HomeMy WebLinkAboutRes-2019-149BOARD OF COUNTY COMMISSIONERS
COUNTY OF KITTITAS
STATE OF WASHINGTON
RESOLUTION
NO. 2019 -/ '-f-q
'
IN THE MATTER OF APPROVAL OF THE FINAL DEVELOPMENT PLAN FOR
VANT AGE BAY PLANNED UNIT DEVELOPMENT (RZ-06-00025 AND LP-06-00026)
WHEREAS, 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 located on the east end of the county, directly south of the Vantage bridge, in Section 20,
Township 17 North , Range 23, WM, Kittitas County, WA.; and
WHEREAS, According to Kittitas County Code 17 .36.040 (the code in place at the time of ordinance 2006-
060), following approval of the preliminary planned unit development plan by the County, and before lot sales
or building construction commences, the developer (owner) shall submit a final planned unit development plan
for approval by the Board of County Commissioners; and
WHEREAS, On September 22, 2017, ESM Consulting, authorized agent for the developer (owner), submitted
a final development plan for the Vantage Bay PUD which reduces the number ofresidential lots to 144, and
adds a clubhouse to be developed as phase 1; and adds a 40 unit hotel, restaurant, winery, and vineyard to be
developed as phase 2; and
WHEREAS, CDS staff and other relevant agencies reviewed the final development plan for conformance with
the preliminary approval conditions as expressed in the preliminary approval ordinance 2006-60; and
WHEREAS, On September 17, 2019 the Kittitas County Board of County Commissioners held a closed
record hearing to review the submission materials and consider staff recommendation of approval for the
Vantage Bay Development Plan (RZ-06-00025 and LP-06-00026); and
WHEREAS, The Board of County Commissioners reviewed the final development plan for conformance and
approved the Vantage Bay Final Development Plan as recommended by CDS staff with a vote of 3-0;
WHEREAS, The following FINDINGS OF FACT have been made concerning said development:
1. On December 5, 2006 the Board of County Commissioners signed Ordinance 2006-60 granting
approval of the Vantage Bay Rezone, and associated Preliminary Plat.
2. The proposal was 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
(Ordinance 2006-60).
3. According to Kittitas County Code 17.36.040, following approval of the preliminary development
plan by the County, a final planned unit development plan shall be submitted to the Department of
Community Development Services of Kittitas County meeting various criteria and before lot sales
or building construction commences, the developer (owner) shall submit a final development plan
for approval by the Planning Commission.
4. The applicant submitted a final development plan to Community Development Services on
September 22, 2017.
5. Said development plan reduced the number ofresidential lots to 144, and adds a clubhouse to be
developed as phase 1 ; and adds a 40 unit hotel, restaurant, winery, and vineyard to be developed
as phase 2.
6. Community Development Services staff has determined that the planned unit development
project is consistent with KCC 17.36 (at the time of project preliminary approval), and meets
the conditions imposed by Resolution 2006-60.
7. The project site is located on the east end of the county, directly south of the Vantage bridge, in
Section 20, Township 17 North, Range 23, WM, Kittitas County, WA. Assessor's map numbers
17-23-30000-0001 and 17-23-30000-0003.
8. On September 17, 2019 the Board of County Commissioners approved the submitted final
development plan with a vote of 3-0.
NOW THEREFORE,
BE IT HEREBY RESOLVED by the Kittitas County Board of County Commissioners, after due deliberation
and in the best interest of the public, does hereby approve final development plan for the Vantage Bay
Development Plan (RZ-06-00025 and LP-06-00026) consistent with:
Attachment A: Site Plan
Attachment B: Compliance Matrix
DATED this 1st day of October , 2019 at Ellensburg, Washington.
BOARD OF COUNTY COMMISSIONERS
KITTITAS UNTY, WASHINGTON
2
ABSENT
Laura Osiadacz, Commissioner
ATTEST: APPROVED AS TO FORM:
/cierk of the Board-Julie Kjorsvik
D Deputy Clerk of the Board-Mandy Buchholz
Neil Caulkins, Deputy Prosecuting Attorney
3
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Attachment B
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-iiO. The rezone changed the project zone from Forest and Range to PUD . The original project proposed two phases of development
with phase one induding 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 fde prepared for the Board of County Commissioners Hearing.
Page I revised/updated by Kittitas County 9/6/2019
FINAL PLANNED UNIT DEVELOPMENT (FPUD)
1. RELEVANT CODE SECTIONS
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:
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
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;
c. Certification from state and local health authorities that water and sewer systems are available to
accommodate the development;
Page2
ANALYSIS FINDING
N I A NIA
A staging has been provided in the FDP that satisfies this requirement (Index #2). I Satisfied
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)
i. Potential retention ponds are shown (Index #14), development will be on I Satisfied
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)
Information provided in Appendix E ofFDP (Index #7) Satisfied
revised/updated by Kittitas County 9/6/2019
1. RELEVANT CODE SECTIONS ANALYSIS FINDING
d. Provisions to assure permanence and maintenance of common open spaces; FOP 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 Applicant provided a statement of intent satisfying this requirement on August 24, Satisfied
construction including tree planting. 2018 (Index #27)
2. PRELIMINARY APPROVAL CONDTIONS (Ord. No.2006-60) ANALYSIS FINDING
Satisfied
a. The applicant shall adhere to all applicable regulations as set forth in the current Kittitas County Road
Condition will be addressed at time of final plat with a plat note Standards
b. No direct access to 1-90 or within the limited access boundaries of Huntzinger Road will be allowed Condition will be addressed at time of final plat with a plat note Satisfied
per WSDOT requirements
c. The North side of track F abuts WSDOT property on the North side. Access from the plat area to or Satisfied
across said WSDOT property shall be prohibited
Condition will be addressed at time of final plat with a plat note
d. It is the developers responsibility to dampen or deflect any 1-90 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 Condition shall be enforced through the counties' building permit process if Satisfied
applicant shall contact the WSDOT South Central Regional office for requirements structures require a permit
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 Noted Satisfied
locations. Mailbox locations shall not create sight obstructions
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, Satisfied
27)
i. Withdrawals of groundwater on the subject property shall be subject to the rules and regulations Condition will be addressed at time of final plat
Satisfied
adopted and administrated by the Washington State Department of Ecology
j. A minimum 80 foot buffer shall be maintained from the wetlands. Currently, the preliminary plat This needs to be address in the FOP, however the Buffer restoration plan will be Satisfied
depicts a buffer that is over 120 feet from the wetlands . Proper signage shall be incorporated and required prior to final plat. Site plan has been revised to include the 80' wetland
buffer, l 00 vear floodplain, and 200' SMP iurisdiction. Fencine: and Simae:e will
Page 3 revised/updated by Kittitas County 9/6/2019
maintained on-site to encourage the maintenance of the buffer and natural condition of the shoreline be shown on final plat. Sections 7 & 8 have also been updated to reflecting fencing
and wetlands. The signage shall be interpretive in matter, and explains about the buffer integrity and signage requirements. (Index #27, 28)
requirements and educates about the importance of the area for wildlife, etc. the applicant shall work Condition will be addressed at time of final plat
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 17 A: Critical Areas.
k. All development shall comply with Kittitas County Shoreline Master Plan. Lots adjacent to wetland FOP approval requires a Shoreline Substantial Development Permit. Satisfied
and shoreline areas shall be large enough to accommodate a building envelope which will not intrude As this project already completed a pre-application meeting, the Planning Official
into buffer areas or require a variance for build-out. Per Kittitas County Shoreline Master Program, all waived the SSDP requirement for a pre-application meeting.
structures shall be setback a minimum of 100 ' from the OHWM of all shorelines.
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)
I. The project shall comply with all requirements of the Department of Ecology Storm water Manual for Condition will be addressed at time of final plat
Satisfied
Eastern Washington standards for storm water and shall be collected, retained, and disposed of on-site
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 Noted
Satisfied
dewatered of impacted
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 This condition is satisfied with this submittal
Satisfied
by the Board of County Commissioners
s. All proposals of the applicant as contained in their application that are not in conflict with these Satisfied
mitigations shall be conditions of approval and shall be considered as mitigations Noted
t. Fencing and/or signage delineating private and public property on the easterly boundary shall be placed Satisfied
in order to prevent encroachment and minimize ground disturbance and vegetation between the Sections 7 & 8 of the Revised FOP reflect fencing and signage requirements.
properties
(Index #27)
u. Prior to development of Phase 2, the proponent shall submit detailed PUD development drawings for Addressed in section 6 phasing plan (Index #27)
Satisfied
review and approvals to Kittitas County
v. A class A water system and wastewater management system shall be developed to serve the site in Condition will be addressed at time of final plat Satisfied
conformance with local and state health regulations
w. Per the Kittitas County Shoreline Master Plan, there shall be a minimum setback of 100 feet from the Condition will be addressed at time of final plat
Satisfied
Ordinary High Water Mark for all on-site sewage treatment systems
Page4 revised/updated by Kittitas County 9/6/20 I 9
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 Condition will be addressed at time of final plat Satisfied
reviewed by Kittitas County and local jurisdictions
aa. The applicant shall coordinate with the local school district to provide for a safe location and Condition will be addressed at time of final plat Satisfied
passageway for a school bus stop. This shall be delineated on the final mylar
bb.An administrative site analysis was completed by the staff planner in compliance with title 17 A. The Satisfied
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 17 A.
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 Noted
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 comer 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 1 7 A Critical Areal
cc. The following conditions shall apply for the Phase 1 Preliminary plat: All conditions excluding (viii) shall be addressed at final plat. Satisfied
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
Page5 revised/updated by Kittitas County 9/6/2019
with the issuance of a permit for any specific lot
11. 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 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
v111. 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
Page 6
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)
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 SEP A MONS shall be conditions of approval
Page? revised/updated by Kittitas County 9/6/2019