It is the ratio of
the Na concentration divided by the square root of one-half of the Ca + Mg
concentration.
Soft bedrock
Bedrock that can be excavated with trenching machines, backhoes, small
rippers, and other equipment commonly used in construction.
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Soil
A natural, three-dimensional body at the earth’s surface. It is capable of
supporting plants and has properties resulting from the integrated effect of
climate and living matter acting on earthy parent material, as conditioned by
relief and by the passage of time.
Soil separates
Mineral particles less than 2 millimeters in equivalent diameter and ranging
between specified size limits. The names and sizes, in millimeters, of separates
recognized in the United States are as follows:
Very coarse sand: 2.0 to 1.0
Coarse sand: 1.0 to 0.5
Medium sand: 0.5 to 0.25
Fine sand: 0.25 to 0.10
Very fine sand: 0.10 to 0.05
Silt: 0.05 to 0.002
Clay: Less than 0.002
Solum
The upper part of a soil profile, above the C horizon, in which the processes of
soil formation are active. The solum in soil consists of the A, E, and B horizons.
Generally, the characteristics of the material in these horizons are unlike those
of the material below the solum. The living roots and plant and animal activities
are largely confined to the solum.
Spoil area (map symbol)
A pile of earthy materials, either smoothed or uneven, resulting from human
activity.
Stone line
In a vertical cross section, a line formed by scattered fragments or a discrete
layer of angular and subangular rock fragments (commonly a gravel- or cobble-
sized lag concentration) that formerly was draped across a topographic surface
and was later buried by additional sediments. A stone line generally caps
material that was subject to weathering, soil formation, and erosion before
burial. Many stone lines seem to be buried erosion pavements, originally
formed by sheet and rill erosion across the land surface.
Stones
Rock fragments 10 to 24 inches (25 to 60 centimeters) in diameter if rounded or
15 to 24 inches (38 to 60 centimeters) in length if flat.
Stony
Refers to a soil containing stones in numbers that interfere with or prevent
tillage.
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Stony spot (map symbol)
A spot where 0.01 to 0.1 percent of the soil surface is covered by rock
fragments that are more than 10 inches in diameter in areas where the
surrounding soil has no surface stones.
Strath terrace
A type of stream terrace; formed as an erosional surface cut on bedrock and
thinly mantled with stream deposits (alluvium).
Stream terrace
One of a series of platforms in a stream valley, flanking and more or less
parallel to the stream channel, originally formed near the level of the stream;
represents the remnants of an abandoned flood plain, stream bed, or valley
floor produced during a former state of fluvial erosion or deposition.
Stripcropping
Growing crops in a systematic arrangement of strips or bands that provide
vegetative barriers to wind erosion and water erosion.
Structure, soil
The arrangement of primary soil particles into compound particles or
aggregates. The principal forms of soil structure are:
Platy: Flat and laminated
Prismatic: Vertically elongated and having flat tops
Columnar: Vertically elongated and having rounded tops
Angular blocky: Having faces that intersect at sharp angles (planes)
Subangular blocky: Having subrounded and planar faces (no sharp angles)
Granular: Small structural units with curved or very irregular faces
Structureless soil horizons are defined as follows:
Single grained: Entirely noncoherent (each grain by itself), as in loose sand
Massive: Occurring as a coherent mass
Stubble mulch
Stubble or other crop residue left on the soil or partly worked into the soil. It
protects the soil from wind erosion and water erosion after harvest, during
preparation of a seedbed for the next crop, and during the early growing period
of the new crop.
Subsoil
Technically, the B horizon; roughly, the part of the solum below plow depth.
Subsoiling
Tilling a soil below normal plow depth, ordinarily to shatter a hardpan or
claypan.
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Substratum
The part of the soil below the solum.
Subsurface layer
Any surface soil horizon (A, E, AB, or EB) below the surface layer.
Summer fallow
The tillage of uncropped land during the summer to control weeds and allow
storage of moisture in the soil for the growth of a later crop. A practice common
in semiarid regions, where annual precipitation is not enough to produce a crop
every year. Summer fallow is frequently practiced before planting winter grain.
Summit
The topographically highest position of a hillslope. It has a nearly level (planar
or only slightly convex) surface.
Surface layer
The soil ordinarily moved in tillage, or its equivalent in uncultivated soil, ranging
in depth from 4 to 10 inches (10 to 25 centimeters). Frequently designated as
the “plow layer,” or the “Ap horizon.”
Surface soil
The A, E, AB, and EB horizons, considered collectively. It includes all
subdivisions of these horizons.
Talus
Rock fragments of any size or shape (commonly coarse and angular) derived
from and lying at the base of a cliff or very steep rock slope. The accumulated
mass of such loose broken rock formed chiefly by falling, rolling, or sliding.
Taxadjuncts
Soils that cannot be classified in a series recognized in the classification
system. Such soils are named for a series they strongly resemble and are
designated as taxadjuncts to that series because they differ in ways too small to
be of consequence in interpreting their use and behavior. Soils are recognized
as taxadjuncts only when one or more of their characteristics are slightly
outside the range defined for the family of the series for which the soils are
named.
Terminal moraine
An end moraine that marks the farthest advance of a glacier. It typically has the
form of a massive arcuate or concentric ridge, or complex of ridges, and is
underlain by till and other types of drift.
Terrace (conservation)
An embankment, or ridge, constructed across sloping soils on the contour or at
a slight angle to the contour. The terrace intercepts surface runoff so that water
soaks into the soil or flows slowly to a prepared outlet. A terrace in a field
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generally is built so that the field can be farmed. A terrace intended mainly for
drainage has a deep channel that is maintained in permanent sod.
Terrace (geomorphology)
A steplike surface, bordering a valley floor or shoreline, that represents the
former position of a flood plain, lake, or seashore. The term is usually applied
both to the relatively flat summit surface (tread) that was cut or built by stream
or wave action and to the steeper descending slope (scarp or riser) that has
graded to a lower base level of erosion.
Terracettes
Small, irregular steplike forms on steep hillslopes, especially in pasture, formed
by creep or erosion of surficial materials that may be induced or enhanced by
trampling of livestock, such as sheep or cattle.
Texture, soil
The relative proportions of sand, silt, and clay particles in a mass of soil. The
basic textural classes, in order of increasing proportion of fine particles, are
sand, loamy sand, sandy loam, loam, silt loam, silt, sandy clay loam, clay loam,
silty clay loam, sandy clay, silty clay, and clay. The sand, loamy sand, and
sandy loam classes may be further divided by specifying “coarse,” “fine,” or
“very fine.”
Thin layer
Otherwise suitable soil material that is too thin for the specified use.
Till
Dominantly unsorted and nonstratified drift, generally unconsolidated and
deposited directly by a glacier without subsequent reworking by meltwater, and
consisting of a heterogeneous mixture of clay, silt, sand, gravel, stones, and
boulders; rock fragments of various lithologies are embedded within a finer
matrix that can range from clay to sandy loam.
Till plain
An extensive area of level to gently undulating soils underlain predominantly by
till and bounded at the distal end by subordinate recessional or end moraines.
Tilth, soil
The physical condition of the soil as related to tillage, seedbed preparation,
seedling emergence, and root penetration.
Toeslope
The gently inclined surface at the base of a hillslope. Toeslopes in profile are
commonly gentle and linear and are constructional surfaces forming the lower
part of a hillslope continuum that grades to valley or closed-depression floors.
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Topsoil
The upper part of the soil, which is the most favorable material for plant growth.
It is ordinarily rich in organic matter and is used to topdress roadbanks, lawns,
and land affected by mining.
Trace elements
Chemical elements, for example, zinc, cobalt, manganese, copper, and iron, in
soils in extremely small amounts. They are essential to plant growth.
Tread
The flat to gently sloping, topmost, laterally extensive slope of terraces, flood-
plain steps, or other stepped landforms; commonly a recurring part of a series
of natural steplike landforms, such as successive stream terraces.
Tuff
A generic term for any consolidated or cemented deposit that is 50 percent or
more volcanic ash.
Upland
An informal, general term for the higher ground of a region, in contrast with a
low-lying adjacent area, such as a valley or plain, or for land at a higher
elevation than the flood plain or low stream terrace; land above the footslope
zone of the hillslope continuum.
Valley fill
The unconsolidated sediment deposited by any agent (water, wind, ice, or mass
wasting) so as to fill or partly fill a valley.
Variegation
Refers to patterns of contrasting colors assumed to be inherited from the parent
material rather than to be the result of poor drainage.
Varve
A sedimentary layer or a lamina or sequence of laminae deposited in a body of
still water within a year. Specifically, a thin pair of graded glaciolacustrine layers
seasonally deposited, usually by meltwater streams, in a glacial lake or other
body of still water in front of a glacier.
Very stony spot (map symbol)
A spot where 0.1 to 3.0 percent of the soil surface is covered by rock fragments
that are more than 10 inches in diameter in areas where the surface of the
surrounding soil is covered by less than 0.01 percent stones.
Water bars
Smooth, shallow ditches or depressional areas that are excavated at an angle
across a sloping road. They are used to reduce the downward velocity of water
and divert it off and away from the road surface. Water bars can easily be
driven over if constructed properly.
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Weathering
All physical disintegration, chemical decomposition, and biologically induced
changes in rocks or other deposits at or near the earth’s surface by atmospheric
or biologic agents or by circulating surface waters but involving essentially no
transport of the altered material.
Well graded
Refers to soil material consisting of coarse grained particles that are well
distributed over a wide range in size or diameter. Such soil normally can be
easily increased in density and bearing properties by compaction. Contrasts
with poorly graded soil.
Wet spot (map symbol)
A somewhat poorly drained to very poorly drained area that is at least two
drainage classes wetter than the named soils in the surrounding map unit.
Wilting point (or permanent wilting point)
The moisture content of soil, on an ovendry basis, at which a plant (specifically
a sunflower) wilts so much that it does not recover when placed in a humid,
dark chamber.
Windthrow
The uprooting and tipping over of trees by the wind.
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APPENDIX I
Kittitas County Code 17.36
Planned Unit Development Zone (2006/2007)
Index #11
Title 17: Development Code Update: July 10,2007 BOCC Draft -No Redline
As Adopted July 19,2007
Chapter 17.36
PLANNED UNIT DEVELOPMENT ZONE*
Sections
17.36.010 Purpose and intent.
17.36.020 Uses permitted.
17.36.030 Preliminary development plan.
17.36.040 Final development plan.
17 .3~.050 Permit issuance and conditions.
17.36.060 Required improvements.
17.36.070 Inter-jurisdiction review.
17.36.080 Planned Unit Development Alterations.
17.36.090 Expiration.
* Prior history: Ords. 74-6, 2.
17.36.010 Purpose and intent.
The purpose of this chapter is to provide for and encourage a harmonious mixture of land
uses with greater flexibility in land use controls than is generally permitted by other
sections of this title. (Ord. 90-6 (part), 1990: Res. 83-10, 1983). This includes:
a. To allow greater flexibility and to encourage more innovative design for
the development of residential areas that is generally possible under
conventional zoning and subdivision regulations;
b. To encourage more economical and efficient use ofland, streets, and
public services;
c. To preserve and create usable open space and other amenities superior to
conventional developments;
d. To preserve important natural features of the land, including topography,
natural vegetation, and views;
e. To encourage development of a variety of housing types and densities;
f. To encourage energy conservation, including the use of passive solar
energy in project design and development to the extent possible;
g. To encourage infill development of areas or site characterized by special
features of geography, topography, size, shape, or historical legal
nonconformi ty;
h. To permit flexibility of design that will create desirable public and private
open space, to vary the type, design and layout of buildings, and to utilize
the potentials of individual sites and alternative energy services to the
extent possible;
17.36.020 Uses permitted.
The following uses may be permitted:
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Index #11
Title 17: Development Code Update: July 10,2007 BOCC Draft -No Redline
As Adopted July 19,2007
1. All residential uses including multifamily structures;
2. Manufactured Home Parks;
3. Hotels, motels, condominiums;
4. Fractionally-owned units (for PUDs proposed within Urban Growth Areas);
5. Retail businesses;
6. Commercial-recreation businesses;
7. Restaurants, cafes, taverns, cocktail bars;
8. Any other similar uses deemed by the planning commission to be consistent with
the purpose and intent of this chapter. Such determination shall be made during
review of the development plan required under Section 17.36.030. (Ord. 90·6
(part), 1990: Res. 83-10,1983).
17.36.030 Preliminary development plan.
Any persons or corporation applying for a planned unit development zone shall file a
preliminary development plan with an application for zone change. The development
plan shall include all of the following: .
1. A vicinity map showing the location of the site and its relationship to surrounding
areas;
2. A map of the site drawn to a scale, no smaller than two hundred feet to the inch
showing the following:
a . Arrangement of land uses by type (residential, commercial, open spaces,
etc.). A narrative on the approximate percentage ofland in each category.
The map should show proposed traffic circulation;
b. NaIIies and dimensions of dedicated roads bounding or near the site;
c. Planned off·street parking areas including approximate number of spaces
to be provided;
d. Elevation contours of no more than twenty-foot intervals;
e. Legal description of the subject property including section, township,
range, parcel numbers and number of acres;
f. Name of proposed Planned Unit Development;
3. A Landscaping Plan.
4. A Phasing Plan with identified timelines.
5. A Development Plan addressing the following:
a. A narrative relating the development plan to adjacent development and
natural areas;
b. A narrative of the developer's intent with regard to providing landscaping
and retention of open spaces;
c. A narrative outlining future land ownership patterns within the
development including homeowners associations if planned;
d. A narrative outlining the proposed water supply, storage and distribution
system, sewage disposal/treatment plan, solid waste collection plan;
e. Documentation from the Community Development Services department
that environmental review (SEP A) has been completed or will be
completed;
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Title 17: Development Code Update: July 10, 2007 BOCC Draft -No Redline
As Adopted July 19, 2007
f. An explanation and specification of any nonresidential uses proposed
within the project;
g. Timing for the construction and installation of improvements, buildings,
other structures and landscaping;
h. The method proposed to insure the permanent retention and maintenance
of common open space;
1. Proposed setbacks;
J. A master plan of the site, if the proposed PUD is to be developed in
phases. The master plan need not be fully engineered, but shall be of
sufficient detail to illustrate the property's physical features and probable
development pattern. The master plan will serve as a guide in each
successive stage of development until its completion;
k. A narrative of planned residential (housing) densities expressed in terms
of living units per building and per net acre (total acreage minus dedicated
rights-of-way). (Ord. 90-6 (part), 1990: Res 83-10, 1983).
17.36.040 Final development plan.
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 as listed below. Submittal shall be consistent with the process as
outlined for Final Plat Development in Kittitas County Code 16.20.
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;
2. A map or maps of the site drawn at a scale no smaller than one hundred feet to
one inch showing the following:
a. Preliminary engineering plans including site grading, road improvements,
drainage and public utilities extensions;
b. Arrangement of all buildings which shall be identified by type;
c. Preliminary building plans including floor plans and exterior design and/or
elevation views;
d. Location and number of off-street parking areas including type and
estimated cost of surfacing;
e. The location and dimensions of roads and driveways including type and
estimated cost of surfacing and road maintenance plans;
f. The location and total area of common open spaces;
g. Proposed location of fire protection facilities;
h. Proposed storm drainage plan;
3. Certification from state and local health authorities that water and sewer systems
are available to accommodate the development;
4. Provisions to assure permanence and maintenance of common open spaces;
5. Statement of intent including estimated cost for landscaping and restoration of
natural areas despoiled by construction including tree planting. (Ord. 96-19 (part),
1996; Ord. 90-6 (part), 1990: Res. 83-10, 1983).
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Index #11
Title 17: Development Code Update: July 10,2007 BOCC Draft -No Redline
As Adopted July 19, 2007
17.36.050 Permit issuance and conditions.
Building permits and other permits required for the construction or development of
property under provision of this section shall be issued only when, in the opinion of the
county building inspector, the work to be performed substantially conforms with the fInal
development plan approved by the board of county commissioners. (Ord. 96-19 (part),
1996; Ord. 90-6 (part), 1990: Res. 83-10, 1983).
17.36.060 Required improvements.
All improvements including parking lots, driveways, landscaping, which are a part of the
approved plan, but which do not otherwise require building permits, shall be completed
or bonded before occupancy permits are issued by the building inspector. The amount of
the bond shall be determined by the building inspector on the basis of information
presented with the fmal development plan. (Ord. 90-6 (part), 1990: Res. 83-10, 1983).
17.36.070 Inter-jurisdiction review.
Proposed projects occurring within the Urban Growth Area shall be jointly reviewed with
the associated city.
17.36.080 Planned Unit Development Alterations.
Proposed alterations to approved Planned Unit Developments shall be processed in a
manner similar to the alteration of a subdivision.
17.36.090 Expiration.
Within a period of five years following the approval of the preliminary development plan
by the Kittitas County Board of County Commissioners, the applicant shall file with
Kittitas County Community Development Services a fInal development plan. The .
director of Community Development Services, for good cause, may extend for one year
the period for fIling ofthe fmal development plan. lfthe applicant fails to apply for fInal
approval for any reason within the specifIed time frame, the rezone shall become void.
All future permits shall be subject to the requirements of the underlying zone unless a
new application for a planned unit development is submitted and approved.
Chapter 17.37
MASTER PLANNED RESORTS
Sections
17.37.010 Legislative fmdings, purpose and intent.
17.37.020 Definitions.
17.37.030 Uses permitted.
17.37.040 Applications/approvals required for master planned resorts.
17.37.010 Legislative findings, purpose and intent.
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Index #11
EXHIBIT A
Original Vantage Bay PUD and
Preliminary Plat Site Plans
Index #12
Index #12
Index #12
Index #12
Index #12
Index #12
Index #12
Index #12
EXHIBIT B
Aerial and Site Images
Index #13
Vantage Bay Aerial Imagery
Index #13
Vantage Bay Site Photographs
Index #13
EXHIBIT C
Maps:
Preliminary Conceptual Site Plans
Index #14
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Preliminary Buildings Plans
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""EsKITTÏTASCOUNTYCOMMUNITYDbVELOPMENTSERVICES411N.RubySt.,Suite2,Ellensburg,WA98926CDS@CO.KITTITAS.WA.USOffice (509)962-7506Fax(509)962-7682SEPAMITIGATEDDETERMINATIONOFNONSIGNIFICANCEFile:VantageBayRezone(Z-06-25)andPreliminaryPlat(P-06-26)Description:1.VantageBayRezone,Z-06-25, fromForestandRange-20toPlannedUnitDevelopment(PUD)and2.VantageBayPreliminaryPlat,P-06-26, whichisa315-lotsubdivision.Proponent:BCSBNInc.ToddLolkusLandSurveying,LLC,agentSkipCoddington1322BasinStSW SuiteA21828 87" AveSEEphrata,WA98823Woodinville, WA98072Location:Thesubjectpropertyisapproximately75.61acresandislocatedeastofHuntzinger RoadandsouthofInterstate-90atHuntzingerRd,Vantage,WA98950 inaportionoftheeasthalfofSection30,T17N.,R23E., W.M.inKittitasCounty.Parcelnumbers17-23-30010-0006, 17-23-30000-0001,and17-23-30000-0003.LeadAgency:KittitasCountyCommunityDevelopmentServicesTheleadagency forthisproposalhasdeterminedthat itdoes nothaveaprobablesignificantadverseimpactontheenvironment. Anenvironmentalimpactstatement(EIS)isnotrequired underRCW43.21C.030(2)(c).Thisdecisionwasmadeafterreviewofacompletedenvironmentalchecklistandotherinformationonfilewiththeleadagency.Thisinformationisavailabletothepublicon request.TheleadagencyforthisproposalhasalsodeterminedthatcertainmitigationmeasuresarenecessaryinordertoissueaDeterminationofNon-Significanceforthisproposal.Failuretocomply withthemitigationmeasuresidentifiedhereafterwillresult intheissuanceofaDeterminationofSignificance(DS)forthisproject.Thesemitigationmeasuresincludethefollowing:I.TransportationA.Theapplicantshalladheretoallapplicableregulationsassetforthin thecurrentKittitasCounty RoadStandards.B.NodirectaccesstoI-90orwithinthelimitedaccessboundariesofHuntzinger Roadwillbeallowedper WSDOTrequirements.C.The northsideofTract"F"abutsWSDOTpropertyon thenorthside.Accessfromthe plat areatooracross saidWSDOTpropertyshallbeprohibited.D.Itisthedeveloper'sresponsibilitytodampenordeflectanyI-90 traffic noiseforthedevelopment.E.Anyoutdooradvertisingormotoristsignageforthisprojectshallcomply withstatecriteria.TheapplicantshallcontactRickGiffordoftheWSDOTSouthCentralRegional officeat(509)577-1985forrequirements.F.Sitegradingshallbedesignedso asnot toreducefloodstorageorconveyancecapacity.DARRYLPIERCY,DIRECTORALLISONKIMBALL, ASSISTANTDIRECTORCOMMUNITYPLANNING•BUILDINGINSPECTION•PLANS EXAMINATION•ADMINISTRATION•PERMITSERVICES•INVESTlGATlON•ENFORCEMENT•GISIndex #16
G.Mailroutes shallbeapprovedbythepostmaster.Thepostmastershallalsoapprovemailboxlocations.Mailboxlocationsshallnotcreatesightobstructions.II.LightandGlareA.Any proposedlightingshouldbeshadedanddirecteddown towardsthe site andaway fromI-90.III.WaterA.Withdrawalsofgroundwateron thesubjectpropertyshallbesubject to therulesandregulationsadoptedandadministratedbytheWashingtonStateDepartmentofEcology.B.A minimum80foot buffershallbemaintainedfromthewetlands.Currently,thepreliminaryplatdepictsabufferthatisover120feetfromthewetlands.Propersignageshallbeincorporatedandmaintainedon-sitetoencouragethemaintenanceofthebufferandnaturalconditionoftheshorelineandwetlands.Thesignage shallbeinterpretiveinmatter,andexplainsabout bufferintegrityrequirementsand educatesabouttheimportanceofthe areaforwildlife,etc.The applicantshallwork withtheDepartmentofEcology,andCountytodesignandestablishthe signage andabufferrestorationplan.Wetlandslocationsandbufferboundariesshallbedelineatedon thefinal mylar.Aplatnote shallbeincludedon thefinalmylarstatingthatAlldevelopmentwillneedtocomplywithKCCl7A:CriticalAreas.C.Alldevelopmentshallcomply withtheKittitasCountyShoreline MasterPlan.Lotsadjacenttowetlandandshorelineareasshallbelargeenoughtoaccommodateabuildingenvelopewhichwillnotintrudeintobufferareasorrequireavariance forbuild-out.PerKittitas County ShorelineMasterProgram,allstructuresshallbesetbackaminimumof100feetfromtheOrdinary High WaterMarkofallshorelines.D.TheprojectshallcomplywithallrequirementsoftheDepartmentofEcologyStormWaterManualforEasternWashingtonstandardsforstormwaterandshallbecollected, retainedanddisposedofon-site.E.Theprojectshallmeet therequirementsforaNPDES ConstructionStormWaterpermit.F.AlldevelopmentshallcomplywithKittitasCounty FloodCodeTitle14.08.G.On-sitedrainagefeaturesassociatedwithconstructionshallbedesignedsuchthatwetlandsare notdewateredorimpacted.IV.NoiseA.Allcountynoiseordinancesshallapplytotheproject.B.Constructionactivitiesshallcomplywith KCC9.45(Noise).V.LandUseA.AfinaldevelopmentplanpursuanttoKittitasCountyCode17.36.040shallbesubmitted forapprovalbytheBoardofCountyCommissioners.B.Allproposalsoftheapplicantascontainedintheirapplicationthatarenotinconflict withthesemitigations shallbeconditionsofapprovalandshallbeconsideredasmitigations.C.Fencingand/orsignagedelineating privateandpublicpropertyon theeasterlyboundaryshallbeplacedinordertopreventencroachment,andminimize grounddisturbanceandvegetationbetweentheproperties.D.PriortodevelopmentofPhase2,theproponentshallsubmitdetailedPUDdevelopmentdrawings forreviewandapprovalstoKittitasCounty.VII.UtilitiesandServices2Index #16
A.AClassA WaterSystemandwastewatermanagementsystemshallbedevelopedtoservethesiteinconformance with localand statehealthregulations.B. Per theKittitasCountyShorelineMasterPlan,thereshallbeaminimumsetbackof100feetfrom theOrdinaryHigh Water Mark forallon-sitesewagetreatmentsystems.C.Theplatshallcomply with InternationalFireCode(IFC)andappendices.D.Thesubjectpropertyshallconformto theminimumrequirementsfor fireapparatusaccess.E.Watersuppliesandapparatus/equipmentfor fire suppressionshallcomply withtheInternationalFireCodeandNFPA,and shallbereviewedbyKittitasCountyandlocaljurisdictions.F.The applicantshallcoordinate withthelocalschooldistricttoprovide forasafelocationandpassagewayforaschool bus stop.Thisshallbedelineatedon thefinal mylar.ThisMDNSisissuedunderWAC197-11-350. Any actiontosetaside,enjoin, review,orotherwise challengethisadministrativeSEPAaction'sprocedural compliancewiththeprovisionsofChapter197-11WACshallbecommencedonor beforeSeptember12,2006@5:00PM.ResponsibleOfficial:JoannaValenciaTitle:Staff PlannerAddress: KittitasCounty Community DevelopmentServices411NorthRubySt.,Suite2Ellensburg, WA98926(509) 962-7506FAX962-7682Date:August29,2006PursuanttoChapter15A.07 KCC,thisMDNSmaybeappealedbysubmittingspecificfactualobjectionsinwritingwithafeeof$300.00totheKittitasCountyBoardofCommissioners,KittitasCountyCourthouseRoom110,Ellensburg, WA 98926.Timelyappeals mustbereceived no laterthanSeptember12,2006@5:00PM. Aggrievedparties areencouragedtocontacttheBoardat(509) 962-7508formoreinformationonappeal process.3Index #16
1
Chelsea Benner
From:Dan Carlson
Sent:Friday, December 08, 2017 10:35 AM
To:Mark Cook; Lucas Huck; Erin Moore; Holly Duncan; Tristen Lamb
Subject:RZ-06-00025 & LP-06-00026 Vantage Bay PUD Final Development Plan
Hello all,
The approve‐referenced planned unit development received preliminary approval in 2006. According to KCC
17.36.090(7), a final development plan is required. The applicant has submitted the final development plan and it is
located at T:\CDS\Projects\Rezones\RZ 2006\RZ‐06‐00025 Vantage Bay\Final Development Plan. In order to receive
final approval, the development plan must be consistent with the conditions imposed in the preliminary approval. The
signed ordinance containing the conditions is included in the development plan.
Please review the final development plan for consistency with conditions included in the approval ordinance, and
provide your comments by December 22, 2017. Thank you, and please let me know if you have any questions.
Dan Carlson, AICP
Community Development Services Director
Kittitas County
411 N Ruby ST, Suite 2
Ellensburg WA 98926
(509) 933‐8244
dan.carlson@co.kittitas.wa.us
Index #17
1
Lindsey Ozbolt
From:Holly Duncan
Sent:Monday, December 18, 2017 2:06 PM
To:Dan Carlson
Cc:Tristen Lamb
Subject:RE: RZ-06-00025 & LP-06-00026 Vantage Bay PUD Final Development Plan
Follow Up Flag:Follow up
Flag Status:Flagged
Hello Dan,
Thank you for the opportunity to comment on the above referenced project.
This PUD will be served by a Large On Site Sewage system (LOSS) approved by the Washington State Department of
Health.
The project proposes a Group A water system approved by the DOH in Spokane. Kittitas County Public Health
Department must perform a well site inspection to approve the location of the well prior to drilling.
Thank you again,
Holly Duncan
From: Dan Carlson
Sent: Friday, December 08, 2017 10:35 AM
To: Mark Cook; Lucas Huck; Erin Moore; Holly Duncan; Tristen Lamb
Subject: RZ-06-00025 & LP-06-00026 Vantage Bay PUD Final Development Plan
Hello all,
The approve‐referenced planned unit development received preliminary approval in 2006. According to KCC
17.36.090(7), a final development plan is required. The applicant has submitted the final development plan and it is
located at T:\CDS\Projects\Rezones\RZ 2006\RZ‐06‐00025 Vantage Bay\Final Development Plan. In order to receive
final approval, the development plan must be consistent with the conditions imposed in the preliminary approval. The
signed ordinance containing the conditions is included in the development plan.
Please review the final development plan for consistency with conditions included in the approval ordinance, and
provide your comments by December 22, 2017. Thank you, and please let me know if you have any questions.
Dan Carlson, AICP
Community Development Services Director
Kittitas County
411 N Ruby ST, Suite 2
Ellensburg WA 98926
(509) 933‐8244
dan.carlson@co.kittitas.wa.us
Index #18
2
Notice: Email sent to Kittitas County may be subject to public disclosure as required by law.
message id: 38eb45916c6dcbdac24bb8719d004a14
Index #18
KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES
411 N.Ruby St.,Suite 2,Ellensburg,WA 98926
CDS@CO.KITTITAS.WA.US
Office (509)962-7506'"Building Paitnerships -Building Communities"Fax (509) 962-7682rrrrracovmy
December 28,2017
Eric G.LaBrie,AICP
ESM Consulting Engineers, LLC
33400 8th Avenue South,Ste 205
Federal Way,WA 98003
Subject:Vantage Bay PUD Final Development Plan (RZ-06-00025 &LP-06-00026)
Dear Mr.LaBrie,
I am writing to update you on the status of the review of the Final Development Plan (FPUD) submitted
for the above-referenced planned unit development.
According to KCC 17.36.090(7),planned unit developments with preliminary development plans
approved prior to 2007 shall have until December 31,2017 to submit final development plans or the
planned unit development would expire. The Vantage Bay PUD received preliminary development plan
approval on December 12,2006. The FPUD was submitted on September 22,2017.Therefore,the
FPUD was submitted in accordance with KCC 17.36.090(7),and the planned unit development will not
expire on December 31,2017.
County review of the FPUD will continue into 2018.If the FPUD is approved,implementing permits
must be submitted within two years of FPUD approval in accordance with KCC 17.36.090(6)&(7).
Please let me know if you have questions.
Sincerely,
Dan Carlson,AICP
Community Development Services Director
coMMUNITY PLANNING •BUILDING INSPECTION •PLAN REVIEW •ADMINISTRATION •PERMIT SERVICES•CODE ENFORCEMENT
Index #19
1
Chelsea Benner
From:Chelsea Benner
Sent:Tuesday, April 24, 2018 9:37 AM
To:Joe Miller
Cc:Lindsey Ozbolt
Subject:Vantage Bay PUD Review
Hello,
This Final Development Plan got submitted a while back but never got fire marshal review. Please review and send me
any comments you may have.
Please save the documents below as they will expire for viewing as of May 1st (the files were too big to email).
Thanks!!
Chelsea Benner
Planner I
Kittitas County Community Development Services
411 N Ruby Street, Suite 2 Ellensburg, WA 98926
(p) 509‐962‐7506 (f) 509‐962‐7682
chelsea.benner@co.kittitas.wa.us
From: no-reply_LiFT@co.kittitas.wa.us [mailto:no-reply_LiFT@co.kittitas.wa.us]
Sent: Tuesday, April 24, 2018 9:34 AM
To: Chelsea Benner
Subject: Files available for download
Hi Chelsea,
The following files will be available until 5/1/2018:
Vantage Bay PUD Final Development Plan Updated Grading Plan and Profiles.pdf
Vantage Bay PUD Final Development Plan.pdf
Notice: Email sent to Kittitas County may be subject to public disclosure as required by law.
message id: 38eb45916c6dcbdac24bb8719d004a14
Index #20
1
Chelsea Benner
From:Joe Seemiller <seemillerj@kvfr.org>
Sent:Tuesday, April 24, 2018 5:22 PM
To:Chelsea Benner
Subject:RE: Vantage Bay PUD Review
Follow Up Flag:Follow up
Flag Status:Flagged
Chelsea:
I have a few conditions they must meet.
Fire hydrant numbers and locations must meet current fire code requirements.
Emergency vehicle access must meet current fire code requirements.
Street signs and building address numbers must meet current county requirements and must be clearly visible
to approaching emergency vehicles.
I also have a question. Why are they requesting a variance for grade? I am not inclined to approve a road variance
without reasonable justification. Please contact me if you have any comments or questions. Thank you.
Joe S.
From: Chelsea Benner [mailto:chelsea.benner@co.kittitas.wa.us]
Sent: Tuesday, April 24, 2018 9:37 AM
To: Joe Seemiller <seemillerj@kvfr.org>
Cc: Lindsey Ozbolt <lindsey.ozbolt@co.kittitas.wa.us>
Subject: Vantage Bay PUD Review
Hello,
This Final Development Plan got submitted a while back but never got fire marshal review. Please review and send me
any comments you may have.
Please save the documents below as they will expire for viewing as of May 1st (the files were too big to email).
Thanks!!
Chelsea Benner
Planner I
Kittitas County Community Development Services
411 N Ruby Street, Suite 2 Ellensburg, WA 98926
(p) 509‐962‐7506 (f) 509‐962‐7682
chelsea.benner@co.kittitas.wa.us
From: no-reply_LiFT@co.kittitas.wa.us [mailto:no-reply_LiFT@co.kittitas.wa.us]
Sent: Tuesday, April 24, 2018 9:34 AM
To: Chelsea Benner
Subject: Files available for download
Index #21
2
Hi Chelsea,
The following files will be available until 5/1/2018:
Vantage Bay PUD Final Development Plan Updated Grading Plan and Profiles.pdf
Vantage Bay PUD Final Development Plan.pdf
Notice: Email sent to Kittitas County may be subject to public disclosure as required by law.
message id: 38eb45916c6dcbdac24bb8719d004a14
Index #21
1
Chelsea Benner
From:Joe Seemiller <seemillerj@kvfr.org>
Sent:Wednesday, April 25, 2018 2:28 PM
To:Lindsey Ozbolt; zhorton@plsaofyakima.com
Cc:Chelsea Benner; Mike Flory
Subject:RE: Vantage Bay - Nested Fire Suppression Storage
Follow Up Flag:Follow up
Flag Status:Flagged
Zachary:
I just spoke with Chief Rose of Kittitas County Fire District #4 (Vantage) about the water requirements. We agreed that
the fire suppression storage may be nested provided that the quantity of usable stored water is not permitted to drop
below the minimum required fire suppression storage. Please contact me if you have any comments or
questions. Thank you.
Joe S.
From: Lindsey Ozbolt [mailto:lindsey.ozbolt@co.kittitas.wa.us]
Sent: Tuesday, April 24, 2018 10:03 AM
To: Joe Seemiller <seemillerj@kvfr.org>
Cc: Chelsea Benner <chelsea.benner@co.kittitas.wa.us>; mike.flory@co.kittitas.wa.us
Subject: FW: Vantage Bay ‐ Nested Fire Suppression Storage
Hi Joe,
Please see the below email from Zachary Horton to Mike Flory asking for clarification on Nested Fire Suppression
Storage. This is for a water system that is being developed to support the Vantage Bay PUD. If you could please respond
to his questions I would appreciate it.
Thank you and let us know if you need anything from staff to help your review.
Lindsey Ozbolt
Planning Official
Kittitas County Community Development Services
411 N. Ruby St., Suite 2 | Ellensburg, WA 98926
(509) 962‐7046 | lindsey.ozbolt@co.kittitas.wa.us
From: zhorton@plsaofyakima.com [mailto:zhorton@plsaofyakima.com]
Sent: Monday, April 23, 2018 10:06 AM
To: Mike Flory
Subject: Vantage Bay - Nested Fire Suppression Storage
Importance: High
Mike,
Index #22
2
Per our conversation, we are looking for a determination as to whether or not it is acceptable to nest fire
suppression storage with standby storage per WAC 246-290-235(4).
WAC 246-290-235(4) reads as:
“Standby and fire suppression storage volumes may be nested with the larger of the two volumes being the
minimum available, provided the local fire protection authority does not require them to be additive.”
The table below demonstrates our proposed storage volumes for the Vantage Bay Water System (excluding
dead storage).
Required Storage Capacity
Period/Storage Component Current 10 Year 20 Year
Operational Storage (OS) 0 93,750 93,750
Equalizing (ES) 0 56,305 56,305
Standby (SB) 0 218,895 218,895
Fire Suppression (FSS) 0 180,000 180,000
Surplus 0 1,050 1,050
Total (TS) 0 370,000 370,000
Our analysis that was used to reach this conclusion was based on the DOH’s Water System Design Manual
(Publication 331-123).
Let me know if you have any questions or need more information from us, I look forward to hearing from you.
Regards,
Zachary Horton, EIT
PLSA Engineering & Surveying
521 North 20th Avenue, Suite 3
Yakima, WA 98902
P: (509) 575-6990 Ext. 205
F: (509) 575-6993
Notice: Email sent to Kittitas County may be subject to public disclosure as required by law.
message id: 38eb45916c6dcbdac24bb8719d004a14
Index #22
1
Chelsea Benner
From:Chelsea Benner
Sent:Friday, June 01, 2018 10:48 AM
To:Taylor Gustafson
Cc:Candie Leader
Subject:FW: RZ-06-00025 & LP-06-00026 Vantage Bay PUD Final Development Plan
This was sent out a long time ago and somehow ended up on my desk recently for continued processing. It looks like PW
never commented…… would you like to submit any comments before I proceed?
Thank you!!
Chelsea Benner
Planner I
Kittitas County Community Development Services
411 N Ruby Street, Suite 2 Ellensburg, WA 98926
(p) 509‐962‐7506 (f) 509‐962‐7682
chelsea.benner@co.kittitas.wa.us
From: Dan Carlson
Sent: Friday, December 08, 2017 10:35 AM
To: Mark Cook; Lucas Huck; Erin Moore; Holly Duncan; Tristen Lamb
Subject: RZ-06-00025 & LP-06-00026 Vantage Bay PUD Final Development Plan
Hello all,
The approve‐referenced planned unit development received preliminary approval in 2006. According to KCC
17.36.090(7), a final development plan is required. The applicant has submitted the final development plan and it is
located at T:\CDS\Projects\Rezones\RZ 2006\RZ‐06‐00025 Vantage Bay\Final Development Plan. In order to receive
final approval, the development plan must be consistent with the conditions imposed in the preliminary approval. The
signed ordinance containing the conditions is included in the development plan.
Please review the final development plan for consistency with conditions included in the approval ordinance, and
provide your comments by December 22, 2017. Thank you, and please let me know if you have any questions.
Dan Carlson, AICP
Community Development Services Director
Kittitas County
411 N Ruby ST, Suite 2
Ellensburg WA 98926
(509) 933‐8244
dan.carlson@co.kittitas.wa.us
Index #23
IIITTITAS COITATTY
DEPARTMENT OF PUBLIC WORKS
KITTITAS COUNTY
TO:Chelsea Benner,Planner i
COPY:Taylor Gustafson,Planner Ill
Sara Folk,PE,Engineering Services Manager
Lindsey Ozbolt,Planning Official
DATE:June 15,2018
FROM:Mark R.Cook,Director/Acting County Engineer
RE:Vantage Bay Final Development Plan
We have evaluated the materials submitted supporting the submittal of the final development
plan for Vantage Bay PUD and Preliminary Plat.Our comments appear below for your
consideration.
1.The conditions imposed by the Department of Public Works pursuant to an approved
road standards variance request granted to Mr.William Cowin (BCSCBN LLC)on
11/15/17 will be evaluated at the time of final plat submittal.
2.All preliminary plat and rezone conditions noted in Ordinance No.2006-60 will be
evaluated at the time of final plat submittal.
3.Transportation concurrency requirements will be applied at the time of final plat review.
4.Parking requirements will be evaluated at the time of final plat submittal.Public Works
utilizes International Transportation Engineers "Trip Generation Manual"(current edition)
assigning daily and peak hour trip generations by land use code.
5.All stormwater treatment and flow control devices will be evaluated for compliance at the
time of final plat submittal.
6.All retaining walls greater than four feet in height will provide engineering designs as
appropriate for Public Works review.
7.Portions of the proposed development appear to abut steep slopes (river bank).Public
Works will evaluate structure placement relative to bank height during our review of final
plat and notice of any bank stability concerns.
411 N.Ruby, Suite #1 TEL (509)962-7523
Ellensburg,WA 98926 FAX (509)962-7663
Index #24
KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES
411 N.Ruby St.,Suite 2,Ellensburg,WA 98926
CDS@CO.KITTITAS.WA.US
Office (509)962-7506
"Building Partnerships -Building Communities"Fax (509)962-7682IITITASCOUFY
July 9,2018
BCSCBN, INC.
21828 87th Ave SE ,Ste 200
Woodinville,WA 98072
ESM Consulting
33400 8th Ave S,Ste 205
Federal Way, WA 98003
Subject:Final Development Plan for the Vantage Bay PUD (File Z-06-00025 &LP-06-00026)-Staff
Review and Request for Additional Information
Dear Applicant,
This letter is to provide you initial comments and a request for additional information on your project.Kittitas County
CommunityDevelopmentServices (CDS)received your Vantage Bay PUD (Z-06-00025)Final DevelopmentPlan (FDP)
submittal on September 22,2017.On December 28,2017,staff provided a letter updating you of the status of rewiew of
the FDP.Staff has now completed the review ofyour Final DevelopmentPlan.As provided below,staff has the following
comments,requirements,and/or revisions for your submittal that need to be addressed prior to final approval of your
Final Development Plan.Please respond to each issue/item listed below.
Community Development-Planning (ReviewMatrix Attached):
•Pursuant to KCC 17.36.040 (existing at the time of application),a map or maps of the site drawn at a scale
no smaller than one hundred feet to one inch showing the following:
•Public utilities;note review matrix section 1.b.i comments
•Typical lot layout;note review matrix section 1.b.ii comments
•Please provide driveway information;note review matrix section 1.b.v comments
•Please provide open space locations, note review matrix section 1.b.vii
•Please provide fire protection locations, note review matrix section 1.b.viii
Please provide updatedmappingeither with a key or identification on each building/area regarding
the type/use.
•Pursuant to KCC 17.36.040 (existing at the time of application),a statement of intent including estimated
cost for landscaping and restoration of natural areas despoiled by construction including tree planting,
shall be submitted prior to the final plan approval;note review matrix section 1.e comments
Please provide contours to assist in review of the proposal for feasibility purposes.Final gradingplan
shall be addressed prior to final plat submittal.
•Pursuant to Ordinance No.2006-60,(signed December 5,2006),any proposedlighting should be shaded
and directeddown towards the site and away from I-90;note review matrix section 2.h comments
Please update the project narrative to include the required information as required by OrdinanceNo.
2006-60.
•Pursuant to Ordinance No.2006-60,(signed December 5,2006),a minimum 80 foot buffer shall be
COMMUNITY PLANNING •BUILDING INSPECTION *PLAN REVIEW •ADMINISTRATION •PERMIT SERVICES •CODE ENFORCEMENT
Index #25
Page 2 July 9,2018
maintained from the wetlands.Currently,the preliminary plat depicts a buffer that is over 120 feet fromthewetlands.According to the preliminary approval condition,"Proper signage shall be incorporated andmaintainedon-site to encourage the maintenance of the buffer and natural condition of the shoreline andwetlands.The signage shall be interpretive in matter,and explains about the buffer integrity requirements
and educates about the importance of the area for wildlife,etc.the applicant shall work with theDepartmentofEcologyandCounty to design and establish the signage and a buffer restoration plan."Wetlands locations and buffer boundaries shall be delineated on the final mylar.A plat note shall beincludedonthefinalmylarstatingthatAlldevelopmentwillneedtocomplywithKCC17A:Critical Areas;note review matrix section 2.j comments
Please update the project narrative to include the required information as required by Ordinance No.2006-60.
•Pursuant to Ordinance No.2006-60,(signed December 5,2006),all development shall comply with KittitasCountyShorelineMasterPlan; note review matrix section 2.k comments
Please either submit a Shoreline Substantial DevelopmentPermit application for review as required byordinanceNo.2006-60 or redesign project outside of the shoreline jurisdiction
•Pursuant to OrdinanceNo.2006-60,(signed December 5,2006),fencing and/or signage delineatingprivateandpublicpropertyontheeasterlyboundaryshallbeplacedinordertopreventencroachmentandminimize ground disturbance and vegetation between the properties;note review matrix section 2.t
comments
Please update the project narrative to include the required information as required by Ordinance No.2006-60.
•Pursuant to Ordinance No.2006-60,(signed December 5,2006),Prior to development of Phase 2,theproponentshallsubmitdetailedPUDdevelopmentdrawingsforreviewandapprovalstoKittitasCounty;note review matrix section 2.u comments
Please update the project phasing plan with the required information as required by Ordinance No.2006-60.
•Pursuant to OrdinanceNo.2006-60,(signed December 5,2006),the following conditions shall apply forthePhase1Preliminaryplat:
o viii.Lot sizes and parking-With the proposed size of the lots and type of expected recreationalactivities,the applicant shall address parking issues that are likely to occur.Final PUD drawingsandsiteplansshouldconsiderwhetherthereisroomforadequatedrivewaylengthstoaccommodatetrucksandlargervehiclesassociatedwithrecreationalactivities.Appropriateplanningshouldbedonetoensurethatvehiclesarenotgoingtoimpedenormaltrafficflow ofextendbeyondthedrivewayparkingareas.Provisions may be needed to accommodate these typesofusessuchaswiderturningradiusesorlimitingonstreetparking,designation ofparking areasforboats,RVs, etc.;note review matrix section 2.cc(viii)comments
Please update the project narrative with the required information as required by Ordinance No.2006-
60.
Public Works (see attached Public Works memol:
•Per comments received on June 15,2018;Public works has no requirements at this stage.Additionalinformationwillberequiredpriortofinal plat approval.
Environmental Health (see attached Environmental Health emaill:
•The project proposed a Group A water system approved by the DOH in Spokane;Kittitas County Public
Index #25
Page 3
July 9,2018
Health Department must perform a well site inspection to approve to location of the well prior to drilling.This requirement does not need to be complete prior to approval of the Final Development Plan.
Once the requested updated information has been submitted to Kittitas County Community DevelopmentServices,staffwillcontinuereviewandprocessingoftheVantageBayFinalDevelopmentPlan.Please do not hesitate to contact meshouldyouhaveanyquestionsor if you would like to schedule a meeting discuss the necessary resubmittal informationandtimingforBoardreview.
Sincerely,
Lindsey Ozbolt
Planning Official
Community Development Services
Kittitas County
509-962-7046
lindse_.ozb_olt co.kittitas.w_a.us
Enclosures:
•Draft Project Review Matrix
•Public Works Memo
•Environmental Health Email
CC:
Chelsea Benner,Community DevelopmentServices Planner via emailMarkCook,Public Works Director via emailHollyErdman,Public Health Environmental Health Specialist 2 via email
Index #25
VantageBayPUDComplianceReviewINTRODUCTIONA.Praiect OvervienTheoriginalVantage Bay RezoneandPreliminaryPlatwereapprovedonDecember5th,2006throughauthorizingordinancenumber2006-60.The rezonechanged the projectlocation from ForestandRangetoPUD.Theoriginalprojectproposedtwophases ofdevelopment withphaseoneincludingatotalof315 lotsonapproximately 58.2acres, andphasetwoincluding 17.4acresreservedforfuturedevelopment.The currentrevised proposal reducesthe numberofresidentiallotsto 144, andaddsaclubhousetobedevelopedasphase1;and addsa40unit hotel,restaurant,winery,andvineyardasphase2.B.TiminguiConstructionActivittThecurrent proposalsuggestsacompletionofphase1byJune 2021,andcompletionof phase2byJune2022.Page1revisedlupdatedbyKittitasCounty 7/9/2018
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FINALPLANNEDUNIT DEVELOPMENT(FPUD)1.RELEVANTCODESECTIONSANALYSISFINDINGFinalDevelopment Plan(KCC17.36.040Existingatthetimeof application,lastupdateOrd.96-19)N/AN/AFollowingapprovalofthepreliminary developmentplanbythecountyandbeforelotsalesorbuildingconstructioncommences,thedeveloper(owner)shallsubmitafinaldevelopmentplanforapprovalbytheboardofcountycommissionerswhichshall includeallofthefollowing:a.Astagingplandescribingthetimingorsequenceofconstructionforalltheelementsoftheplan.Astaginghasbeen providedintheFDPthat satisfiesthis requirement. However SatisfiedSubdivision lotsales mayprecedeother elementsofthedevelopmentuponfinalplat approvalstaff suggests thattheplanbereevaluatedand changedtonotbedate specific.b.Amapormapsofthesitedrawnat ascale nosmallerthanonehundredfeet tooneinchshowingthei.Potential retentionpondsareshown, developmentwillbe onprivatewellNotSatisfiedfollowing:andseptic system.Needtoshowpoweri.Preliminaryengineeringplansincludingsitegrading, roadimprovements,drainageandpublicutilitiesii.AllCommercial buildingsareshown andlabeled,stillneed typicallotextensions;layout informationii.Arrangement of allbuildingswhichshallbeidentifiedby type;iii.Sampleplans ofthetownhouse/duplexstructures, hotel, and singlefamilyresidences havebeenprovidedandmeetthenecessaryrequirementiii.Preliminarybuildingplansincludingfloorplansandexteriordesign and/orelevationviews;iv. Requirementisaddressedonprovidedsiteplaniv.Locationandnumberofoff-streetparkingareasincludingtypeandestimatedcostofsurfacing;v.Please providedrivewayinformationv.Thelocationanddimensionsofroadsanddrivewaysincludingtype andestimatedcostofsurfacingandvi. Pleaseprovide locationsandlabelson siteplanroadmaintenance plans.vii.Please provide locationsandlabelson siteplanvi.Thelocationandtotal areaofcommonopenspaces;.viii. PWcommentssubmittedJune15,2018PWwillassesstheviabilityvii.Proposedlocationoffireprotectionfacilities;ofstormwater planatthetimethe civdengineeringplanissubmitted.viii.Proposedstormdrainage plan;c.Certificationfromstate andlocal health authoritiesthatwaterandsewersystems areavailabletoInformationprovidedinAppendixEofFDPSatisfiedaccommodatethedevelopment;d.Provisionsto assurepermanenceandmaintenanceof commonopenspaces;FDP states thatthiswillbeincludedinCCnRsSatisfiedThefollowing willberequiredasplatnoteson allfinal plats:ie.Statementof intentincludingestimatedcost forlandscapingandrestorationofnaturalareasdespoiledbyNot addressedNotSatisfiedconstructionincludingtreeplanting.iPage2revisedlupdatedbyKittitasÕounty 7/9/2018
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I2.PRELIMINARYAPPROVALCONDTIONS (Ord.No.2006-60)ANALYSISFINDINGiSatisfieda.TheapplicantshalladheretoallapplicableregulationsassetforthinthecurrentKittitas CountyRoadStandardsConditionwillbeaddressedattimeof final platwithaplatnoteb.Nodirectaccess toI-90orwithinthelimitedaccessboundariesofHuntzingerRoadwillbeallowedcondition willbeaddressedattime of finalplatwithaplat noteSatisfiedperWSDOTrequirementsc.TheNorthsideoftrackFabutsWSDOTpropertyontheNorthside.Access fromtheplatareato orCondition willbeaddressedattime of finalplatwithaplat noteSatisfiedacross saidWSDOTproperty shallbeprohibitedd.ItisthedevelopersresponsibilitytodampenordeflectanyI-90 trafficnoisefor thedevelopmentCondition willbeaddressedattime of fmalplatwithaplat noteSatisfiede.Anyoutdooradvertisingormotoristsignagefor thisproject shallcomplywithstatecriteria.TheConditionshallbeenforcedthroughthecounties'buildingpermitprocessifSatisfiedapplicantshall contacttheWSDOTSouthCentral RegionalofTiceforrequirementsstructuresrequireapermitf.Sitegradingshallbedesignedso asnottoreduce floodstorageorconveyancecapacitycondition willbeaddressedattime of final platSatisfiedg.Mailroutesshallbeapprovedby thepostmaster. The postmastershallalsoappovemailboxNotedSatisfiedlocations.Mailboxlocationsshallnotcreatesightobstructionsh.Anyproposedlightingshouldbeshadedanddirecteddowntowardsthe site andaway fromI-90Thisisacknowledgedbut not sufficiently. Pleasefurther addressinnarrativeNotSatisfiedi.Withdrawalsofgroundwateron thesubject property shallbesubjectto therulesandregulationsSatisned.Conditionwillbeaddressedattime of finalplatadoptedandadministratedby theWashmgtonStateDepartmentofEcologyj. Aminimum80footbuffer shallbemaintainedfromthewetlands.Currently,thepreliminaryplatNotSatisfieddepictsabufferthatisover120 feetfromthewetlands. Propersignageshallbeincorporatedandmaintainedon-sitetoencouragethemaintenanceofthebufferandnaturalconditionoftheshorelineandwetlands.Thesignage shallbeinterpretive inmatter,andexplainsaboutthebufferintegrityThisneedsto beaddressintheFDP, howevertheBuffer restoration planwillberequirementsandeducatesabouttheimportanceoftheareaforwildlife.etc. theapplicantshallworkrequiredpriortofinalplat.withtheDepartmentofEcolandCoutodesnandestablishtheseandabufferrestoration.Alldevelopmentshallcomply withKittitasCountyShorelineMasterPlan.Lots adjacenttowetlandFDPapproval requiresaShorelineSubstantialDevelopment Permit.NotSatisfiedandshoreline areasshallbelarge enoughtoaccommodateabuildingenvelope whichwillnotintrudeAsthisprojecthasalready completedapre-applicationmeeting, thePlanningintobufferareasorrequireavarianceforbuild-out.PerKittitasCounty ShorelineMaster Program,allOfficialwaivestheSSDPrequirementforapre-applicationmeeting.Page3revised/updatedbyKittitasCount) 7/9/2018
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structures shallbesetbackaminimumof100' fromtheOHWMofallshorelines.l.TheprojectshallcomplywithallrequirementsoftheDepartmentofEcologyStormwaterManualfor.SatisfiedCondition willbeaddressedattimeof finalplatEasternWashingtonstandardsforstorm waterandshallbecollected,retained,anddisposedofon-sitem.The projectshallmeettherequirementsfor¯PDESConstructionStormWaterPermitCondition willbeaddressedattimeof finalplatSatisfiedn.Alldevelopmentshallcomply withKittitasCountyFloodCodeTitle14.08AddressedattimeofbuildingpermitSatisfiedo.On-sitedrainagefeaturesassociated withconstructionshallbedesignedsuch thatwetlandsarenotNotedSatisfieddewateredofimpactedp.AllcountynoiseordinancesshallapplytotheprojectNoted,willbeplatnoteSatisfiedq.ConstructionactivitiesshallcomplywithKCC7.45NoiseNoted,willbeplat noteSatisfiedr.Afinal developmentplanpursuanttoKittitasCounty Code 17.36.040shallbesubmittedforapproval..SatisfiedThis conditionissatisfiedwiththissubmittalby theBoardofCountyCommissionerss.Allproposalsoftheapplicantascontainedintheirapplicationthatarenotinconflict withtheseNotedSatisfiedmitigationsshallbeconditionsofapprovalandshallbeconsideredasmitigationst.Fencingand/orsignagedelineatingprivateandpublicpropertyontheeasterlyboundaryshallbeplacedNotSatisfiedinordertopreventencroachmentandminimizegrounddisturbanceandvegetationbetweenthePleaseaddressinFDPpropertiesu.PriortodevelopmentofPhase2,theproponentshallsubmitdetailedPUDdevelopmentdrawingsforNeedsto beaddressedinthe phasingplan,drawingswillberequiredpriortoNotSatisfiedreviewandapprovalstoKittitasCountyphasetwofinal platv.AclassAwatersystem andwastewatermanagementsystemshallbedevelopedtoserve thesitein¯SatisfiedCondition willbeaddressedattimeof final platconformance withlocaland statehealthregulationsw.PertheKittitasCountyShorelineMsterPlan,there shallbeaminimumsetbackof100feetfromtheSatisfiedCondition willbeaddressedattimeof finalplatOrdinary HighWaterMarkforallon-sitesewage treatmentsystemsx.TheplatshallcomplywithInternational FifeCodeandappendicesNoted,willbeplat noteSatisfiedy.The subject propertyshallconformto theminimumrequirementsfor fireapparatusaccessconditionwillbeaddressedattimeof final platSatisfiedz.Watersuppliesandapparatusfor firesuppressionshallcomplywiththeIFCandNFPA,andshallbecondition willbeaddressedattimeof finalplatSatisfiedreviewedbyKittitasCountyandlocal jurisdictionsaa.Theapplicant shallcoordinate withthelocalschool districttoprovideforasafelocationand¯SatisfiedCondition willbeaddressedattimeof final platpassagewayforaschoolbus stop.Thisshallbedelineatedonthefinalmylarbb.½administrativesiteanalysiswascompletedby the staffplannerincompliancewithtitle17A.TheSatisfiedfollowingarefindings fromthereview:Notedi.ShorelinesoftheState-thereisaninlettothe eastoftheproperty.PerthereportconductedbythePage4revisedlupdatedbyKittitasCounty 7/9/2018
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environmentalassessmentsservices,thishasbeen describedas asmallback watersloughthatisconnectedto theWanapumpool oftheColumbia Riverandlikely providedwaterfowl,amphibian,and fishhabitat. Theproject'sstorm waterdesignmayallowforpercolationofthewaterintothesloughresultingintheslough's watertemperaturespossiblybeingaffected.Itisrecommendedthatabaselineevaluationandsubsequentsemi-annualmonitoringofwaterqualityandofthebenthiccommunityforaperiodof3yearstodocument possiblechangesinthesloughduetostorm waterpracticesfor theproposed project.AlldevelopmentwillneedtocomplywithKittitasCountyMasterPlanandKCC17A.ii.Wetlands-Wetlandsarelocatedwithin200feetoftheproposeddevelopment'sfootprintto theeast.Thereisandinleteastoftheproperty.Perthereportconductedby theEnvironmentalAssessmentServices,thewetlandwastypedaCategoryIIwetland.Aminimum80 feetbuffershallbemaintainedfromthewetlands.Currently,thepreliminary platdepictsabufferthatisover120feetfromthewetlands.Propersignage shallbeincorporatedandmaintainedon-sitetoencouragethemaintenanceofthebufferandnaturalconditionof theshorelineandwetlands. Thesignageshallbeinterpretiveinmatter,andexplainsaboutbufferintegrityrequirementsandeducatesabouttheimportanceoftheareaforwildlife,etc.Theapplicantshall workwiththeDepartment ofEcologyandCountytodesignandestablishthesignageandabuffer restorationplan.Wetlandlocationsandbugger boundariesshallbedelineatedon thefinalmylar.Aplatnote shallbeincludedon thefinalmylarstatingtheAlldevelopmentwillneedtocomplywithKCC l7ACriticalAreas.iii.100-yearfloodplain-Asmall portionofthesoutheastcorneroftheproposedsiteislocatedwithinthe100-yearfloodplain.AlldevelopmentwillneedtocomplywiththerequirementsofKCC14.08FloodDamagePreventionandKCC17ACriticalArealec.Thefollowingconditionsshall applyforthe Phase1Preliminaryplat:NotSatisfiedi.On-sitesewage-soillogs needtobescheduledanddugatamutuallyconvenienttime.Thedeveloper/owner shallprovidesoil logsasperWAC246-272orasamended.Theinformationobtainedwillberecordedandplaced intheprojectplatfileforfuturereference.TheinformationobtainedfromthesesoillogsisforplatapprovalpurposedonlyanddonotconstituteasiteevaluationinconjunctionwiththeissuanceofapermitforanyspecificlotAllconditionsexcluding (viii)shallbeaddressedatfinal plat.ii.Proofofpotable watermustbeshownpriortofinalplatapprovaliii.LegalDescription-Thereappearstobeaspellingerror inthelegal descriptionasitappearson thefaceIoftheplat.PhaseIIParagraph2,line9,shouldreadmarkingnotmaking.This shallbecorrectediv.Receivingnumbers-Receivingnumbersarerequiredoneach sheet to theplatviii. Pleaseprovidedrivewayrequirementsthat addressthisissue.v.Contourlines-Contourlinesarerequiredon thepreliminaryplat.The applicantshallshow contourlineson thepreliminaryplatvi.Roadrightofway- The roadright ofway notestates that30'roadrightofwayistypicalforallroadsinthisdevelopment.Howevertheroadrightofwayshowsatotalof60'on theplat(30'oneach sideofcenterlinel.Thisnoteshallbechangedtoreflecta60' rightofway.TheapplicantshouldbeawarethatPage5revisedlupdatedbyKittitasCounty 7/9/2018
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bydedicatingtheserightofways to theuseofthepublicthattheywouldnothavetheabilitytolimitIaccesstothegeneralpublic.Theapplicantshouldconsiderestablishing privateeasementsiftheapplicanthasanyplansforgatedentrancesofanyothermeansofrestrictingorexcludinguse.vii.Platnotesforairstrip-Thisdevelopmentiswithincloseproximityofanairstripasshownontheplatsubmittal,aplat noteshallbeincludedthatstatesthis.Theplatnoteshallstate;thispropertyislocatedwithincloseproximityofanairstripinwhichavarietyofairportaviationactivitiesmayoccur.Suchairportaviationactivitiesmayimpacttheuseofyourpropertyviii.Lotsizesandparking-Withtheproposedsizeofthelotsandtypeofexpectedrecreationalactivities.theapplicantshalladdressparkingissuesthatarelikelytooccur.FinalPUDdrawingsandsiteplansshouldconsiderwhetherthereisroomforadequatedriveway lengthstoaccommodatetrucksandlargervehiclesassociatedwithrecreationalactivities.Appropriateplanningshouldbedonetoensurethatvehiclesarenotgoingtoimpedenormaltrafficflowofextendbeyondthedriveway parkingareas.Provisionsmay beneededtoaccommodatethesetypesofusessuchaswiderturningradiusesorlimitingonstreetparking.designationofparkingareasforboats,RVs,etc.ix.Adjacentpropertyowners-Thepreliminaryplatshallshowalladjacentproperty ownersandtheirlotlinesx.Additionalinformation-TheapplicantshallcontactthePublicWorksdepartmenttodiscussthespecificsofthecivilsitedesign.Roaddesign,curbgutter,sidewalks,stormwater,utilities,andinfrastructureshallbediscussedinmoredetailperfinaldevelopmentrequirementsforthePUDxi.Theprojectshallprovideadequateroadaccessto thesiteandwillconformtoallKittitasCountyroadstandardsxii.TheprojectshallcomplywiththerequirementsofKittitasCountycode16.18irrigationandsprinklingxiii.Bothsheetsshallreflect:VantageBayPUDphase1,P-06-26xiv.FullyearstaxesmustbepaidonapplicabletaxparcelsperKittitasCountyTreasurer'srequirementsxv.PursuanttoKittitasCountycode17.74.060A,aplatnoteregardingtherightto formordinanceisrequired.Thenoteshallreadasfollows:Thesubjectpropertyiswithinofnearlandusedforagricultureonwhichavarietyofcommercialactivitiesmayoccurthatarenotcompatiblewithresidentialdevelopmentforperiodsofvaryingduration.Commercialnaturalresourceactivitiesperformedinaccordancewithcounty,state,andfederallawsarenotsubjecttolegalactionaspublicnuisances(RCW7.48.305)xvi.AllmitigationscontainedaspartoftheissuedSEPAMDNSshallbeconditionsofapprovalPage6revisedlupdatedbyKittitasCounty7/9/2018Index #25
DEPARTMENT OF PUBLIC WORKS
TO:Chelsea Benner,Planner i
COPY:Taylor Gustafson,Planner III
Sara Folk,PE,Engineering Services ManagerLindseyOzbolt,Planning Official
DATE:June 15,2018
FROM:Mark R.Cook,Director/Acting County Engineer
RE:Vantage Bay Final Development Plan
We have evaluated the materials submitted supporting the submittat of the final developmentplanforVantageBayPUDandPreliminaryPlat.Our comments appear below for yourconsideration.
1 The conditions imposed by the Department of Public Works pursuant to an approvedroadstandardsvariancerequestgrantedtoMr.William Cowin (BCSCBN LLC)on11/15/17 will be evaluated at the time of final plat submittal.2.All preliminary plat and rezone conditions noted in Ordinance No.2006-60 will beevaluatedatthetimeoffinalplatsubmittal.
3.Transportation concurrency requirements will be applied at the time of final plat review.4.Parking requirements will be evaluated at the time of final plat submittal.Public WorksutilizesInternationalTransportationEngineers"Trip Generation Manual"(current edition)assigning daily and peak hour trip generations by land use code.5.All stormwater treatment and flow control devices will be evaluated for compliance at thetimeoffinalplatsubmittal.
6.AII retaining walls greater than four feet in height will provide engineering designs asappropriateforPublicWorksreview.
7.Portions of the proposed development appear to abut steep slopes (river bank).PublicWorkswillevaluatestructureplacementrelativetobankheightduringourreviewoffinalplatandnoticeofanybankstabilityconcerns.
411 N.Ruby,Suite #1 TEL (509)962-7523Ellensburg,WA 98926 FAX (509)962-7663
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Lindsey Ozbolt
From:Holly Duncan
Sent:Monday,December 18,2017 2:06 PM
To:Dan Carlson
Cc:Tristen Lamb
Subject:RE:RZ-06-00025 &LP-06-00026 Vantage Bay PUD Final Development Plan
Follow Up Flag:Follow up
Flag Status:Flagged
Hello Dan,
Thank you for the opportunity to comment on the above referenced project.
This PUD will be served by a Large On Site Sewage system (LOSS)approved by the Washington State Department of
Health.
The project proposes a Group A water system approved by the DOH in Spokane. Kittitas County Public Health
Department must perform a well site inspection to approvethe location of the well prior to drilling.
Thank you again,
Holly Duncan
From:Dan Carlson
Sent:Friday,December 08,2017 10:35 AM
To:Mark Cook;Lucas Huck;Erin Moore;Holly Duncan;Tristen Lamb
Subject: RZ-06-00025&LP-06-00026 Vantage Bay PUD Final Development Plan
Hello all,
The approve-referenced plannedunit development receivedpreliminary approval in 2006.According to KCC
17.36.090(7),a final development plan is required.The applicant has submitted the final development plan and it is
located at T:\CDS\Projects\Rezones\RZ 2006\RZ-06-00025Vantage Bav\Final Development Plan.In order to receive
final approval,the development plan must be consistent with the conditions imposed in the preliminary approval.The
signed ordinance containing the conditions is included in the development plan.
Please review the final development plan for consistency with conditions included in the approval ordinance,and
provide your comments by December 22,2017.Thank you,and please let me know if you have any questions.
Dan Carlson,AICP
Community Development Services Director
Kittitas County
411 N Ruby ST,Suite 2
Ellensburg WA 98926
(509)933-8244
1
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i,,CONSULTINGEN_Gl._NEERSLLCAugust20,2018JobNo.1396-001-016-0005ECEIygMs.LindseyOzboltPlanningOfficialgggKittitasCounty4ElenbRuSueIttifaSCOUntyCOSSubject:FinalDevelopmentPlanfortheVantageBay PUD(FileZ-06-00025&LP-06-00026)ResponsetoStaffReview andRequest forAdditionalInformationDearLindsey:Thankyoufor providinguswithcomments fromthevariousKittitasCountyCommunityDevelopmentdivisionswhoreviewedourFinalDevelopmentPlanfortheVantageBayPlannedUnitDevelopment.Inanefforttoprovideconciseand directresponses,wehavecopiedthereviewcommentsbelowinitalics andourresponsesareinbold.Communityivelopment-P/ann/nq(ReviewMatrárAttached)•PursuanttoKCC1Z36040(existingatthetimeofapp//cation)amap ormapsofthesitedrawnatascalenosma//er thanonehundred feettoone/nchshowingthefo//owing:•Pub//cuti//ties;notereviewmatrársection1.b./comments•Typica//ot/syoutnotereviewmatrar section1.b.//comments•Pleaseprovidedrivewayinformation;notereviewmatrár section1.b.vcomments•Pleaseprovideopenspacelocations, note reviewmatrársection1.b.vii•Pleaseprovidefireprotectionlocations, note reviewmatrarsection1.b.viliP/esseprovideupdatedmappingeitherwithakeyoridentificationoneachbu//ding/aresregardingthetype/useTheentire plansethas beenrevised.SheetST-01shows openspacelocationsand calculations.SheetUT-01includes wetutilitiesandfirehydrantlocations.SheetDT-01showstypicallotlayoutsincludingthepowerutilityline(moredetailcanbeshownon lotlayouts).33400 Sth Ave.S.Ste 205Tel(253)8386313Everett (425) 297 9900FederalWay.WA98003 Fax(253)838 7104 TollFree (800) 345 5694www.esmcivlLcomIndex #26
Ms.Lindsey OzboltAugust20,2018Page2•PursuanttoKCC1Z36040(existingatthetimeofapp//cation)astatementofintentincludingestimated costfor/andscapingandrestorationofnaturalareasdespoiledbyconstructionincludingtreeplanting,sha// be submittedpriortothefina/planapproval; note reviewmatrarsection1.ecommentsPleaseprovidecontourstoassistinreviewoftheproposalforfeasibHitypurposes.Fina/grading planshal/be addressedpriortofinalp/atsubmittalSection11,Statementof Intent, of theFDPhasbeenupdatedtoincludecostoflandscapingand restoration.Contoursarevisibleon theGradingSheet(GR-01) of the revisedPUDplanset.•PursuanttoOrdinanceNa2006-60,(sgned December42006)anyproposedlighting shou/dbeshadedanddirecteddowntowardsthesiteandawayfrom1-90;note review matrorsection2hcommentsP/easeupdatetheprojectnarrativetoinc/udetherequiredinformationasrequiredby OrdinanceNo.2006-6ûSEPAMatrixinSection7oftheFDPhasbeenUpdated:ANotewill beaddedtoplatindicatingthisrequirementsothat futuredevelopmentwillabidebythiscondition.TheapplicantisamenabletohavingthisnoteasFDPconditionofapproval.•PursuanttoOrdinanceNo.2006-60(síqnedDecember42006)amín/mum80-footbuffersha//,bemaintainedfrom thewetlandsCurrent/ythepreliminaryplatdepictsabufferthatisover 120feetfromthewet/ands.Accordingtothepreliminaryapprova/condition, "Propersignage sha//beincorporatedandmaintainedon-s/tetoencouragethemaintenanceofthebufferand naturs/conditionoftheshore/ineandwet/andsThesignagesha// beinterpretiveinmatterand explainsaboutthebufferintegrityrequirementsandeducatesabouttheimportanceoftheares forw//d//fe,etc theapp//cantsha//workwith theDepartmentofEcologyandCountytodesignandestab//sh thesignage andabufferrestorationplan,"Wetlands/ocationsandbufferboundariessha//be de/ineatedon thefinalmy/arAplatnotesha//be includedonthefina/my/arstatingthatA//developmentw///needtocomp/y with KCC17A:Critica/Aress; note reviewmattorsection2/commentsP/ease updatetheprojectnarrativetoincludetherequiredinformationasrequiredbyOrdinanceNa2006-60.Thesiteplan(ST-01)hasbeen revisedtoindicate80' wetlandbuffer,100-yrfloodplainlimits,and 200'SMPjurisdiction.Fencingandsignagewill beshownonfinalplatSections7and8have beenupdateintheFDPtoreflectthefencing andsignagerequirements.•PursuanttoOrdinanceNa2006-60(siþnedDecember52006)a//developmentshs//complywithKittitasCountyShore//heMasterP/an;notereviewmatrarsection2kcommentsIndex #26
Ms.LindseyOzboltAugust20,2018Page3PleaseeithersubmitaShore//neSubstantia/DevelopmentPermit app//cationforreviewasrequiredbyordinanceNo.2006-60or redesignprojectouts/deoftheshore/inejurisdictionASSDPapplicationhasbeen completed andisincludedwiththeFDPresubmittalforreview.SheetST-01issharedbetweentheSSDP andFDP.•PursuanttoOrdinanceNo.2006-60,(signed December42006Àfencingand/orsignage de/inestingpr/Vateandpub//c propertyon theeaster/yboundarysha//be placedinordertoprevent encroachmentand minimizegrounddisturbanceandvegetationbetweentheproperties;notereviewmatrarsection2tcommentsPlease updatetheprojectnarrativetoincludetherequiredinformationasrequired byOrdinance/Ýo.2006-60Sections7and8have beenupdateintheFDP toreflectthefencing andsignage requirements.•PursusnttoOrdinanceNo.2006-60, (signedDecember52006)Priortodevelopmentof Phase2theproponentsha//submit detailedPUDdeve/opmentdrawingsfor reviewandapprova/stoKittitasCounty; notereviewmatrasection2ucommentsPleaseupdatetheprojectphasingplanwith therequiredinformationasrequiredbyOrdinanceNo.2006-60Section6,PhasingPlan hasbeenrevised.•PuisuanttoOrdinance No.2006-6Q (signedDecember52006À thefo//owingconditionssha//spp/yforthePhase1Preliminaryp/at:oV///Lotseesandparking-With theproposedseeofthelotsandtypeofexpected recreationalactivities,theapp//cantsha//addressparkingissues thatare//ke/ytooccurFinalPUDdrawingsandsiteplansshouldconsiderwhetherthereisroomfor adequatedrivewaylengthstoaccommodatetrucksandlargervehic/es associatedwithrecreationalactivitiesAppropriateplanningshouldbedonetoensure thatvehic/esarenotgoingtoimpedenormaltrafâc//owofextend beyondthedr/VewayparkingareasProvisionsmay beneededtoaccommodatethese typesofusessuchaswiderturningradiusesor//mitingonstreetparking,designationofparkingareasforboats,RVs,etc;note review matrár section2cc(vili)commentsPleaseupdatetheprojectnarrative withtherequired informationasrequiredbyOrdinanceNo.2006-60.Allconditionsexcluding(viii)willbeaddressedatfinalplat.Typicallotlayouts have beenprovidedonsheetDT-01. Residentialdrivewayswillnotbelong enoughtoaccommodateallRVorboatsizes.Toaccommodatetheneedtoparkrecreationalvehicles, theVantageBayIndex #26
Ms.LindseyOzboltAugust20,2018Page4PUDplanset hasbeenrevisedtoincluderecreational vehicleparkingacrossthestreet fromtheCommunityGardenand RecreationSpace,southoflots98-101.ThisisalsoaddressedinSection4of theFDP.Pub//cWorks(seeattachedPub//c Worksmemo);•PercommentsreceivedonJune162018;Pub//c workshas norequirementsatthisstageAdditionalinformationw///berequiredpriortofina/p/stapprovalComment noted.Env/ronmentalHes/thseeattachedEnvironmentalHealthema//):•TheprojectproposedaGroupAwatersystemapprovedbytheDOHinSpokane;KittitasCounty Pub//cHealth Departmentmustperformawel/siteinspectiontoapprovetolocationofthewellpriortodri//ingThisrequirementdoesnotneedtobecomp/etepiiortoapprova/oftheFinalDevelopmentPlan.AwellsiteinspectionwasperformedonMay9,2018by KittitasCountyHealthDepartmentofficial,HollyErdman.Thewellsiteisconsideredsatisfactory.FROM:MarkRCoo/<Dhector/ActinqCountVEngineer1.TheconditionsimposedbytheDepartmentofPublicWorkspursuanttoanapprovedroadstandardsvariancerequestgrantedtoMrWil//amCowin(BCSCBNLLC)on11/15/17w///be evaluatedatthetimeofäns/p/atsubmittalThesoutherlyportionof ROADAdoesnotexceed10%grade.Otherroadsexceeda10%grade forportionsnotlongerthan400 feetbut do notexceeda12%grade.AppendixBoftheFDP hasbeenrevisedtoincludetheRoadVarianceDecision.2 A//pre//minaryp/atandrezoneconditions notedinOrdinanceNo.2006-60w///beeva/uatedat the timeoffinalp/at submittalCommentnoted.3Transportationconcurrency requirementswillbeapp//edatthetimeoffinalplatreviewCommentnoted.4.Parkingrequirementsw///beeva/uatedatthetimeoffina/p/stsubmittalPub//cWorksutilizes/nternationalTransportationEngineers"TupGenerationManus/"(CU/7entedition)assigning daí/yandpeak hourtnþgenerationsby/andusecode.The latestITEeditionusedinthe TrafficImpactAnalysispreparedbyTENWisthe9*edition.Index #26
Ms.Lindsey OzboltAugust20,2018Page55 A//stormwater treatmentand flowcontroldeviceswi//beeva/uatedforcomp//anceat thetimeoffinalp/atsubmittalCommentnoted.6A//retainingws//sgreaterthanfourfeetinheghtw///provideengineeringdesíqnsasappropriateforPub//cWorksreviewCommentnoted.Portionsoftheproposed deve/opmentappeartoabutsteeps/opes (liverban/dPub//cWorks w///evaluatestructurep/acementrelativetobankhelqhtdunngour reviewoffinalp/atandnoticeofanybankstabi//ty concernsCommentnoted.Erom:Ho//VDuncanThisPUDwi//beservedbyaLargeOnSiteSewage system(LOSS)approvedbytheWashingtonStateDepartmentofHealtATheprojectproposesaGroupAwater systemapprovedbytheDOHinSpokanaKittitasCountyPub//cHealthDepartmentmustperformawe//s/teinspectiontoapprovethelocationofthe wellpriortodri///ngAwellsiteinspectionwas performedonMay9,2018by KittitasCountyHealth Departmentofficial,HollyErdman. Thewellsiteisconsideredsatisfactory.Werealize thatmanyof thecommentsprovidedwereconditionsofapprovalofVantageBay PUDunderOrdinance 2006-060.Someof thecommentsprovided wereapplicabletorevisionsmadeinthisresubmittal and someareapplicableasconditionsofFinalPlatapproval.Assuch,some conditions cannotbe metattheresubmittaloftheFinalDevelopmentPlanbutratheratFinalPlat.Ifthereareanyquestionsoraneed for furtherclarification,pleasefeelfreetocontactmeat(253)838-6113andIwouldbehappytodiscussthem withyou.Sincerely,ESMULTINGEMATTREIDERAssistant Planner\\esm8\engr\esm-jobs\1396\001\014\document\letter-009.docxIndex #26
VantageBayPUDCompliance ReviewINTRODUCllONAProject OverviewTheoriginal VantageBay Rezoneand PreliminaryPlatwereapprovedonDecember5th,2006throughauthorizingordinance number2006-60.Therezonechangedtheproject locationfrom Forest andRangeto PUD.Theoriginalprojectproposedtwophasesofdevelopmentwithphaseoneincludingatotalof 315 lots onapproximately58.2acres,andphasetwoincluding17.4 acresreservedforfuturedevelopment.The currentrevisedproposal reduces thenumberofresidentiallots to 144 andaddsaclubhouseto bedevelopedasphase1;andaddsa40 unithotel,restaurant,winery, andvineyardasphase2.B.Timingof Construction ActivityThecurrentproposal suggestsacompletionofphase1byJune2021,andcompletionofphase2byJune2022.Index #26
FINALPLANNED UNITDEVELOPMENT(FPUD)1.RELEVANT CODESECTIONSANALYSISFINDINGAPPUCANTRESPONSEFinalDevelopmentPlan (KCC17.36.040 Existingatthe timeofapplicatlon,lastupdateOrd.N/ïN/A96-19)Followingapprovalof thepreliminarydevelopmentplanbythecountyandbeforelot salesorbuildingconstructioncommences,thedeveloper(owner)shallsubmitafinaldevelopmentplanforapprovalbytheboardofcountycommissionerswhichshallincludeallof thefollowing:a.Astaging plan describingthetimingorsequenceofconstructionforalltheelementsof Astaginghasbeen providedintheFDPthat satisfiesthisSatisfied stagingplanhasbeenrevised,theplan.Subdivisionlotsalesmayprecedeotherelementsofthedevelopmentupon requirement.However,staffsuggests thattheplanbereevaluatedreflecting general timeframes.final platapprovalandchangedtonotbedatespecific.b.Amapormapsof thesitedrawnatascalenosmallerthanonehundredfeettoonei.Potentialretentionpondsareshown,developmentNoti.Power detailisshownoninchshowingthefollowing:will beonprivatewell andsepticsystem.NeedtoSatisfiedtypicallotlayouts foundoni.Preliminary engineering plansincludingsitegrading,roadimprovements,showpowersheetDT-01.drainageandpublicutilitiesextensions;li.TypicalLotLayoutfor eachii.Arrangementofallbuildingswhichshallbeidentifiedbytype;ii.AllCommercialbuildingsareshownandlabeled,productfoundonsheetDT-lii.Preliminarybuildingplansincludingfloorplansandexteriordesignand/orstillneedtypicallotlayoutinformation01elevationviews;iii.Notediv.Locationandnumberofoff-street parkingareasincludingtypeandestimatediii.Sampleplansof thetownhouse/duplexstructures,iv.Noted,costofsurfacing;hotel, andsinglefamilyresidenceshavebeenv.Street sectionsandlotv.Thelocationanddimensionsofroadsanddrivewaysincludingtypeandprovidedand meetthenecessaryrequirementdrivewayinformationfoundestimatedcost ofsurfacingand roadmaintenanceplans;onsheetDT-01.vi.Thelocationandtotalareaofcommonopenspaces;iv.Requirementisaddressedonprovidedsite planvi.Commonspace tableisonvii.Proposed locationof fireprotectionfacilities;sheetST-01.viii.Proposedstormdrainageplan;v.Please providedrivewayinformationvil.FirehydrantlocationsfoundonsheetLIT-01vi.Pleaseprovidelocationsandlabelson site planviii.Noted.vii.Pleaseprovidelocationsandlabelson site planvili. PWcommentssubmittedJune15,2018PWwillassess theviabilityofstormwaterplanatthetimethecivilengineeringplanissubmitted.c.Certificationfrom stateand localhealthauthorities thatwaterandsewer systemsareInformationprovidedinAppendixEofFDPSatisfiedavailabletoaccommodatethedevelopment.d.Provisionsto assurepermanenceandmaintenanceofcommonopenspaces.FDPstatesthatthis willbeincludedinCCnRsSatisfiedThefollowingwillberequiredasplatnotesonallfinalplats:e.StatementofintentincludingestimatedcostforlandscapingandrestorationofnaturalNotad¯ressed¯NotEstimatedcostforlandscapingareasdespoiledbyconstructionincludingtreeplanting.Satisiledandrestorationhasbeen addedtoSection11intheFDP.Index #26
APPUCANTRESPONSE2.PREUMINARYAPPROVALCONDllONS(Ord.No.2006-60)ANALYSISFINDINGSatisfieda.Theapplicantshalladheretoallapplicableregulationsasset forthintheConditionwillbeaddressedattimeofcurrentKittitasCountyRoadStandards.fina\platwithaplatnoteb.No directaccessto|-90orwithinthelimitedaccessboundariesofHuntzingerConditionwillbeaddressedattime ofSatisfiedRoadwillbeallowedper WSDOTrequirements.finalplatwithaplat notec.The NorthsideoftrackFabuts WSDOTpropedyontheNorth side.AccessConditionwillbeaddressedattime ofSatisfiedfrom theplatareato or across said WSDOTpropertyshallbeprohibited,finalplatwithaplatnoted. It isthedeveloper'sresponsibilitytodampenordeflectanyl-90 trafficnoiseConditionwill beaddressedattimeofSatisfiedforthedevelopment,finalplatwithaplatnotee.Anyoutdooradvertisingormotorist signageforthisprojectshallcomplywithConditionshall beenforcedthroughSatisfiedstate criteria.TheapplicantshallcontacttheWSDOTSouthCentralRegionalthecounties'buildingpermit processifoffice forrequirements.structuresrequireapermitf.Sitegradingshallbedesignedso asnottoreduce floodstorageorConditionwillbeaddressedattimeofSatisfiedconveyancecapacity.finalplatg.Mailroutesshallbeapprovedby thepostmaster.ThepostmasterNotedSatistledshall alsoapprovemailboxlocations.Mailbox locationsshallnotcreatesightobstructions.h.Anyproposedlighting shouldbeshadedanddirecteddowntowardsthe Thisisacknowledgedbut notNotSEPAMatrixUpdated:ANotewillbeaddedtoplatind\catingthissite andawayfrom|-90sufficiently.PleasefurtheraddressinSatisfiedrequirementsothatfuturedevelopmentwillabideby thiscondition.narrativei.Withdrawalsofgroundwateron thesubjectpropertyshallbesubjecttothe..Satisfied. ..Conditionwill beaddressedattime ofrules andregulationsadoptedandadministratedbytheWashingtonStatefinalplatDepartmentofEcology.j.Aminimum80-footbuffershall bemaintainedfromthe wetlands.Currently,Nothesiteplan(ST-01) hasbeen revisedtoindicate80'wetlandbuffer, 100-yrthepreliminaryplatdepictsabufferthatisover120feetfrom thewetlands.SatisfiedfloodplainIlmits,and200' SMPjurisdiction.FencingandsignagewillbePropersignageshallbeincorporatedandmaintainedon-sitetoencourageTh dstobddthFDPshownon finalplatthemaintenanceof thebufferand naturalconditionofthe shorelineandisneeearessine,wetlands.Thesignageshall beinterpretiveinmatterand explains about thehowevertheBufferrestoratioriplanwillSections7and8havebeen updateintheFDPtoreflect thefencingandbufferintegrityrequirementsandeducatesabouttheimportanceoftheareaberequired priortofinal platsignagerequirements,forwildlife,etc.theapplicantshallwork with theDepartmentofEcologyanddië66dbäädreisRiatBrBaatCoun todesignandestablishthesignage andabuffer restorationplan.k.¯Alldevelopmentshallcomplywith KittitasCountyShorelineMasterPlan.LotsNotA SSDPapplicationhasbeen completedandisincludedwith theFDPFDPapproval requiresaShorelineadjacenttowetlandandshorelineareasshallbe largeenoughtoIndex #26
accommodateabuildingenvelopewhichwillnotintrudeintobuffer areasoriSubstantialDevelopmentPermit.Satisfiedresubmittalforreview.SheetST-01issharedbetweenthe SSDPandFDP.requireavarianceforbuild-out.Per KittitasCountyShorelineMasterProgram,allstructuresshallbesetbackaminimumof 100' fromthe OHWMofallAsthisprojecthasalreadycompletedashorelines.pre-applicationmeeting,thePlanningOfficialwaivestheSSDPrequirementforapre-applicationmeeting.I.TheprojectshallcomplywithallrequirementsoftheDepartmentofEcology..Satisfied.Conditionwill beaddressedattimeofStormwaterManualfor EasternWashingtonstandardsfor stormwaterandfinalplatshallbecollected, retained,anddisposedof on-site,m.Theprojectshall meet therequirementsforaNPDESConstructionStormConditionwillbeaddressedattimeofSatisfiedWaterPermit.finalplatn.Alldevelopmentshallcomplywith KittitasCountyFloodCodeTitle 14.08.AddressedattimeofbuildingpermitSatisfiedo.On-sitedrainage features associated withconstructionshallbedesignedNotedSatisfiedsuch thatwetlandsare notdewateredofimpacted.p.Allcountynoiseordinancesshallapplytotheproject.Noted,willbeplatnoteSatisfiedq.ConstructionactivitiesshallcomplywithKCC 7.45 Noise.Noted,will beplatnoteSatisfiedr.AfinaldevelopmentplanpursuanttoKittitasCountyCode17.36.040shallbe Thisconditionissatisfiedwith thisSatisfiedsubmittedforapprovalby the BoardofCountyCommissioners.submittals.Allproposalsof theapplicantascontainedintheir application thatarenotinSatisfiedconflictwiththesemitigationsshall beconditionsofapprovaland shallbeNotedconsideredasmitigations,t.Fencingand/orsignagedelineatingprivateandpublicpropertyontheNotSections7and8havebeenupdateintheFDPtoreflect thefencing andeasterlyboundaryshallbeplacedinordertoprevent encroachmentandPleaseaddressinFDPSatisfiedsignagerequirements.minimizegrounddisturbanceandvegetationbetweentheproperties.u.PriortodevelopmentofPhase2,theproponentshallsubmit detailedPUDNeedsto beaddressedinthephasingNotSection6,PhasingPlanhasbeenrevised.developmentdrawingsforreview andapprovalstoKittitasCounty.plan,drawingswillberequiredpriortoSatisfiedphasetwofinalplatv.A class Awatersystemandwastewatermanagementsystem shallbeSatisfiedConditionwill beaddressedattimeofdevelopedtoserve thesiteinconformancewithlocal and statehealth.final platregulations.w.PertheKittitasCountyShoreline MasterPlan,thereshall beaminimumSatisfiedConditionwillbeaddressedat timeofsetbackof 100 feet from theOrdinaryHighWaterMarkforallon-sitesewagefinal plattreatmentsystems.xTheplat shallcomplywithInternationalFifeCodeandappendices.Noted,willbeplatnoteSatisfiedy.ThesubjectpropertyshallconformtotheminimumrequirementsforfireConditionwill beaddressedattimeofSatisfiedapparatusaccess.finalplatz.Watersuppliesandapparatusfor firesuppressionshallcomplywiththeIFCConditionwillbeaddressedattimeofSatisfiedandNFPA,and shall bereviewedbyKittitasCountyand localjurisdictions.finalplatIndex #26
aa.The applicantshallcoordinatewith thelocalschool districttoprovideforaSatisfiedConditionwill beaddressedattimeofsafelocationandpassagewayforaschoolbusstop. Thisshallbedelineatedfinalplatonthefinalmylarbb.Anadministrativesiteanalysiswascompletedbythe staffplannerinSatisfiedcompliancewith title17AThe followingarefindingsfromthereview;i.Shorelinesof the State-thereisaninlettotheeast oftheproperty.Perthereportconductedbytheenvironmentalassessmentsservices,thishasbeendescribedasasmallback watersloughthatisconnectedtotheWanapumpooloftheColumbiaRiverandlikelyprovidedwaterfowl,amphibian,andfishhabitatTheproject'sstormwaterdesignmayallowforpercolationof thewaterinto thesloughresultinginthe slough'swatertemperaturespossibly beingaffected,It isrecommended thatabaselineevaluationandsubsequentsemi-annualmonitoringofwaterqualityand ofthebenthiccommunityforaiperiodof3yearstodocumentpossible changesinthesloughduetostormwater practicesfortheproposedprojectAlldevelopmentwillneedtocomplywithKittitasCountyMasterPlan and KCC17Ail Wetlands-Wetlandsarelocated within200 feetoftheproposeddevelopment'sfootprinttotheeastThereisandinleteast oftheproperty.PerthereportconductedbytheEnvironmentalAssessmentNotedServices,thewetlandwastypedaCategoryllwetland.Aminimum80feet buffer shall bemaintainedfrom thewetlands. Currently,thepreliminaryplatdepictsabufferthatisover 120 feetfromthewetlands.Propersignageshall beincorporatedandmaintained on-sitetoencouragethemaintenanceofthebuffer andnaturalconditionoftheshorelineandwetlands.Thesignageshall beinterpretiveinmatter,andexplains aboutbuffer integrityrequirementsandeducatesabouttheimportanceofthearea forwildlife,etc.Theapplicantshall workwiththeDepartmentofEcologyandCountytodesignandestablishthesignageandabuffer restorationplan.Wetlandlocationsandbuggerboundaries shallbedelineatedon the final mylar. Aplat noteshallbeincludedonthefinalmylar statingtheA//developmentw///needtocomplywithKCC17ACríticalAreasiii.100-yearfloodplain-Asmallportionofthesoutheastcorneroftheproposedsiteislocatedwithinthe100-yearfloodplain.Alldevelopmentwillneedtocomplywiththerequirementsof KCC 14.08FloodDamage PreventionandKCC 17ACritical Arealcc.Thefollowingconditionsshallapplyforthe Phase1Preliminaryplat:NotAllconditionsexcluding(vili)willbeaddressedatfinalplat.Allconditionsexcluding(viii)shallbeSatisfiedii.On-sitesewage-soillogsneedtobescheduledanddugatamutually..addressedatfinalplat·TypicallotlayoutshavebeenprovidedonsheetDT-01.Residentialconvenienttime. Thedeveloper/ownershallprovidesoillogsasperWAC246-272orasamended.Theinformation obtainedwillbedrivewayswillnotbelongenoughtoaccommodateall RVorboatrecordedandplacedintheprojectplatfileforfuturereference.Theslzes.Toaccommodatethe needtoparkrecreationalvehicles, theinformation obtainedfromthesesoil logsisfor platapprovalpurposedVantageBayPUDplanset hasbeenrevisedtoincluderecreationalonlyand donotconstituteasiteevaluationinconjunctionwith the...vehicleparkingacrossthe streetfromtheCommunityGardenandissuanceofapermitforanyspecificlotrequirenntstatæaeddprressdehiisseRecreationSpace,southof lots98-101.ii.Proof ofpotable watermustbeshownpriortofinal platapprovalIndex #26
iii.LegalDescription- Thereappearstobeaspellingerrorinthelegaldescriptionasitappearson the faceofthe plat.PhaseIlParagraph2,line9,shouldreadmarkingnotmaking.Thisshallbecorrectediv.Receivingnumbers-Receivingnumbersarerequiredon eachsheettotheplatv.Contourlines-Contourlines arerequiredon thepreliminaryplat.Theapplicantshallshowcontourlines onthepreliminaryplatvi.Roadrightofway-The roadrightofway notestatesthat30'roadrightofwayistypicalfors// roadsinthisdevelopmentHowevertheroadright ofwayshowsatotalof 60' on theplat(30'on each sideofcenterline).Thisnoteshallbechangedtoreflecta60'rightof way.Theapplicant shouldbeaware thatbydedicatingtheserightof waystotheuseofthepublicthattheywouldnot havetheabilityto limitaccesstothegeneralpublic.Theapplicant should considerestablishingprivateeasementsiftheapplicanthasanyplansforgatedentrancesofanyothermeansofrestrictingorexcludinguse.vii.Platnotes forairstrip-Thisdevelopmentiswithin closeproximityofanairstripasshownonthe platsubmittal,aplatnote shallbeincludedthatstatesthis.Theplat note shallstate;thispropertyislocated withincloseproximityofanairstripinwhichavarietyofairport aviationactivitiesmayoccur.Suchairport aviation activitiesmayimpacttheuseofyourpropertyviii. Lotsizesandparking-Withtheproposedsize ofthelots andtypeofexpectedrecreational activities,theapplicantshall addressparkingissuesthatarelikelyto occur.Final PUDdrawingsandsiteplansshouldconsiderwhetherthereisroomforadequatedrivewaylengthstoaccommodatetrucks andlargervehicles associatedwithrecreationalactivities.Appropriateplanningshouldbedonetoensurethat vehiclesarenotgoingtoimpedenormaltrafficfloworextendbeyondthedrivewayparkingareas.Provisionsmaybeneededtoaccommodatethesetypesofusessuchaswidertumingradiusesorlimitingonstreet parking,designationofparkingareas forboats,RVs,etc.ix.Adjacent propertyowners-Thepreliminaryplatshallshowalladjacentproperty ownersandtheirlotlinesx.Additionalinformation-The applicantshallcontactthe PublicWorksdepartmenttodiscussthespecificsof the civil sitedesign.Roaddesign, curbgutter,sidewalks,stormwater,utilities,andinfrastructureshall bediscussedinmoredetailper finaldevelopmentrequirementsfor the PUDxi.Theprojectshallprovide adequateroadaccesstothesiteand willconformtoallKittitasCountyroadstandardsxii.Theprojectshallcomplywiththerequirementsof KittitasCountycode16.18irrigationandsprinklingIndex #26
xiii.Bothsheetsshallreflect:VantageBayPUDphase1,P-06-26xiv.Fullyears taxes mustbepaidonapplicabletaxparcelsperKittitasCountyTreasurer'srequirementsxv.PursuanttoKittitasCountycode 17.74.060A,aplatnoteregardingtherightto farmordinanceisrequired.Thenoteshall readasfollows:Thesubjectpropeltyiswithinofnear landused foragricultureonwhichavarietyofcommercialactivitiesmayoccurthatare notcompatiblewithresidentialdevelopmentforperiodsofvarying duration.Commercialnatural resource activitiesperformedinaccordancewithcounty,state,andfederallaws are notsubjecttolegalactionaspublicnuisances(RCW7.48.305)xvi.Allmitigationscontainedaspart ofthe issuedSEPA MDNSshallbeconditionsofapproval\\esm8\engr\esm-jobs\1396\001\014\document\letter-009.docxIndex #26
ECEIVg
AU6 14 2018 ÛÛÛ
Kittitas County CDS Planned Unit
Development
Final Development Plan
September 22nd,2017
Revised August 20,2018
Prepared for
BCSCBN,Inc.
21828 87*Avenue SE,Suite 200
Woodinville,WA 98072
Submitted by
ESM Consulting Engineers,LLC
33400 86 Avenue S,Suite 205
Federal Way, WA 98003
253.838.6113 tel
253.838.7104 fax
www.esmcivil.com
Index #27
FINAL DEVELOPMElf PLAN
FOR
VANTAGE BAY PUD
Prepared fon
BCSCBN,INC.
21828 87 Avenue SE,Suite 200
Woodinville,WA 98072
Submitted by:
ESM Consulting Engineers
33400 8*Avenue S,Suite 205
Federal Way,WA 98003
September 22nd,2017 Job No.1396-001-017
Ap r e
September 22nd,2017
President Date
i
Index #27
TABLEOFCONTENTS
1 .S ITE LO CAT I ON .......................................................................................................................................................................................................................1
2.A DM I N I ST R ATI VEMOD I F I CATI ON ......................................................................................................................................................................1
3.RO A D VA R IA NCE ............................................................ ...... . .... ....... . ........................................................................................................................2
4.TR A NSPORTATI O N..............................................................................................................................................................................................................2
5.UT I L IT I E S..........................................................................................................................................................................................................................................2
6.STA G I NGPL A N ........................................................................................................................................................................................................................3
7.SE PA MDNS CO ND IT ION S.........................................................................................................................................................................................3
8.S ITECON ST R A I NTS/CRfTI CA L A REA S.........................................................................................................................................................7
9.M A PS ...................................................................................................................................................................................................................................................7
1 0 .HOMEOWNERS ASSOC IAT I ON ..........................................................................................................................................................................7
1 1 .ST AT EMENTOF I NTENT...............................................................................................................................................................................................8
APPENDIX
Appendix A Ordinance 2006-060
Appendix B.Road Variance Decision
Appendix C.Traffic Impact Assessment
Appendix D.Large On Site Sewage (LOSS)Pre-Design Report and Correspondence
Appendix E.Water Rights Documentation
Appendix F.Class A Water System
Appendix G.Biological Resources Review
Appendix H.USDA Soil Resource Report
Appendix I.KCC 17.36 (2006/2007)
EXHIBITS
Exhibit A Original Vantage Bay PUD and Preliminary Plat Site Plans
Exhibit B.Aerial and Site Images
Exhibit C.Maps -Preliminary Conceptual Site Plans
Exhibit D.Preliminary Building Plans
Exhibit E.Substantial Shoreline Development Permit Application
ii
Index #27
1.SI1T LOCATION
The site is located on the eastern border of unincorporated Kittitas County on the west
side of the Columbia River,south of Interstate 90,situated between the northeast border of
Washington State Park property known as the Ginkgo Petrified Forest and Grant County
PUD property. The project is comprised of Kittitas County Parcel Nos.17-23-30010-0001,-
0003,-0006.
2.ADMINISTRATIVE MODIFICAllON
The Vantage Bay Rezone and Preliminary Plat was approved on December 56,2006
through authorizing ordinance number 2006-60 (Appendix A).The rezone changed the
Vantage Bay project location zoning designation from Forest and Range-20 to Planned
Unit Development (PUD).TTie original PUD and preliminary plat proposed two phases of
development with phase one including a total of 315 lots and tracts (310 lots for single-
family residential uses)on approximately 58.2 acres,and phase two including 17.4 acres
reserved for future development.
On behalf of BCSBCN,INC,ESM Consulting Engineers,LLC is submitting this Final
Development Plan (FDP)along with minor alterations to the approved preliminary plat.The
original approved preliminary plat layout did not take into consideration the development
constraints of the existing topography and thus made development infeasible.A copy of
the originally approved preliminary subdivision is included as Exhibit A The adjustments
have resulted in modified areas for each phase. Details regarding phasing is provided on
page 3.
The changes being proposed with the FDP are all minor in nature and are listed below in
Table 2.1.
Tab e 2.1
2006 Vantage Bay PUD 2017 Vantage Bay PUD
Final Development Plan
Phase 1:58.2 Acres Phase 1:52.98 Acres
Phase 2:17.4 Acres Phase 2:4.23 Acres
310 Single-Family Residential Lots 144 Total Dwelling Units,including:
(104 Single Family (SF)Detached Homes)
(40 SF Attached Homes/townhomes)
40-unit Boutique Hotel with Restaurant
2,100 SF Winery and Tasting Room
No Open Space Recreational Open Space including a
community club house,lawn,bam,gardens,
and a ±16-acre vineyard.
Public Roads 7,911 feet (centerline)of Private Roads
1|Page
Index #27
3.ROAD VARIANCE
On November 15,2017 ESM Consulting Engineers and Kittitas County Public WorksconductedaRoad Variance Meeting to discuss a variance to allow portions of the
Vantage Bay PUD internal road network to exceed 10%grade up to 12%grade.IncludedwithAppendixBisthedecisionwhichapproved"the variance with the condition that the
southerly portion of ROAD A meet the 10%grade and the other roads can then exceed
the 10%maximum grade but not exceed 12%grade,for short sections no longer than400feet."
4.TRANSPORTATION
A Traffic Impact Assessment (TIA)was originally conducted in 2006 for the approved PUD
and preliminary plat,depicting 310 single family lots.That report estimated the weekday
daily trips were to be 1,510,with 142 PM Peak Hour trips.
An updated TIA was prepared by TENw on September 1,2017 for the proposed
development (Appendix C),including 104 single-family homes, 40 townhomes,a 40-unit
boutique hotel,a winery and additional community amenities.The proposed project isestimatedtogenerate1,025 Weekday Daily trips and 95 PM Peak Hour trips.Theproposeddevelopmenthasasignificantlylowertrafficimpactthanthepreviouslyapproveddevelopmentplan.
The Conceptual Site Plan (Exhibit C)proposes private roads throughout the PUD.There
are 89 proposed off-street parking spaces available throughout the site at designated
common areas.The type of material to be used for the private roads and parking spaces
is asphalt with an estimated cost of $50 per square yard.
The site plan conceptually shows RV and Boat trailer parking space located south of lots
98-101.The exact number of stalls provided has yet to be determined and is not included
with the off-street parking space calculations.
5.UTILITIES
A Large Onsite Sewage System (LOSS)Pre-Design report was submitted to the StateDepartmentof Health.The report and correspondence with the Office of Shellfish &Water
Protection is included as Appendix D.
Water will be provided with an onsite well.Water right documentation is provided asAppendixE,to include:Water Budget, Water Right Report (dated 2009)and a Water RightExtension(dated 2016).
A Class A Water System certification from the Department of Ecology is in process.PLSA is
the consultant tasked with acquiring a Group A Water System approval.Their letter is
included in Appendix F,along with a Hydrogeologic Evaluation Report (2008).
2|Page
Index #27
6.STAGING PLAN
Following is a staging plan describing the sequence of construction for all the elements
on the plans:
Phase 1
•Estimate of Phase 1 Construction Start Date..................................2-4 Months from FDP Approval
•Ph a se 1 Co n st ru ct io n ..............................................................................................................4 m o.-2 yr s.fromSt a rtD ate
o Pre-Construction Meeting
o Establish Clearing Limits and Install Temporary Sediment
and Erosion Control Measures
o Clearing,Grubbing,Grading
o Water Reservoir Construction
o Membrane Bio-Reactor Construction (Phased Installation)
o Utility Construction
o Roadway/Parking Construction
o Signage,Lighting,Landscaping and Vineyard Installation
•Lot and Building Construction..........................................................................................1-2 Years from Start Date
•Final Stabilization and Finish Date...............................................................................2-3 Years from Start Date
Phase 2
·Phase 2 drawings submitted to county.................................................4-6 Months from FDP Approval
·Estimate of Phase 2 Construction Start Date....................................................6mo.-1yr from PH 1 Start
•Phase 2 Construction................................................................................................4mo.-2yrs.from PH 2 Start Date
o Pre-Construction Meeting
o Establish Clearing Limits and Install Temporary
Sediment and Erosion Control Measures
o Clearing, Grubbing,Grading
o Membrane Bio-Reactor Expansion (Phased Installation)
o Utility Extension
o Driveway/Parking Construction
o Signage,Lighting,Landscaping and Vineyards
•Hotel and Winery Construction.......................................................................6mo.-2yrs.from PH 2 Start Date
•Final Stabilization and Finish Date................................................................1-2 Years from PH 2 Start Date
Please note that subdivision lot sales may precede other elements of the development
upon final plat approval (KCC 17.36.040(1)).
7.SEPA MDNS CONDITIONS
Kittitas County issued conditions of approval with the SEPA Mitigated Determination of
Nonsignificance that were attached to the approved ordinance adopting the Preliminary
Plat and Planned Unit Development (Ord.2006-060). Table 7.1 is provided to verify that the
alterations included with this FDP do not increase any environmental impacts taken into
consideration by the original SEPA threshold determination.
3\Page
Index #27
SEPA MDNS CONDIT10NS
TABLE 7.1
Mitigated Determination of Non-Significance Status Notes
I.Transportation
A The applicant shall adhere to all applicable Compliant The project is including a
regulations as set forth in the current Kittitas proposed modification to
County Road Standards.the adopted road standanis
as allowed under KCC
12.04.080. A Road Variance
application was submitted
to Kittitas County for
proposed grading higher
than typically allowed.
B.No direct access to I-90 or within the limited Compliant Access is proposed outside
access boundariesof Huntzinger Road will be of limited access
allowed per WSDOT requirements.boundaries onto Huntzinger
Road via easements
provided by Washington
State Parks.
C.The north side of Tract "P'abuts WSDOT property Complaint No access is proposed
on the north side.Access from the plat area to or across WSDOT property.
across said WSDOT property shall be prohibited.
D. It is the developer'sresponsibility to dampen or Agreed
deflect any I-90 traffic noise for the development.
E.Any outdoor advertising or motorist signage for Agreed
this project shall comply with state criteria The
applicant shall contact Rick Gifford of the WSDOT
South Central Regional oflice at (509)577-1985 for
requirements.
F.Site grading shall be designed so as not to Agreed The proposed layout works
reduce flood storage or conveyance capacity.with the topography,
minimizing site grading
significantly.
G.Mail routes shall be approved by the postmaster. Agreed
The postmaster shall also approvethe mailbox
locations.Mailbox locations shall not create sight
obstructions.
II.Light and Glare
A Any proposed lighting should be shaded and Agreed A note will be added to the
directed down towards the site and away from I-plat which reiterates this
90.condition so that final
engineering and
subsequent final plat
ensures light and glare fmm
project site is not directed
towards I-90.
III.Water
4|Page
Index #27
A Withdrawals of groundwateron the subject Compliant Water rights have been
property shall be subject to the rules and purchased and a Class A
regulations adopted and administrated by the Water System application
Washington State Department of Ecology.has been filed with the
Washington State
Department of Health and is
currently under review.
B.A minimum 80 foot buffershall be maintained Agreed An updated Biological
from the wetlands.Currently, the preliminary plat Resource Review was
depicts a bufferthat is over 120 feet from the prepared by Environmental
wetlands.Proper signage shall be incorporated Assessment Services in
and maintained on-site to encouragethe August 2017 (Appendix B).
maintenance of the bufferand natural condition of
the shoreline and wetlands. The signage shall be Proper signage will be
interpretive in matter, and explains about buffer designated on the final plat
integrity requirements and educates about the plans including the plat
importance of the area for wildlife,etc.the note.At this time, the 80-foot
applicant shall work with the Department of wetland buffer does not
Ecology,and County to design and establish the extend past the project
signage and a buffer restoration plan.Wetlands property boundaryas shown
locations and buffer boundariesshall be on the site plan.
delineated on the final Mylar. A plat note shall be
included on the final Mylar stating that "All The adjoining propertydevelopmentwillneedtocomplywithKCC17A:owner with the wetland
Critical Areas."bufferis Grant County PUD.
C.All developmentshall comply with the Kittitas Compliant An updated Biological
County Shoreline Master Plan.Lots adjacent to Resource Review was
wetland and shoreline areas shall be large prepared by Environmental
enough to accommodate a building envelope Assessment Services in
which will not intrude into bufferarea or require a August,2017.As a part of
variance for build-out.Per Kittitas County Shoreline this update,the OHWM ofMasterProgram,all structures shall be setback a the adjacent shorelines and
minimum of 100 feet from the Ordinary High Water wetland were verified
Mark of all shorelines.(Appendix B).
D.The project shall comply with all requirements of Agreed
the Department of Ecology Storm Water Manual
for Eastem Washington standards for storm water
and shall be collected,retained and disposed of
on-site.
E.The project shall meet the requirements for a Agreed
NPDES Construction Storm Water permit
F.All developmentshall comply with Kittitas County Agreed
Flood Code Title 14.08.
G.On-site drainage features associated with Agreed
construction shall be designed such that wetlands
are not dewatered or impacted.
IV.Noise
A All county noise ordinances shall apply to the Agreed
project
B.Construction activities shall comply with KCC 9.45 Agreed Construction activities will
(Noise).only occur between the
hours of 6:00 a.m.and 10:00
p.m.,pursuant to KCC
9.45.040(1 2).
V.Land Use
5|Page
Index #27
A A final developmentplan pursuant to Kittitas Compliant This Final Development
County Code 17.36.040 shall be submitted for Plan, dated September
approval by the Board of County Commissioners.22nd,2017,has been
submitted to Kittitas County
for review and approval by
the Board of County
Commissioners.
B.All proposals of the applicant as contained in their Agreed
application that are not in conflict with these
mitigations shall be conditions of approval and
shall be considered as mitigations.
C.Fencing and/or signage delineating private and Agreed
public property on the easterly boundary shall be
placed in order to prevent encroachment,and
minimize ground disturbance and vegetation
between the properties.
D.Prior to developmentof Phase 2,the proponent Compliant This FDP includes detailed
shall submit detailed PUD developmentdrawings PUD developmentdrawings.
for review and approvalsto Kittitas County.
VI.Utilities and Services
A A Class 'A'Water System and wastewater Agreed A Class 'A'water system
managementsystem shall be developedto serve application has been filed
the site in conformance with local and state health with the Washington State
regulations.Department of Health (DOH)
and is currently under review
(Appendix E).A pre-design
report for the wastewater
management system has
also been submitted to the
Department of Health
(Appendix F).
B.Per the Kittitas County Shoreline Master Plan, there Agreed
shall be a minimum setback of 100 feet from the
Ordinary High Water Mark for all on-site sewage
treatment systems.
C.The plat shall comply with Intemational Fire Code Agreed
(IFC)and appendices.
D.The subject property shall conform to the Agreed
minimum requirements for fire apparatus access.
E.Water supplies and apparatus/equipmentfor fire Agreed
suppression shall comply with the Intemational
Fire Code and NFPA, and shall be reviewed by
Kittitas County and local turisdictions.
F.The applicant shall coordinate with the local Agreed
school district to providefor a safe location and
passageway for a school bus stop. This shall be
delineated on the final Mylar.
6lPage
Index #27
8.SITE CONSTRAINTS/CRIT1CAL AREAS
The property was originally assessed in early 2006 by Environmental Assessment Services
(EAS)and a Category III wetland was discovered off-site on Grant County PUD-owned
property.At that time (2006) wetlands were regulated by Kittitas County Critical Areas
Ordinance.As part of this final development plan, EAS has conducted a follow-up site visit
and has prepared an updated report,dated August 22,2017.This Biological Resources
Review report,which includes the original report and findings,is included as Appendix G
of this FDP.No additional wetlands or new biological resources were found to impact the
proposed development The wetland buffer for the offsite Category Ill wetland is 80 feet
A Custom Soil Resource Report provided by the United States Department of Agriculture
(USDA)is included as Appendix H.
To protect the wetland and associated buffer,Grant County PUD should install signage
directing people to stay out of the critical areas and protect the natural habitat Fencing
may be installed along the shared property line to minimize pedestrian traffic to
designated water enjoyment areas.
In addition to the delineated wetlands, Vantage Bay PUD is near a 100-year flood zone.As
such,a 200-foot wide shoreline jurisdiction buffer extends from the floodplain boundary
onto parts of the proposed development A Substantial Shoreline Development Permit has
been submitted to Kittitas County for review and approval (see Exhibit E).
9.MAPS
Due to existing site constraints,the project proposal has been refined in an effort to solve
the known issues related to topography and the change in economic climate.The project
proposal has also improved an economic benefit to the community that will overcome
financial implications of development Please refer to Exhibit C for the updated Preliminary
Conceptual Site Plans.
The maps have been prepared based on the instructions provided in Kittitas County Code
17.36 (2006/2007),attached as Appendix I,from which the original Vantage Bay PUD was
approved.
10.HOME OWNERS ASSOCIATION
Upon approval of a Group A Water System and Large Onsite Sewage System from state
and local authorities,a system of bylaws and CC&Rs will be established to ensure
continued operation and maintenance of the utilities,landscaping and residential
neighborhood property.
7\Pag e
Index #27
11.STATEMENTOF INTENT
The property owner and subsequent land developer will follow the approved plans,
adopted ordinance (Appendix A),and SEPA Mitigated Conditions of Approval (table 7.1) to
ensure that this Planned Unit Development does not harm or endanger the public safety
and welfare,nor will it create an environmental impact not already assessed at the time of
preliminary plat approval.
Civil construction plans will be designed to minimize disturbed areas.For areas that are
disturbed,the developer will utilize permanent erosion control measures such as
reseeding with hydro-seed or similar land cover.
Landscaping Costs are shown in Table 11.1
Table 11.1
Landscape Area Description Cost
Hotel and Winery Building $12-$15 per
Ph 2
Façade Landscaping Square FootaseHotelandWineryParkingLot$5 -$7 per Square
Landscaping Foot
$261 per Tree orStreetTrees Along Intemal Street Tree +Labor $29-$32 perRoadsSquareFoot
Clubhouse and MBR Bldg.$12- $15 per
Facade Square FootLandscapingAround
Community Garden,Pool,Community Garden Landscaping L7$12 per Square
Clubhouse and MBR
Pool $5- $7 per Square
Foot
$186 per Tree orEvergreentreesplantedcloselyLandscapingAroundReservoirs$21-$25 pertogether for solid screen +labor Square Foot
Areas Despoiled by Construction $5 -$7 per Square
General Restoration not designated as Landscaped Foot
Area
BIPage
Index #27
APPENDIX A
Ordinance 2006-060
Index #27
APPENDIX B
Road Variance Decision
Index #27
APPENDIX C
Updated Traffic Impact Assessment (2017)
Original Traffic Impact Assessment (2006)
Index #27
APPENDIX D
Large On Site Sewage (LOSS)Pre-Design Report
LOSS Correspondence with the
Office of Shellfish &Water Protection,Washington Department of Health
Index #27
APPENDIX E
Water Rights Documentation:
Water Budget
Water Rights Report (2009)
Water Rights Extension (2016)
Index #27
APPENDIX F
Class A Water System Certification
Hydrogeologic Evaluation Report
Index #27
APPENDIX G
Biological Resources Review
Index #27
APPENDIX H
USDA Soil Resource Report
Index #27
APPENDIX I
Kittitas County Code 17.36
Planned Unit Development Zone (2006/2007)
Index #27
EXHIBIT A
Original Vantage Bay PUD and
Preliminary Plat Site Plans
Index #27
EXHIBIT B
Aerial and Site Images
Index #27
EXHIBIT C
Maps:
Preliminary Conceptual Site Plans
Index #27
EXHIBIT D
Preliminary Buildings Plans
Index #27
EXHIBIT E
Substantial Shoreline Development Permit Application
Index #27
Index #28
Index #28
Index #28
Index #28
o<KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES
/4 411 N.Ruby St., Suite 2,Ellensburg,WA 98926
CDS@CO.KITTITAS.WA.US
OfEce (509)962-7506
,"Building Partnerships -Building Conununities"Fax (509)962-7682KffTTfMCOWFY
September 26,2018
BCSCBN,INC.
21828 87th Ave SE ,Ste 200
Woodinville,WA 98072
ESM Consulting
33400 8th Ave S,Ste 205
Federal Way,WA 98003
Subject:Final Development Plan for the Vantage Bay PUD (File Z-06-00025 &LP-06-00026)-Staff
Review
Dear Applicant,
This letter is to provide you comments and a process update on your project.Kittitas County Community Development
Services (CDS)receivedyour Vantage Bay PUD (Z-06-00025)Final Development Plan (FDP)submittal on September
22,2017.On December 28,2017,staff provided a letter updating you of the status of review of the FDP.Staff received
all additional requestedinformation from the initial review on August 24,2018.After the second review of the
materials,staff finds that all questions and conditions have been properly addressed.
Once the Shoreline Substantial Development Permit (SD-18-00002)has been approved by Kittitas County Community
Development Services,staff will continue review and processing of the Vantage Bay Final DevelopmentPlan. Please do
not hesitate to contact me should you have any questions. Once a decision is made on the Shoreline Substantial
Development Permit,please let me know if you would like to schedule a meeting to discuss timing for Board review of
the Final DevelopmentPlan.
Lindsey Ozbolt
Planning Official
Community DevelopmentServices
Kittitas County
509-962-7046
lindsey.ozbolt(aco.kittitas.wa.us
CC:Chelsea Benner, Community Development Services Planner via email
COMMUNITY PLANNING •BUILDING INSPECTION •PLAN REVIEW •ADMINISTRATION *PERMIT SERVICES •CODE ENFORCEMENT
Index #29
Page 1 revised/updated by Kittitas County 7/9/2018
Vantage Bay PUD Compliance Review
INTRODUCTION
A. Project Overview
The original Vantage Bay Rezone and Preliminary Plat were approved on December 5th, 2006 through authorizing ordinance number
2006-60. The rezone changed the project location from Forest and Range to PUD. The original project proposed two phases of
development with phase one including a total of 315 lots on approximately 58.2 acres, and phase two including 17.4 acres reserved for
future development.
The current revised proposal reduces the number of residential lots to 144, and adds a clubhouse to be developed as phase 1; and adds a
40 unit hotel, restaurant, winery, and vineyard as phase 2.
B. Timing of Construction Activity
The current proposal suggests a completion of phase 1 by June 2021, and completion of phase 2 by June 2022.
Index #30
Page 2 revised/updated by Kittitas County 7/9/2018
FINAL PLANNED UNIT DEVELOPMENT (FPUD)
1. RELEVANT CODE SECTIONS
ANALYSIS
FINDING
Final Development Plan (KCC 17.36.040 Existing at the time of application, last update Ord. 96-19)
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:
N/A N/A
a. 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
A staging has been provided in the FDP that satisfies this requirement. However
staff suggests that the plan be reevaluated and changed to not be date specific.
Satisfied
b. 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 i ncluding type and estimated cost of surfacing and
road maintenance plans.
vi. The location and total area of common open spaces;
vii. Proposed location of fire protection facilities;
viii. Proposed storm drainage plan;
i. Potential retention ponds are shown, development will be on private well
and septic system. Need to show powerPower shown on typical lot layouts
ii. All Commercial buildings are shown and labeled, still need typical lot
layout information
iii. Sample plans of the townhouse/duplex structures, hotel, and single family
residences have been provided and meet the necessary requirement
iv. Requirement is addressed on provided site plan
v. Please provide driveway information, updated site plan provided
vi. Please provide locations and labels on site plan, updated site plan provided
vii. Please provide locations and labels on site plan, updated site plan provided
viii. PW comments submitted June 15, 2018 PW will assess the viability
of stormwater plan at the time the civil engineering plan is submitted.
Not Satisfied
Satisfied
c. Certification from state and local health authorities that water and sewer systems are available to
accommodate the development;
Information provided in Appendix E of FDP Satisfied
d. Provisions to assure permanence and maintenance of common open spaces;
FDP states that this will be included in CCnRs
The following will be required as plat notes on all final plats:
Satisfied
e. Statement of intent including estimated cost for landscaping and restoration of natural areas despoiled by
construction including tree planting.
Not addressed Satisfied
Not Satisfied
Index #30
Page 3 revised/updated by Kittitas County 7/9/2018
2. PRELIMINARY APPROVAL CONDTIONS (Ord. No.2006-60)
ANALYSIS
FINDING
a. The applicant shall adhere to all applicable regulations as set forth in the current Kittitas County Road
Standards Condition will be addressed at time of final plat with a plat note
Satisfied
b. No direct access to I-90 or within the limited access boundaries of Huntzinger Road will be allowed
per WSDOT requirements Condition will be addressed at time of final plat with a plat note Satisfied
c. The North side of track F abuts WSDOT property on the North side. Access from the plat area to or
across said WSDOT property shall be prohibited Condition will be addressed at time of final plat with a plat note Satisfied
d. It is the developers responsibility to dampen or deflect any I-90 traffic noise for the development Condition will be addressed at time of final plat with a plat note Satisfied
e. Any outdoor advertising or motorist signage for this project shall comply with state criteria. The
applicant shall contact the WSDOT South Central Regional office for requirements
Condition shall be enforced through the counties’ building permit process if
structures require a permit
Satisfied
f. Site grading shall be designed so as not to reduce flood storage or conveyance capacity Condition will be addressed at time of final plat Satisfied
g. Mail routes shall be approved by the postmaster. The postmaster shall also approve mailbox
locations. Mailbox locations shall not create sight obstructions
Noted Satisfied
h. Any proposed lighting should be shaded and directed down towards the site and away from I-90 This is acknowledged but not sufficiently. Please further address in narrative A
Note will be added to the plat indicating the lighting requirement
Satisfied Not
Satisfied
i. Withdrawals of groundwater on the subject property shall be subject to the rules and regulations
adopted and administrated by the Washington State Department of Ecology Condition will be addressed at time of final plat Satisfied
j. A minimum 80 foot buffer shall be maintained from the wetlands. Currently, the preliminary plat
depicts a buffer that is over 120 feet from the wetlands. Proper signage shall be incorporated and
maintained on-site to encourage the maintenance of the buffer and natural condition of the shoreline
and wetlands. The signage shall be interpretive in matter, and explains about the buffer integrity
requirements and educates about the importance of the area for wildlife, etc. the applicant shall work
with the Department of Ecology and County to design and establish the signage and a buffer
restoration plan. Wetlands locations and buffer boundaries shall be delineated on the final mylar. A
plat note shall be included on the final mylar stating that All development will need to comply with
KCC 17A: Critical Areas.
This needs to be address in the FDP, however the Buffer restoration plan will be
required prior to final plat. Site plan has been revised to include the 80’ wetland
buffer, 100 year floodplain, and 200’ SMP jurisdiction. Fencing and Signage will
be shown on final plat. Sections 7 & 8 have also been updated to reflecting fencing
and signage requirements.
Condition will be addressed at time of final plat
Not Satisfied
Satisfied
k. All development shall comply with Kittitas County Shoreline Master Plan. Lots adjacent to wetland
and shoreline areas shall be large enough to accommodate a building envelope which will not intrude
into buffer areas or require a variance for build-out. Per Kittitas County Shoreline Master Program, all
FDP approval requires a Shoreline Substantial Development Permit. Application
has been submitted to Kittias County and is being processed (SD-18-00002)
Not Satisfied
Satisfied
Index #30
Page 4 revised/updated by Kittitas County 7/9/2018
structures shall be setback a minimum of 100’ from the OHWM of all shorelines. As this project has already completed a pre-application meeting, the Planning
Official waives the SSDP requirement for a pre-application meeting.
l. The project shall comply with all requirements of the Department of Ecology Storm water Manual for
Eastern Washington standards for storm water and shall be collected, retained, and disposed of on-site Condition will be addressed at time of final plat Satisfied
m. The project shall meet the requirements for a NPDES Construction Storm Water Permit Condition will be addressed at time of final plat Satisfied
n. All development shall comply with Kittitas County Flood Code Title 14.08 Addressed at time of building permit Satisfied
o. On-site drainage features associated with construction shall be designed such that wetlands are not
dewatered of impacted Noted Satisfied
p. All county noise ordinances shall apply to the project Noted, will be plat note Satisfied
q. Construction activities shall comply with KCC 7.45 Noise Noted, will be plat note Satisfied
r. A final development plan pursuant to Kittitas County Code 17.36.040 shall be submitted for approval
by the Board of County Commissioners This condition is satisfied with this submittal Satisfied
s. All proposals of the applicant as contained in their application that are not in conflict with these
mitigations shall be conditions of approval and shall be considered as mitigations Noted Satisfied
t. Fencing and/or signage delineating private and public property on the easterly boundary shall be placed
in order to prevent encroachment and minimize ground disturbance and vegetation between the
properties
Please address in FDP Sections 7 & 8 of the Revised FDP reflect fencing and
signage requirements.
Not Satisfied
Satisfied
u. Prior to development of Phase 2, the proponent shall submit detailed PUD development drawings for
review and approvals to Kittitas County
Needs to be addressed in the phasing plan, drawings will be required prior to
phase two final platAddressed in section 6 phasing plan
Not Satisfied
Satisfied
v. A class A water system and wastewater management system shall be developed to serve the site in
conformance with local and state health regulations Condition will be addressed at time of final plat Satisfied
w. Per the Kittitas County Shoreline Master Plan, there shall be a minimum setback of 100 feet from the
Ordinary High Water Mark for all on-site sewage treatment systems Condition will be addressed at time of final plat Satisfied
x. The plat shall comply with International Fife Code and appendices Noted, will be plat note Satisfied
y. The subject property shall conform to the minimum requirements for fire apparatus access Condition will be addressed at time of final plat Satisfied
z. Water supplies and apparatus for fire suppression shall comply with the IFC and NFPA, and shall be
reviewed by Kittitas County and local jurisdictions Condition will be addressed at time of final plat Satisfied
aa. The applicant shall coordinate with the local scho ol district to provide for a safe location and
passageway for a school bus stop. This shall be delineated on the final mylar Condition will be addressed at time of final plat Satisfied
bb. An administrative site analysis was completed by the staff planner in compliance with title 17A. The
following are findings from the review: Noted Satisfied
Index #30
Page 5 revised/updated by Kittitas County 7/9/2018
i. Shorelines of the State- there is an inlet to the east of the property. Per the report conducted by the
environmental assessments services, this has been described as a small back water slough that is
connected to the Wanapum pool of the Columbia River and likely provided waterfowl, amphibian,
and fish habitat. The project’s storm water design may allow for percolation of the water into the
slough resulting in the slough’s water temperatures possibly being affected. It is recommended that
a baseline evaluation and subsequent semi-annual monitoring of water quality and of the benthic
community for a period of 3 years to document possible changes in the slough due to storm water
practices for the proposed project. All development will need to comply with Kittitas County
Master Plan and KCC 17A.
ii. Wetlands- Wetlands are located within 200 feet of the proposed development’s footprint to the east.
There is and inlet east of the property. Per the report conducted by the Environmental Assessment
Services, the wetland was typed a Category II wetland. A minimum 80 feet buffer shall be
maintained from the wetlands. Currently, the preliminary plat depicts a buffer that is over 120 feet
from the wetlands. Proper signage shall be incorporated and maintained on -site to encourage the
maintenance of the buffer and natural condition of the shoreline and wetlands. The signage shall be
interpretive in matter, and explains about buffer integrity requirements and educates about the
importance of the area for wildlife, etc. The applicant shall work with the Department of Ecology
and County to design and establish the signage and a buffer restoration plan. Wetland locations and
bugger boundaries shall be delineated on the final mylar. A plat note shall be included on the final
mylar stating the All development will need to comply with KCC 17A Critical Areas.
iii. 100-year floodplain- A small portion of the southeast corner of the proposed site is located within
the 100-year floodplain. All development will need to comply with the requirements of KCC 14.08
Flood Damage Prevention and KCC 17A Critical Areal
cc. The following conditions shall apply for the Phase 1 Preliminary plat:
i. On-site sewage- soil logs need to be scheduled and dug at a mutually convenient time. The
developer/owner shall provide soil logs as per WAC 246-272 or as amended. The information obtained
will be recorded and placed in the project plat file for future reference. The information obtained from
these soil logs is for plat approval purposed only and do not constitute a site evaluation in conjunction
with the issuance of a permit for any specific lot
ii. Proof of potable water must be shown prior to final plat approval
iii. Legal Description- There appears to be a spelling error in the legal description as it appears on the face
of the plat. Phase II Paragraph 2, line 9, should read marking not making. This shall be corrected
iv. Receiving numbers- Receiving numbers are required on each sheet to the plat
v. Contour lines- Contour lines are required on the preliminary plat. The applicant shall show contour
lines on the preliminary plat
vi. Road right of way- The road right of way note states that 30’ road right of way is typical for all roads
in this development. However the road right of way shows a total of 60’ on the plat (30’ on each side of
All conditions excluding (viii) shall be addressed at final plat.
viii. Please provide driveway requirements that address this issue. Applicant has
provided typical lot layouts and has revised the PUD plan to include recreational
vehicle parking.
Not Satisfied
Satisfied
Index #30
Page 6 revised/updated by Kittitas County 7/9/2018
centerline). This note shall be changed to reflect a 60’ right of way. The applicant should be aware that
by dedicating these right of ways to the use of the public that they would not have the ability to limit
access to the general public. The applicant should consider establishing private easements if the
applicant has any plans for gated entrances of any other means of restricting or excluding use.
vii. Plat notes for air strip- This development is within close proximity of an airstrip as shown on the
plat submittal, a plat note shall be included that states this. The plat note shall state; this property is
located within close proximity of an airstrip in which a variety of airport aviation activities may occur.
Such airport aviation activities may impact the use of your property
viii. Lot sizes and parking- With the proposed size of the lots and type of expected recreational
activities, the applicant shall address parking issues that are likely to occur. Final PUD drawings and
site plans should consider whether there is room for adequate driveway lengths to accommodate trucks
and larger vehicles associated with recreational activities. Appropriate planning should be done to
ensure that vehicles are not going to impede normal traffic flow of extend beyond the driveway parking
areas. Provisions may be needed to accommodate these types of uses such as wider turning radiuses or
limiting on street parking, designation of parking areas for boats, RVs, etc.
ix. Adjacent property owners- The preliminary plat shall show all adjacent property owners and their lot
lines
x. Additional information- The applicant shall contact the Public Works department to discuss the
specifics of the civil site design. Road design, curb gutter, sidewalks, storm water, utilities, and
infrastructure shall be discussed in more detail per final development requirements for the PUD
xi. The project shall provide adequate road access to the site and will conform to all Kittitas County road
standards
xii. The project shall comply with the requirements of Kittitas County code 16.18 irrigation and
sprinkling
xiii. Both sheets shall reflect: Vantage Bay PUD phase 1, P-06-26
xiv. Full years taxes must be paid on applicable tax parcels per Kittitas County Treasurer’s
requirements
xv. Pursuant to Kittitas County code 17.74.060A, a plat note regarding the right to farm ordinance is
required. The note shall read as follows: The subject property is within of near land used for agriculture
on which a variety of commercial activities may occur that are not compatible with residential
development for periods of varying duration. Commercial natural resource activities performed in
accordance with county, state, and federal laws are not subject to legal action as public nuisances
(RCW 7.48.305)
xvi. All mitigations contained as part of the issued SEPA MDNS shall be conditions of approval
Index #30
Page 7 revised/updated by Kittitas County 7/9/2018
Index #30
'%KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES
411 N.Ruby St.,Suite 2,Ellensburg,WA 98926
CDS@CO.KITTITAS.WA.US¯
Office (509) 962-7506
"Building Partnerships -Building Communities"Fax (509)962-7682mrrmacoiwrv
Vantage Bay Shoreline Substantial Development Permit
File Number SD-18-00002
FINDINGS OF FACT,DECISION AND CONDITIONS OF APPROVAL
I.GENERAL INFORMATION
Requested Action:The original Vantage Bay Rezone and Preliminary Plat were approved on December 5th,
2006 through authorizing ordinance number 2006-60.The rezone changed the project location from Forest and
Range to PUD. The original project proposed two phases of development with phase one including a total of 315
lots on approximately 58.2 acres,and phase two including 17.4 acres reserved for future development.
The current revised proposal reduces the number of residential lots to 144, and adds a clubhouse to be developed
as phase 1;and adds a 40 unit hotel,restaurant,winery,and vineyard as phase 2.Pursuant to Ordinance 2006-60,
shoreline permitting is required if this project proposal includes any area within shorelinejurisdiction.This
proposal is to allow a portion of a community garden and recreation area,which includes a small barn structure
and pool, in the shoreline jurisdiction.
Location:PTN E1/2 (PTN parcels 1 &2,B31/P154-155);SEC 30,TWP 17,RGE 23,WM in Kittitas County;
Parcel numbers 622933 &272933.
II.SITE INFORMATION
Total Property Size:57.21 Acres
Number of Lots:2
Domestic Water:Private
Sewage Disposal:Private
Power/Electricity:N/A
Fire Protection:Fire District 4
Irrigation District:N/A
Site Characteristics:
North:State owned land,DOT
South:State owned land, Parks and Rec
East:Public owned land,Grant Co PUD
West:State owned land, Parks and Rec
Access:The site is accessed via Huntzinger Road.
Zoning and Development Standards:The subject properties are located on lands with a zoning designation of
PUD Overlay and an underlying designation of Forest and Range. As stated above,these properties were rezoned
as part of the project's preliminary approval.This permit is a requirement of the PUD preliminary approval,and
needed to complete the PUD Final Development Plan for final approval.
Shoreline Master Program
KCC 17B.07.060provides the criteria for approving a ShorelinesSubstantial Development permit:
COMMUNITY PLANNING •BUILDING INSPECTION •PLAN REVIEW •ADMINISTRATION •PERMIT SERVICES •CODE ENFORCEMENT
Index #31
"2. Substantial developmentpermits. A substantialdevelopmentpermit shall be granted only when the
applicant demonstrates all of the following:
a.That the proposal is consistent with the policies and proceduresin RCW Chapter 90.58 and WAC
Chapter 173-27;
b.That the proposal is consistent with the policies and procedures of the Master Program;and
c.That the proposal has been appropriately conditioned where necessary to assure consistency of
the project with the Act and the local Master Program"
III. ADMINISTRATIVE REVIEW
Deemed Complete:A ShorelinesSubstantial Development permit application was submitted to Kittitas County
Community Development Services(CDS) on August 24, 2018.The application was deemed complete on
September 7,2018.
Notice of Application A Notice of Application was mailed to all state and local agencies/departmentswith
potential interest in the project as required by KCC 17B.07.070 and KCC 15A.03.060,as well as to adjacent
landowners located within five hundred (500)feet of any portion of the boundary of the proposal's tax parcels on
September 13,2018.The comment period for this notice ended on October 15,2018.
IV.ENVIRONMENTALREVIEW
Pursuant to WAC 197-11-600(4)(a) on September 26,2018 the County adopted the SEPA MDNS issued on
August 29,2006 as part of the Preliminary Approval for the VantageBay PUD Rezone. A copy of the threshold
determination may be obtained from the County.
V.AGENCY AND PUBLIC COMMENTS
Applicable agencies,adjacentproperty owners,and interested parties have been given the opportunity to review
this proposal.All comments are on file and available for public review. The following are a summary of the
substantive comments submitted.
September 27,2018 DAHP -Dennis Wardlaw expressed concernover the close proximity of known
archaeological sites to the proposed project,and outlined possibleadditional environmental review processes.
Staff Response:A cultural survey was completed as part ofthe preliminary approval for the PUD and
Rezone.This survey can be found as part of the RZ-06-00025 documents.Additionally,this permit has
been conditioned to address any resources or artifacts discovered during construction.
October 1,2018 WA State Department of Transportation -Paul Gonseth stated that the revised proposal
does not affect the comments already submitted by DOT through the original preliminary approval of the project.
Staff Response:DOT concerns were addressed in the preliminary approval.All original conditions ofthe
PUD/Rezone still apply to the project.
October 3,2018 Yakima Training Center -Robert Bright expressed concern with light pollution from
having a large project so close to the installation which could encroach on the mission of the military.
StaffResponse:Glare/light mitigation was addressed through Ordinance 2006-60.
October 4,2018 Kittitas Co.Public Health -Tristen Lamb stated "For project SD-18-00002,all
Environmental Public Health comments have been outlined in Ordinance No.2006-60 for
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the Vantage Bay Rezone(Z-06-25)and Preliminary Plat (P-06-26)."
Staff Response:Public Health concerns were addressed in the preliminary approval.All original
conditions of the PUD/Rezone still apply to the project.
October 8,2018 Kittitas Co.Public Works -Mark Cook referenced the preliminary approval documents
for the Vantage Bay PUD and Rezone,and encouraged the applicant to review the conditions as they related to
stormwater.
Staff Response:Public Works concerns were addressed in the preliminary approval.All original
conditions of the PUD/Rezone still apply to the project.
October 8,2018 WA State Department of Fish and Wildlife -Scott Downes discussed the displacement of
priority habitat,wildlife and the need for mitigation.
Staff Response: As conditioned the proposed development in the shoreline jurisdiction meets all required
buffers and setbacks to protect critical areas as required pursuant to the Kittitas CountyMaster Shoreline
Program.
October 10,2018 Department of Ecology -Gwen Clear requested that an updated wetland delineation be
completed as the original was completed more than 5 years ago and missing elements required by the federal
wetland delineation manual.DOE also discussed water quality requirementsfor the development.
Staff Response: On January 18,2019 county staff sent a requestletter asking the applicant to provide and
updated wetland delineation per comments provided by DOE.On May 20,2019 staff received an updated
wetland delineation and site plan.These materials were transmitted to DOE on June 13,2019.
October 15,2018 Grant County PUD -Sheryl Dotson expressed concernover public access to PUD owned
property and maintaining existing recreational activities.
Staff Response: Comments have been transmitted to the applicant,and added to the record.
October 15,2018 Yakima Training Center -William Cantral noted a security concern of having residential
development in close proximity to the Yakima Training Center along with notation of military traffic on
Huntzinger Road.
StaffResponse:Comments have been transmitted to the applicant,and added to the record.The
PUD/Rezone was previously approved on December 5,2006. This shoreline permit does not further
increase residential development beyond what has already been approved.
VI.PROJECT ANALYSIS
In review of this proposal the Kittitas County Shorelines Master Program,the Goals, Policies and Objectives
(GPO)of the Comprehensive Plan,Kittitas County Code,public and agency comments,any identified
environmental concerns,and state and federal requirements were considered.Identified below is planning staff's
analysis and consistency review for the subject application.
Consistenev with the Kittitas Counts Shoreline Master Program:
In compliance with the ShorelinesManagementAct,Kittitas County has adopted Title 17B Shorelines.KCC
17B.07.060 requires that the applicant must demonstrate:
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a.That the proposal is consistent with the policies and procedures in RCW Chapter90.58 and WAC Chapter
173-27;
Stall Response:The proposal is consistent with both RCW 90.58 and WAC 173-27. Theproject as
conditioned meets the requirements of the local shoreline program which was developed in accordance
with state shoreline regulations.
b.That the proposal is consistent with the policies and proceduresof the Master Program;
S_ta/JRespo .:The Kittitas County Shoreline Master Program Chapter 3 outlines goals and objectives of
the program.The proposedproject meets the intent of the SMP pursuant to the goals and objectives,and
the appropriate permit processprocedures have been followed.
c.That the proposal has been appropriately conditioned where necessary to assure consistency of the project
with the Act and the local Master Program.
Stall Response:Thisproject has been reviewed and conditioned to ensure that it meets the intent and
standards of the ShorelineManagementAct and Kittitas County ShorelineMaster Program.
The Following Goals and Objectives or the Shoreline Master Program are applicable:
SMP Goals
3.l(A)(2)Protect the ecologicalfunctions and values ofthe shoreline areas to ensure no net loss.
3.l(A)(3)Protect fragile natural areas and resources
3.2(A)(1)Consider the use and developmentofshorelines and adjacent land areas for public andprivate land uses
in relation to the natural environment.
3.3(A)(2) Support uses that contribute to the region's economywhile maintaining the qualities andfunctions of
the shoreline,flood prone areas and channel migration zones.
3.4(A)(1) Develop and maintain a network of safe,convenient and diverstyled access opportunities for the public
to enjoy the physical and aesthetic qualities ofthee shorelines ofKittitas County.
Staff Response:This project has been reviewed and conditioned to ensure that it meets the intent of the
SMP Goals identryled above.The project contributes to the region economy through the proposed
recreational,residential,and commercial uses while protects existing shoreline function and fragile
areas through the use ofbuffers and identified trails.
SMP Objectives
3.2(B)(1) Give shoreline use preference to single-family residential uses,ports, shoreline recreational uses,and
water-dependent commercial or industrial developments that are consistent with preservation of shoreline
ecological functions and processes.
3.2(B)(4) Locate,design,and manage shoreline uses to prevent a net loss of shoreline ecological functions and
processesover time.Where adverse impacts are unavoidable,require mitigation to ensure no net loss of shoreline
ecological functions.
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3.2(B)(5) Ensureproposed residential developmentsare compatible with or enhance the aesthetic quality of the
shoreline area.
3.4(B)(2)Encourage incorporation of shoreline access into private and public shoreline use and development
proposals.Allow private access developedfor residential development to be limited to owners within that
development.
StaffResponse:As proposed,the project fulfills these Objectives.As described in the application this
project is a residential developmentwith inclusion of recreational and commercial uses outside of the
shoreline jurisdiction.Adequate construction buffers have been established to ensure no net loss of
shoreline function and maintain the existing aesthetic appeal.The project provides new access through the
development in the form of trails to allow for continued use of neighboring public lands for recreational
use.
Consistency with the Comprehensive Plan:
In the intervening time since the submittal of the permit application for the proposed tower,an update to the
Kittitas County Comprehensive Plan was adopted.Numbers identifying corresponding Goals and Policies in the
updated Plan are shown in parentheses.
Chapter 2 section 5 of the Kittitas County ComprehensivePlan states that "the 2016 Kittitas County Shoreline
Master Program goals and policies are adopted by reference into this comprehensiveplan.
Staff Consistency Statement:As conditioned,this project meets and conforms to the Shoreline Master Program.
Therefor staff finds this project consistent with the comprehensiveplan.See "Consistency with the Shoreline
Master Program" above.
GPO 8.14C (NE-P4)Development shall be located distances from streams,rivers,lakes,wetlands, critical areas
determined necessary and as outlined within existing ShorelinesManagement Program,the Critical Areas
Ordinance and other adoptedresourceordinances in order to protect ground and surface waters.
Stall Consistency Statement:The proposedproject has been mitigated during the preliminary approval process to
protect all associated resources and critical areas.Furthermore it meets the requirements of the Shoreline Master
Program and KCC Title 17B.
Consistencv with KCC 15,Environmental Policv:
Pursuant to WAC 197-11-600(4)(a)the County has adopted the SEPA MDNS issued on August 29,2006 as part
of the Preliminary Approval for the Vantage Bay PUD Rezone.A copy of the threshold determination may be
obtained from the County.
Consistencv with the provisions of KCC 17A,Critical Areas:
An administrative critical area site analysis was completed by staff in compliance with Title 17A:Critical Areas.
The site falls within the Shorelinesof the State under the Rural Conservancy designation.In order to address
concerns related to Critical Areas,the applicant has applied for a Shorelines SubstantialDevelopment Permit.
Based upon the critical areas analysis and report,the proposed use is consistent and in compliance with the
Critical Areas Ordinance (and code)of Kittitas County (KCC 17A).
Consistenev with the provision of KCC 17.15,Allowed Uses:
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As stated above,these properties were rezoned as part of the project's preliminary approval. This permit is a
requirement of the PUD preliminary approval,and needed to complete the PUD Final Development Plan for final
approval. Therefor is consistent with KCC 17.15.
Consistency with the provision of KCC Title 12,Roads and Bridges:
As described above in section I, the project was reviewed through the PUD/rezone preliminary approval process
in 2006.As approved,it was and remains consistent with the provisions of KCC Title 12.
Consistency with the Kittitas Countv Flood Damage Prevention:
The proposedproject is not subject to flood requirements as no portion of the project is in any flood zones.
Consistencv with the provisions of KCC Title 20,Fire and Life Safetv:
As described above in section I,the project was reviewed through the PUD/rezone preliminary approval process
in 2006.As approved,it was and remains consistent with the provisions of KCC Title 20.
VIL FINDINGS OF FACT
l. This proposal is to allow a portion of a community garden and recreation area which includes a small barn
structure and pool in the shorelinejurisdiction. The original Vantage Bay Rezone and Preliminary Plat were
approved on December 5th,2006 through authorizing ordinance number 2006-60. This permit is required as a
condition of the preliminary approval pursuant to ordinance 2006-60.
2.The proposed site is located approximately 25 miles East of the City of Ellensburg,located at PTN E1/2 (PTN
parcels 1 &2,B31/Pl54-155);SEC 30,TWP 17,RGE 23,WM in Kittitas County;Parcel numbers 622933 &
272933.
3.Site Information:
Total Property Size:57.21 Acres
Number of Lots:2
Domestic Water:Private
Sewage Disposal: Private
Power/Electricity:N/A
Fire Protection:Fire District 4
Irrigation District:N/A
4.Site Characteristics:
North:State owned land,DOT
South:State owned land,Parks and Rec
East:Public owned land,Grant Co PUD
West:State owned land,Parks and Rec
Access:The site is accessed via Huntzinger Road
5.The subject properties are located on lands with a zoning designation of PUD Overlay and an underlying
designationof Forest and Range.
6.A ShorelinesSubstantial Development permit application was submitted to Kittitas County Community
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Development Services (CDS) on August 24,2018. The application was deemed complete on September 7,
2018.
7.A Notice of Application was mailed to all state and local agencies/departmentswith potential interest in the
project as required by KCC 17B.07.070 and KCC 15A.03.060,as well as to adjacent landowners located
within five hundred (500)feet of any portion of the boundary of the proposal's tax parcels on September 13,
2018.The commentperiod for this notice ended on October 15,2018.
8.Pursuant to WAC 197-ll-600(4)(a)on September 26,2018 the County adopted the SEPA MDNS issued on
August 29,2006 as part of the Preliminary Approval for the Vantage Bay PUD Rezone.
9.The following agencies provided comments during the comment period:DAHP, WA State Department of
Transportation, Yakima Training Center,Kittitas Co.Public Health,Kittitas Co.Public Works,WA State
Department of Fish and Wildlife,Department of Ecology,Grant County PUD.
10.No Public Commentswere received.
11.The proposal is consistent with the provisions of KCC 17B,Shoreline Master Program as conditioned.
12.The proposal is consistent with the goals and policies of the Kittitas County Comprehensive Plan.
13.The proposal is consistent with the provisions of KCC 15,Environmental Policy.
14.The proposal is consistent with the provisions of KCC 17A,Critical Areas.
15.The proposal is consistent with the provision of KCC 17.15,Allowed Uses.
16.The proposal is consistentwith the provisions of KCC Title 12,Roads and Bridges as conditioned,
17.The proposal is consistent with the provisions of Kittitas County Flood Damage Prevention as conditioned.
18.The proposal is consistent with KCC 20,Fire Life and Safety.
VIIL CONCLUSIONS
1.As conditioned,the proposal meets the goals,policies and implementation recommendations as set
forth in the Kittitas County Comprehensive Plan.
2.As conditioned,this proposal is consistent with applicable federal and state laws and regulations.
3.The proposal meets the criteria outlined in KCC 17B Shorelines.
4.As conditioned,the proposal is consistent with Kittitas County Code Title 12 Roads and Bridges,
Title 17 Zoning,and Title 17A Critical Areas.
IX.DECISION &CONDITIONS OF APPROVAL
From these conclusions and findings,the proposed Shorelines Substantial Development Permit is approved with
the following conditions:
1.Development shall occur in substantialconformance with the updatedplan and Critical Area materials dated
May 20,2019 on file with Kittitas County Community Development Services. Any alterations to this site
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plan shall be reviewed by Kittitas County prior to construction to ensure it still meets the requirements of all
applicable regulations.
2.Environmental and statutory review shall be required for all future development,construction,and
improvements;the applicant is responsible for compliance with all applicable local,state,and federal rules,
codes, and regulations,and must obtain all appropriate permits and approvals.Failure to do so may result in
the revocation of the shorelines substantial development permit.
3.Should ground disturbing or other activities related to the proposedconditional use permit result in the
inadvertent discovery of cultural or archaeological materials,work shall be stopped in the immediate area and
contact be made with the Washington State Department of Archaeology and Historic Preservation (DAHP).
Work shall remain suspended until the find is assessed and appropriate consultation is conducted.Should
human remains be inadvertently discovered,as dictated by Washington State RCW 27.44.055,work shall be
immediately halted in the area and contact made with the coroner and local law enforcement in the most
expeditious mannerpossible.
This decision can be appealed to the Shorelines Hearings Board within 21 days of the date of filing with the
Washington State Department of Ecology pursuant to RCW 90.58.180.
Responsible Staff
Chelsea Benner
Planner 1
Address:Kittitas County Community Development Services
411 N.Ruby Street,Suite 2
Ellensburg,WA. 98926
Phone:(509)962-7506
Date:July 17,2019
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pf %KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES«°'4 411 N.Ruby St., Suite 2,Ellensburg, WA 98926
CDS@CO.KITTITAS.WA.US
Office (509) 962-7506
"Building Partnerships -Building Communities"Fax (509) 962-7682KTTTTTAECOUNTY
September 26,2018
BSCCBN Inc.
Attn:Bill Cowin
21828 87*Ave SE. Ste.200
Woodinville, WA 98072
Subject:Adoption of Project Specific SEPA MDNS
Vantage Bay (SD-18-00002)
All interestedparties:
A SEPA MDNS determination was issued for the Vantage Bay PUD rezone (RZ-06-25)and preliminary plat (P-
06-26)on August 29,2006 by Kittitas County.Per WAC 197-11-600(4) Kittitas County can adopt the project
specific existing MDNS document for all necessary permits (Shoreline Substantial Development Permit SD-18-
00002).
Kittitas County has determined no further environmental review is required and hereby adopts the Vantage Bay
PUD rezone(RZ-06-25)and preliminary plat (P-06-26) MDNS.
An electronic copy of the MDNS is available in the County project file and on the CDS website.
If you have any questionsregarding this matter,please contact me at (509) 962-7046,or by e-mail at
Lindsey.ozbolt@co.kittitas.wa.us.
Sincerely,
Lindsey Ozbolt
Planning Official &SEPA ResponsibleOfficial
ec:Matt Reider matt.reider,a esmeivil.com via email
COMMUNITY PLANNING •BUILDING INSPECTION •PLAN REVIEW •ADMINISTRATION •PERMIT SERVICES •CODE ENFORCEMENT •FIRE INVESTIGATION
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Vantage Bay PUD Compliance Review
INTRODUCTION
A. Project Overview
The original Vantage Bay Rezone and Preliminary Plat were approved on December 5th, 2006 through authorizing ordinance number
2006-60. The rezone changed the project location from Forest and Range to PUD. The original project proposed two phases of
development with phase one including a total of 315 lots on approximately 58.2 acres, and phase two including 17.4 acres reserved for
future development.
The current revised proposal reduces the number of residential lots to 144, and adds a clubhouse to be developed as phase 1; and adds a
40 unit hotel, restaurant, winery, and vineyard as phase 2.
B. Timing of Construction Activity
The current proposal suggests a completion of phase 1 by June 2021, and completion of phase 2 by June 2022.
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FINAL PLANNED UNIT DEVELOPMENT (FPUD)
1. RELEVANT CODE SECTIONS
ANALYSIS
FINDING
Final Development Plan (KCC 17.36.040 Existing at the time of application, last update Ord. 96-19)
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:
N/A N/A
a. 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
A staging has been provided in the FDP that satisfies this requirement. However
staff suggests that the plan be reevaluated and changed to not be date specific.
Satisfied
b. 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 i ncluding type and estimated cost of surfacing and
road maintenance plans.
vi. The location and total area of common open spaces;
vii. Proposed location of fire protection facilities;
viii. Proposed storm drainage plan;
i. Potential retention ponds are shown, development will be on private well
and septic system. Power shown on typical lot layouts
ii. All Commercial buildings are shown and labeled
iii. Sample plans of the townhouse/duplex structures, hotel, and single family
residences have been provided and meet the necessary requirement
iv. Requirement is addressed on provided site plan
v. Please provide driveway information, updated site plan provided
vi. Please provide locations and labels on site plan, updated site plan provided
vii. Please provide locations and labels on site plan, updated site plan provided
viii. PW comments submitted June 15, 2018 PW will assess the viability
of stormwater plan at the time the civil engineering plan is submitted.
Satisfied
c. Certification from state and local health authorities that water and sewer systems a re available to
accommodate the development;
Information provided in Appendix E of FDP Satisfied
d. Provisions to assure permanence and maintenance of common open spaces;
FDP states that this will be included in CCnRs
The following will be required as plat notes on all final plats:
Satisfied
e. Statement of intent including estimated cost for landscaping and restoration of natural areas despoiled by
construction including tree planting.
Not addressed Satisfied
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2. PRELIMINARY APPROVAL CONDTIONS (Ord. No.2006-60)
ANALYSIS
FINDING
a. The applicant shall adhere to all applicable regulations as set forth in the current Kittitas County Road
Standards Condition will be addressed at time of final plat with a plat note
Satisfied
b. No direct access to I-90 or within the limited access boundaries of Huntzinger Road will be allowed
per WSDOT requirements Condition will be addressed at time of final plat with a plat note Satisfied
c. The North side of track F abuts WSDOT property on the North side. Access from the plat area to or
across said WSDOT property shall be prohibited Condition will be addressed at time of final plat with a plat note Satisfied
d. It is the developers responsibility to dampen or deflect any I-90 traffic noise for the development Condition will be addressed at time of final plat with a plat note Satisfied
e. Any outdoor advertising or motorist signage for this project shall comply with state criteria. The
applicant shall contact the WSDOT South Central Regional office for requirements
Condition shall be enforced through the counties’ building permit process if
structures require a permit
Satisfied
f. Site grading shall be designed so as not to reduce flood storage or conveyance capacity Condition will be addressed at time of final plat Satisfied
g. Mail routes shall be approved by the postmaster. The postmaster shall also approve mailbox
locations. Mailbox locations shall not create sight obstructions
Noted Satisfied
h. Any proposed lighting should be shaded and directed down towards the site and away from I -90 This is acknowledged but not sufficiently. Please further address in narrative A
Note will be added to the plat indicating the lighting requirement
Satisfied
i. Withdrawals of groundwater on the subject property shall be subject to the rules and regulations
adopted and administrated by the Washington State Department of Ecology Condition will be addressed at time of final plat Satisfied
j. A minimum 80 foot buffer shall be maintained from the wetlands. Currently, the preliminary plat
depicts a buffer that is over 120 feet from the wetlands. Proper signage shall be incorporated and
maintained on-site to encourage the maintenance of the buffer and natural condition of the shoreline
and wetlands. The signage shall be interpretive in matter, and explains about the buffer integrity
requirements and educates about the importance of the area for wildlife, etc. the applicant shall work
with the Department of Ecology and County to design and establish the signage and a buffer
restoration plan. Wetlands locations and buffer boundaries shall be delineated on the final mylar. A
plat note shall be included on the final mylar stating that All development will need to comply with
KCC 17A: Critical Areas.
This needs to be address in the FDP, however the Buffer restoration plan will be
required prior to final plat. Site plan has been revised to include the 80’ wetland
buffer, 100 year floodplain, and 200’ SMP jurisdiction. Fencing and Signage will
be shown on final plat. Sections 7 & 8 have also been updated to reflecting fencing
and signage requirements.
Condition will be addressed at time of final plat
Satisfied
k. All development shall comply with Kittitas County Shoreline Master Plan. Lots adjacent to wetland
and shoreline areas shall be large enough to accommodate a building envelope which will not intrude
into buffer areas or require a variance for build-out. Per Kittitas County Shoreline Master Program, all
FDP approval requires a Shoreline Substantial Development Permit. Application
has been submitted to Kittias County and is being processed (SD-18-00002).
Satisfied
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structures shall be setback a minimum of 100’ from the OHWM of all shorelines. As this project has already completed a pre-application meeting, the Planning
Official waives the SSDP requirement for a pre-application meeting.
SD-18-00002 was approved on July 17, 2019 and sent to the Department of
Ecology. No appeals of this permit were filed.
l. The project shall comply with all requirements of the Department of Ecology Storm water Manual for
Eastern Washington standards for storm water and shall be collected, retained, and disposed of on -site Condition will be addressed at time of final plat Satisfied
m. The project shall meet the requirements for a NPDES Construction Storm Water Permit Condition will be addressed at time of final plat Satisfied
n. All development shall comply with Kittitas County Flood Code Title 14.08 Addressed at time of building permit Satisfied
o. On-site drainage features associated with construction shall be designed such that wetlands are not
dewatered of impacted Noted Satisfied
p. All county noise ordinances shall apply to the project Noted, will be plat note Satisfied
q. Construction activities shall comply with KCC 7.45 Noise Noted, will be plat note Satisfied
r. A final development plan pursuant to Kittitas County Code 17.36.040 shall be submitted for approval
by the Board of County Commissioners This condition is satisfied with this submittal Satisfied
s. All proposals of the applicant as contained in their application that are not in conflict with these
mitigations shall be conditions of approval and shall be considered as mitigations Noted Satisfied
t. Fencing and/or signage delineating private and public property on the easterly boundary shall be placed
in order to prevent encroachment and minimize ground disturbance and vegetation between the
properties
Sections 7 & 8 of the Revised FDP reflect fencing and signage requirements.
Satisfied
u. Prior to development of Phase 2, the proponent shall submit detailed PUD development drawings for
review and approvals to Kittitas County Addressed in section 6 phasing plan Satisfied
v. A class A water system and wastewater management system shall be developed to serve the site in
conformance with local and state health regulations Condition will be addressed at time of final plat Satisfied
w. Per the Kittitas County Shoreline Master Plan, there shall be a minimum setback of 100 feet from the
Ordinary High Water Mark for all on-site sewage treatment systems Condition will be addressed at time of final plat Satisfied
x. The plat shall comply with International Fife Code and appendices Noted, will be plat note Satisfied
y. The subject property shall conform to the minimum requirements for fire apparatus access Condition will be addressed at time of final plat Satisfied
z. Water supplies and apparatus for fire suppression shall comply with the IFC and NFPA, and shall be
reviewed by Kittitas County and local jurisdictions Condition will be addressed at time of final plat Satisfied
aa. The applicant shall coordinate with the local school district to provide for a safe location and
passageway for a school bus stop. This shall be delineated on the final mylar Condition will be addressed at time of final plat Satisfied
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bb. An administrative site analysis was completed by the staff planner in compliance with title 17A. The
following are findings from the review:
i. Shorelines of the State- there is an inlet to the east of the property. Per the report conducted by the
environmental assessments services, this has been described as a small back water slough that is
connected to the Wanapum pool of the Columbia River and likely provided waterfowl, amphibian,
and fish habitat. The project’s storm water design may allow for percolatio n of the water into the
slough resulting in the slough’s water temperatures possibly being affected. It is recommended that
a baseline evaluation and subsequent semi-annual monitoring of water quality and of the benthic
community for a period of 3 years to document possible changes in the slough due to storm water
practices for the proposed project. All development will need to comply with Kittitas County
Master Plan and KCC 17A.
ii. Wetlands- Wetlands are located within 200 feet of the proposed development’s footprint to the east.
There is and inlet east of the property. Per the report conducted by the Environmental Assessment
Services, the wetland was typed a Category II wetland. A minimum 80 feet buffer shall be
maintained from the wetlands. Currently, the preliminary plat depicts a buffer that is over 120 feet
from the wetlands. Proper signage shall be incorporated and maintained on -site to encourage the
maintenance of the buffer and natural condition of the shoreline and wetlands. The signage shall be
interpretive in matter, and explains about buffer integrity requirements and educates about the
importance of the area for wildlife, etc. The applicant shall work with the Department of Ecology
and County to design and establish the signage and a buffer restoration plan. Wetland locations and
bugger boundaries shall be delineated on the final mylar. A plat note shall be included on the final
mylar stating the All development will need to comply with KCC 17A Critical Areas.
iii. 100-year floodplain- A small portion of the southeast corner of the proposed site is located within
the 100-year floodplain. All development will need to comply with the requirements of KCC 14.08
Flood Damage Prevention and KCC 17A Critical Areal
Noted
Satisfied
cc. The following conditions shall apply for the Phase 1 Preliminary plat:
i. On-site sewage- soil logs need to be scheduled and dug at a mutually convenient time. The
developer/owner shall provide soil logs as per WAC 246-272 or as amended. The information obtained
will be recorded and placed in the project plat file for future reference. The information obtained from
these soil logs is for plat approval purposed only and do not constitute a site evaluation in conjunction
with the issuance of a permit for any specific lot
ii. Proof of potable water must be shown prior to final plat approval
iii. Legal Description- There appears to be a spelling error in the legal description as it appears on the face
of the plat. Phase II Paragraph 2, line 9, should read marking not making. This shall be corrected
iv. Receiving numbers- Receiving numbers are required on each sheet to the plat
v. Contour lines- Contour lines are required on the preliminary plat. The applicant shall show contour
All conditions excluding (viii) shall be addressed at final plat.
viii. Please provide driveway requirements that address this issue. Applicant has
provided typical lot layouts and has revised the PUD plan to include recreational
vehicle parking.
Satisfied
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lines on the preliminary plat
vi. Road right of way- The road right of way note states that 30’ road right of way is typical for all roads
in this development. However the road right of way shows a total of 60’ on the plat (30’ on each side of
centerline). This note shall be changed to reflect a 60’ right of way. The applicant should be aware that
by dedicating these right of ways to the use of the public that they would not have the ability to limit
access to the general public. The applicant should consider establishing private easements if the
applicant has any plans for gated entrances of any other means of restricting or excluding use.
vii. Plat notes for air strip- This development is within close proximity of an airstrip as shown on the
plat submittal, a plat note shall be included that states this. The plat note shall state; this property is
located within close proximity of an airstrip in which a variety of airport aviation activities may occur.
Such airport aviation activities may impact the use of your property
viii. Lot sizes and parking- With the proposed size of the lots and type of expected recreational
activities, the applicant shall address parking issues that are likely to occur. Final PUD drawings and
site plans should consider whether there is room for adequate driveway lengths to accommodate trucks
and larger vehicles associated with recreational activities. Appropriate planning should be done to
ensure that vehicles are not going to impede normal traffic flow of extend beyond the driveway parking
areas. Provisions may be needed to accommodate these types of uses such as wider turning radiuses or
limiting on street parking, designation of parking areas for boats, RVs, etc.
ix. Adjacent property owners- The preliminary plat shall show all adjacent property owners and their lot
lines
x. Additional information- The applicant shall contact the Public Works department to discuss the
specifics of the civil site design. Road design, curb gutter, sidewalks, storm water, utilities, and
infrastructure shall be discussed in more detail per final development requirements for the PUD
xi. The project shall provide adequate road access to the site and will conform to all Kittitas County road
standards
xii. The project shall comply with the requirements of Kittitas County code 16.18 irrigation and
sprinkling
xiii. Both sheets shall reflect: Vantage Bay PUD phase 1, P-06-26
xiv. Full years taxes must be paid on applicable tax parcels per Kittitas County Treasurer’s
requirements
xv. Pursuant to Kittitas County code 17.74.060A, a plat note regarding the right to farm ordinance is
required. The note shall read as follows: The subject property is within of near land used for agriculture
on which a variety of commercial activities may occur that are not compatible with residential
development for periods of varying duration. Commercial natural resource activities performed in
accordance with county, state, and federal laws are not subject to legal action as public nuisances
(RCW 7.48.305)
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xvi. All mitigations contained as part of the issued SEPA MDNS shall be conditions of approval
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Vantage Bay PUD Compliance Review - FINAL
INTRODUCTION
A. Project Overview
The original Vantage Bay Rezone and Preliminary Plat were approved on December 5th, 2006 through authorizing ordinance number
2006-60. The rezone changed the project zone from Forest and Range to PUD. The original project proposed two phases of development
with phase one including a total of 315 lots on approximately 58.2 acres, and phase two including 17.4 acres reserved for future
development.
The current revised proposal reduces the number of residential lots to 144, and adds a clubhouse to be developed as phase 1; and adds a
40 unit hotel, restaurant, winery, and vineyard as phase 2. All of the current proposed uses were contemplated as potential uses during
preliminary approval.
B. Timing of Construction Activity
The current proposal suggests a completion of phase 1 by June 2021, and completion of phase 2 by June 2022.
*Index numbers in this document reference the Master Index file prepared for the Board of County Commissioners Hearing.
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FINAL PLANNED UNIT DEVELOPMENT (FPUD)
1. RELEVANT CODE SECTIONS
ANALYSIS
FINDING
Final Development Plan (KCC 17.36.040 Existing at the time of application, last update Ord. 96-19)
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 appr oval by the
board of county commissioners which shall include all of the following:
N/A N/A
a. 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
A staging has been provided in the FDP that satisfies this requirement (Index #2).
However staff suggests that the plan be reevaluated and changed to not be date
specific.
An updated staging plan was provided on August 24, 2018 (Index #27)
Satisfied
b. 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.
vi. The location and total area of common open spaces;
vii. Proposed location of fire protection facilities;
viii. Proposed storm drainage plan;
i. Potential retention ponds are shown (Index #14), development will be on
private well and septic system. Power shown on typical lot layouts
ii. All Commercial buildings are shown and labeled (Index #14)
iii. Sample plans of the townhouse/duplex structures, hotel, and single family
residences have been provided and meet the necessary requirement (Index
#15)
iv. Requirement is addressed on provided site plan (Index #14)
v. Please provide driveway information, updated site plan provided (Index
#28)
vi. Please provide locations and labels on site plan, updated site plan provided
(Index #28)
vii. Please provide locations and labels on site plan, updated site plan provided
(Index #28)
viii. PW comments submitted June 15, 2018 PW will assess the viability
of stormwater plan at the time the civil engineering plan is submitted.
(Index #24)
Satisfied
c. Certification from state and local health authorities that water and sewer systems a re available to
accommodate the development;
Information provided in Appendix E of FDP (Index #7) Satisfied
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1. RELEVANT CODE SECTIONS
ANALYSIS
FINDING
d. Provisions to assure permanence and maintenance of common open spaces;
FDP states that this will be included in CCnRs
The following will be required as plat notes on all final plats:
Satisfied
e. Statement of intent including estimated cost for landscaping and restoration of natural areas despoiled by
construction including tree planting.
Applicant provided a statement of intent satisfying this requirement on August 24,
2018 (Index #27)
Satisfied
2. PRELIMINARY APPROVAL CONDTIONS (Ord. No.2006-60)
ANALYSIS
FINDING
a. The applicant shall adhere to all applicable regulations as set forth in the current Kittitas County Road
Standards Condition will be addressed at time of final plat with a plat note
Satisfied
b. No direct access to I-90 or within the limited access boundaries of Huntzinger Road will be allowed
per WSDOT requirements Condition will be addressed at time of final plat with a plat note Satisfied
c. The North side of track F abuts WSDOT property on the North side. Access from the plat area to or
across said WSDOT property shall be prohibited Condition will be addressed at time of final plat with a plat note Satisfied
d. It is the developers responsibility to dampen or deflect any I-90 traffic noise for the development Condition will be addressed at time of final plat with a plat note Satisfied
e. Any outdoor advertising or motorist signage for this project shall comply with state criteria. The
applicant shall contact the WSDOT South Central Regional office for requirements
Condition shall be enforced through the counties’ building permit process if
structures require a permit
Satisfied
f. Site grading shall be designed so as not to reduce flood storage or conveyance capacity Condition will be addressed at time of final plat Satisfied
g. Mail routes shall be approved by the postmaster. The postmaster shall also approve mailbox
locations. Mailbox locations shall not create sight obstructions
Noted Satisfied
h. Any proposed lighting should be shaded and directed down towards the site and away from I-90 A Note will be added to the plat indicating the lighting requirement. (Index #26,
27)
Satisfied
i. Withdrawals of groundwater on the subject property shall be subject to the rules and regulations
adopted and administrated by the Washington State Department of Ecology Condition will be addressed at time of final plat Satisfied
j. A minimum 80 foot buffer shall be maintained from the wetlands. Currently, the preliminary plat
depicts a buffer that is over 120 feet from the wetlands. Proper signage shall be incorporated and
This needs to be address in the FDP, however the Buffer restoration plan will be
required prior to final plat. Site plan has been revised to include the 80’ wetland
buffer, 100 year floodplain, and 200’ SMP jurisdiction. Fencing and Signage will
Satisfied
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maintained on-site to encourage the maintenance of the buffer and natural condition of the shoreline
and wetlands. The signage shall be interpretive in matter, and explains about the buffer integrity
requirements and educates about the importance of the area for wildlife, etc. the applicant shall work
with the Department of Ecology and County to design and establish the signage and a buffer
restoration plan. Wetlands locations and buffer boundaries shall be delineated on the final mylar. A
plat note shall be included on the final mylar stating that All development will need to comply with
KCC 17A: Critical Areas.
be shown on final plat. Sections 7 & 8 have also been updated to reflecting fencing
and signage requirements. (Index #27, 28)
Condition will be addressed at time of final plat
k. All development shall comply with Kittitas County Shoreline Master Plan. Lots adjacent to wetland
and shoreline areas shall be large enough to accommodate a building envelope which will not intrude
into buffer areas or require a variance for build-out. Per Kittitas County Shoreline Master Program, all
structures shall be setback a minimum of 100’ from the OHWM of all shorelin es.
FDP approval requires a Shoreline Substantial Development Permit.
As this project already completed a pre-application meeting, the Planning Official
waived the SSDP requirement for a pre-application meeting.
SD-18-00002 was approved on July 17, 2019 and sent to the Department of
Ecology. No appeals of this permit were filed. (Index #31)
Satisfied
l. The project shall comply with all requirements of the Department of Ecology Storm water Manual for
Eastern Washington standards for storm water and shall be collected, retained, and disposed of on-site Condition will be addressed at time of final plat Satisfied
m. The project shall meet the requirements for a NPDES Construction Storm Water Permit Condition will be addressed at time of final plat Satisfied
n. All development shall comply with Kittitas County Flood Code Title 14.08 Addressed at time of building permit Satisfied
o. On-site drainage features associated with construction shall be designed such that wetlands are not
dewatered of impacted Noted Satisfied
p. All county noise ordinances shall apply to the project Noted, will be plat note Satisfied
q. Construction activities shall comply with KCC 7.45 Noise Noted, will be plat note Satisfied
r. A final development plan pursuant to Kittitas County Code 17.36.040 shall be submitted for approval
by the Board of County Commissioners This condition is satisfied with this submittal Satisfied
s. All proposals of the applicant as contained in their application that are not in conflict with these
mitigations shall be conditions of approval and shall be considered as mitigations Noted Satisfied
t. Fencing and/or signage delineating private and public property on the easterly boundary shall be placed
in order to prevent encroachment and minimize ground disturbance and vegetation between the
properties
Sections 7 & 8 of the Revised FDP reflect fencing and signage requirements.
(Index #27)
Satisfied
u. Prior to development of Phase 2, the proponent shall submit detailed PUD development drawings for
review and approvals to Kittitas County Addressed in section 6 phasing plan (Index #27) Satisfied
v. A class A water system and wastewater management system shall be developed to serve the site in
conformance with local and state health regulations Condition will be addressed at time of final plat Satisfied
w. Per the Kittitas County Shoreline Master Plan, there shall be a minimum setback of 100 feet from the
Ordinary High Water Mark for all on-site sewage treatment systems Condition will be addressed at time of final plat Satisfied
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x. The plat shall comply with International Fire Code and appendices Noted, will be plat note Satisfied
y. The subject property shall conform to the minimum requirements for fire apparatus access Condition will be addressed at time of final plat Satisfied
z. Water supplies and apparatus for fire suppression shall comply with the IFC and NFPA, and shall be
reviewed by Kittitas County and local jurisdictions Condition will be addressed at time of final plat Satisfied
aa. The applicant shall coordinate with the local school district to provide for a safe location and
passageway for a school bus stop. This shall be delineated on the final mylar Condition will be addressed at time of final plat Satisfied
bb. An administrative site analysis was completed by the staff planner in compliance with title 17A. The
following are findings from the review:
i. Shorelines of the State- there is an inlet to the east of the property. Per the report conducted by the
environmental assessments services, this has been described as a small back water slough that is
connected to the Wanapum pool of the Columbia River and likely provided waterfowl, amphibian,
and fish habitat. The project’s storm water design may allow for percolation of the water into the
slough resulting in the slough’s water temperatures possibly being affected. It is recommended that
a baseline evaluation and subsequent semi-annual monitoring of water quality and of the benthic
community for a period of 3 years to document possible changes in the slough due to storm water
practices for the proposed project. All development will need to comply with Kittitas County
Master Plan and KCC 17A.
ii. Wetlands- Wetlands are located within 200 feet of the proposed development’s footprint to the east.
There is and inlet east of the property. Per the report conducted by the Environmental Assessment
Services, the wetland was typed a Category II wetland. A minimum 80 feet buffer shall be
maintained from the wetlands. Currently, the preliminary plat depicts a buffer that is over 120 feet
from the wetlands. Proper signage shall be incorporated and maintained on -site to encourage the
maintenance of the buffer and natural condition of the shoreline and wetlands. The signage shall be
interpretive in matter, and explains about buffer integrity requirements and educates about the
importance of the area for wildlife, etc. The applicant shall work with the Department of Ecology
and County to design and establish the signage and a buffer restoration plan . Wetland locations and
bugger boundaries shall be delineated on the final mylar. A plat note shall be included on the final
mylar stating the All development will need to comply with KCC 17A Critical Areas.
iii. 100-year floodplain- A small portion of the southeast corner of the proposed site is located within
the 100-year floodplain. All development will need to comply with the requirements of KCC 14.08
Flood Damage Prevention and KCC 17A Critical Areal
Noted
Satisfied
cc. The following conditions shall apply for the Phase 1 Preliminary plat:
i. On-site sewage- soil logs need to be scheduled and dug at a mutually convenient time. The
developer/owner shall provide soil logs as per WAC 246-272 or as amended. The information obtained
will be recorded and placed in the project plat file for future refere nce. The information obtained from
these soil logs is for plat approval purposed only and do not constitute a site evaluation in conjunction
All conditions excluding (viii) shall be addressed at final plat.
Satisfied
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with the issuance of a permit for any specific lot
ii. Proof of potable water must be shown prior to final plat approval
iii. Legal Description- There appears to be a spelling error in the legal description as it appears on the face
of the plat. Phase II Paragraph 2, line 9, should read marking not making. This shall be corrected
iv. Receiving numbers- Receiving numbers are required on each sheet to the plat
v. Contour lines- Contour lines are required on the preliminary plat. The applicant shall show contour
lines on the preliminary plat
vi. Road right of way- The road right of way note states that 30’ road right of way is typical for all roads
in this development. However the road right of way shows a total of 60’ on the plat (30’ on each side of
centerline). This note shall be changed to reflect a 60’ right of way. The applicant should be aware that
by dedicating these right of ways to the use of the public that they would not have the ability to limit
access to the general public. The applicant should consider establishing private easements if the
applicant has any plans for gated entrances of any other means of restricting or excludi ng use.
vii. Plat notes for air strip- This development is within close proximity of an airstrip as shown on the
plat submittal, a plat note shall be included that states this. The plat note shall state; this property is
located within close proximity of an airstrip in which a variety of airport aviation activities may occur.
Such airport aviation activities may impact the use of your property
viii. Lot sizes and parking- With the proposed size of the lots and type of expected recreational
activities, the applicant shall address parking issues that are likely to occur. Final PUD drawings and
site plans should consider whether there is room for adequate driveway lengths to accommodate trucks
and larger vehicles associated with recreational activities. Appropriate planni ng should be done to
ensure that vehicles are not going to impede normal traffic flow of extend beyond the driveway parking
areas. Provisions may be needed to accommodate these types of uses such as wider turning radiuses or
limiting on street parking, designation of parking areas for boats, RVs, etc.
ix. Adjacent property owners- The preliminary plat shall show all adjacent property owners and their lot
lines
x. Additional information- The applicant shall contact the Public Works department to discuss the
specifics of the civil site design. Road design, curb gutter, sidewalks, storm water, utilities, and
infrastructure shall be discussed in more detail per final development requirements for the PUD
xi. The project shall provide adequate road access to the site and will conform to all Kittitas County road
standards
xii. The project shall comply with the requirements of Kittitas County code 16.18 irrigation and
sprinkling
xiii. Both sheets shall reflect: Vantage Bay PUD phase 1, P-06-26
viii. Please provide driveway requirements that address this issue. Applicant has
provided typical lot layouts and has revised the PUD plan to include recreational
vehicle parking. (Index #26, 28)
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Page 7 revised/updated by Kittitas County 9/6/2019
xiv. Full years taxes must be paid on applicable tax parcels per Kittitas County Treasurer’s
requirements
xv. Pursuant to Kittitas County code 17.74.060A, a plat note regarding the right to farm ordinance is
required. The note shall read as follows: The subject property is within of near land used for agriculture
on which a variety of commercial activities may occur that are not compatible with residential
development for periods of varying duration. Commercial natural resource activities performed in
accordance with county, state, and federal laws are not subject to legal action as public nuisances
(RCW 7.48.305)
xvi. All mitigations contained as part of the issued SEPA MDNS shall be conditions of approval
Index #35