HomeMy WebLinkAboutRes-2021-173BOARD OF COTJNTY COMMISSIONERS
KITTITAS COUNTY, WASHINGTON
RESoLUTToN No. I o a l- lT b
Development Agreement by and betieen Kittitas county
and
THIS t Agreement") is entered into andeffectiNO202I, by and between Kittitas County, apoliticalsubdivision of the State of W ashington (''County")and Easton Ridge Land Company,Inc., a corporation organized,under the laws of the State of Washington ("Developer"). ThisAgreement is made pursuant to Revised Code of Washington ("RCW") 3 6.7 08.17 0 and,KittitasCounty Code ("KCC") Chapter l5A.1l
RECITALS
I
2
KCC 154.11 authorizes the execution of a development agreement between the Countyand a person having ownership or control of real property within its jurisdiction.
This Development Agreement by and between Kittitas County and the Developer relatesto the development to be known as "Marian Meadows Estates,, (or simply, the"Project").
3' The Developer owns certain real property (the "Property") consistin g of 445.42 acresacross 17 parcels,located approximately seven miies northwest of Roslyn in portionsof Sections 1 and 12, Township 20, Runge 13 E, wM in Kiftitas Courrty, bearingAssessor's map numbers 20-13-01000-0012, 20-13-12000-0013, 20-13-01000-0004,20-13-01000-0013, 20-13-01051-0018, 20-13-0105 L00r4, 20-13-01051-0015, 20_13-01051-00r3, 20-13-01051-0012, 20-t3-01051-0008, 20-13-01051-0007, 20-13_01051-0006, 20-13-0105 10002, 20-13-01051-0001, 20-13-01051-0016, 20-13-01000-00 1 I, 20_13_0t05 1 _00 17.
4' On May I,2018, the Board of County Commissioners approved Ordinance 201g-006,granting the Marian Meadows Planned Unit Development (pD-17-00001);
Conditional Use Permit (CU-17-00001), and Plat (LP-17-00001) for the Developer topursue the Project at the site above.
KCC 15A' 1 I.020(2) requires a development agreement to set forth the standards andother provisions that shall apply to, govem and vest the development, use andmitigation of the development of real property for the duration specified in theagreement.
5
Development Agreement - page I of 12
For the purposes of this Development Agreement, "development standards,, includes,but is not limited to all orirr. .t*dards listed i"-r-cc 154.11.020(5) andlor as
|frAfff"it the Marian Meadows community Standards urrd'-'c.rid.lio.r.
7' KCc 154'11'020(3) requires a development agreement to be consistent with applicablecounty development regulations, except as such. development regulations have beenmodified by the develophent standards containe,o in the agreement.
8' ordinance 2018-006 requires the Developer to enter this Development Agreement withthe county after consideration of-(rl ro.friurr* with KCC iz.ss eirp ort zone and,wsDor Airport Safety zones, Q)'nrtigition -rurures for the addition of 53 newsrudents to rhe Easton school'Di;#;"?ii' ,*m" and public infrastrucrureimprovem.ents, (4) mitigation measures for the addition of gg- or.uirrg units, RVstorage' RV park, campgrou:rl
?rd "r1r.;i .i;roved commercial uses to Kittirascounty Fire District+z,iia(5) water availabilii from Easton water District.
9' The following events have occurred in the processing of the Developer,s application:
a' After due notice, a public hearing was held before the Kittitas county Board ofcountv commissiotti.. o'octobJr 6,;,;;p;rsuant to KCC 15A.r 1.060;
b' The october 6, 2020 public hearing was continued until December 15, 2020,where the Board of county commisiioo.r, ,.,nurrded.the proposed developmentagreement to the applicant for discussion on mitigation;. "t-*"s to KittitasCounty Fire Districr #3;
c' After due notice, a public hearing was held before the Kittitas county Board ofcommissioners on iuly 20,20211pursuu"ilo rcc 154.11, where the Board ofcounty commissioners contin*a ?rt. prlii."t .uring until octob er 5, 2021 and,remanded the item to the applicant fbr ilh;jir"ur.ion with prre nistricr #3;
d' on octobet 5' 202r, after further opportunity for public comment, the Board ofcounty commissioners voted to upp.orr. tnir-b"u.top-ent Agreement.
10' The "Record" supporting the develop-lnt: creation, approval, orpotential appeal of thisDevelopment Agreernent shall
-include
uil ,rr*ij, before irr. ri*ro of countycommissioner.s ilSonsidering ordinance N". zdis-o 06, and,all records before theKittitas county Hearing Exlaminer in .ooriJ..ing tt. approval of the MarianMeadows Planncd unit bevelopment rro-1?-iffi, conditionuiur. permit (cu-17-00001),andptar(Lp_17_000b1). \ ----l
6
AGREEMENT
Now therefore, the parties mutually agree as follows:
Development Agreement _ page 2 of 12
General Provisions
section 1' Definitiqns and.Rqcifals. As used in this Development Agreement, the followingterms' words' or phrases;h"tt hr* tte meaning- rp..in.a in this Section, unless contextotherwise requires' The Recitals to this Developm&ti;;"-rnr, together with any headers orintroductions thereto and any oennitions ascribed therein] are hereby incorporated into and shallconstitute apart of this Deveiopment Agreement.
1
1 6'Adopting ordinance" means the ordinance thatAgreement, ?S required by RCW 36.708
approves this Developmentand KCC 154.11.
l'2' 66Administrator" means Administrative official or Director as defined by KittitasCounty Code.
1'3' "Board" means the Kittitas county Board of county commissioners.
r'4' 66certificate of occup ancy" means either a certifrcate issued after inspections by thecounty authorizing a person(s) In possession orprop.*y ,o dwell or otherwise use a specifiedbuilding or dwelling unit, o, tL. n"ir inspection ira il.mar certificate is not issued.
1'5' oocode" means the Kittitas county code, as it may be amended from time to time.
1'6' 6'Development Period" means the duration of the Development Agreement.
r'7 ' o'Existing Land use Regulations" means the Kittitas county code as of May r,20lg,
1'8' 'olandowner" shall refer to any owner of the propertS now or in the future ascontemplated by the Development Agreement.
l'9' "Marian Meadows owners Association', or .,MMOA, means the non_profitorganization comprised of a five (5) lelnber governirrg bou.d, th; fbr";;;" of which will beaddressed within the covenants conditions d n.rt i.iion's for the plat of Marian MeadowsEstates to be recorded upon final plat ortn" ,..orra r.rialrrriuf subdivision.
j;13;..r-,1rtt"t-H;rr|:ans the properrv subjecr ro this Development Agreement as legally
1' 1 1' 6'Recreational vehicle" or o'RVo' has the meaning as defined by Kittitas county code.
r'12' o'silver creek Recreational vehicle Resort" or ..SCRVR,, means a subset of MarianMeadows Estates and MMoA providing for.owrr..Jip or irraiuicrat ,""r.aiional vehicle storage
::ffi;JtTl#T5flT,H1 spaces and tull-service Rv padsin supporr orMMoA as wen as the R.r
Development Agreement _ page 3 of 12
*li*^,"';,:[.],?J'T;;l;|ffi:;H-'"#]'-serviceRVpadsrorSCRvRowners,
l'12'2' "campground" shall mean the l2camping sites for scRVR owners.l'12'3' 6'Rv storage" shall mean the 100 storage units for scRVR owners.
l'12'4' 'oRV service center" shall mean the service areaforRV owners.ffi ff driJ.".TfJ;",:ffi :ffi l,?T":::ilsffi ,*#:,r^;;;:r j;
ru$:i;ffitff;1"1'fi'j,?;;',ffiinuol o'al'"'.. rp'n rz-oooorj, 6""aiiionar use p".mii
2'l Project Duration' The Prqect is anticipated to be phased over a twenty-year (20)period' The Developer will nut'" air...tion io 0.r..,n-ine the order of phasing erements tomaximize work around the qu?rry buffer zone while alrowing niu,', operations tocontinue to supply minerals iia.^ut"rlui ,;;; ilrr"top_.nt. Further informarion onproject phasing and TimerineJ, inctrrorJ r, ,rr.'rr*hed Exhibit F.
2'2 supportive Facilities' The Project will include supportive facilities such as a::'l##fr
'
ffi? "l]T:fi ,,:*:i ; ;;,1 #'#J-s te rr anann! a.' i,i..,,o ud.,,i aii
2'3 Project oversight' operations:nd Management. Until oversight, operations andownership is transferr.a to vtvtoA as p."d;';; section z..i iJi"*,the Developershall be responsible for all t"qui...n.nts set forth in this Development Agreement.
2'4 Transfer of
-o-Y.tifigltt, operations and ownership to Marian Meadows ownershipAssociation' withirith"rv;;;"fbri"*Girr.'."i
"Trn. Deveropmenr period, but in nocase later than sixty aays ateio"urtop.ihu. ,*^io.d title to.tl. purchasers of single-familv residences representin g75%oi,r," sJ;;;i;;;. (meaning e+7 tobe incruded inthe MM'A' Developet thuii?;iler or cause to be deliv;r"J;;^f{M6A-all communityproperty' oversight, and operations as provided for in chapte r 64.g0 RCw, thewashington Uniform coln*1" rrrterest o-r"r*rhip ect.^oevetop.r.rrr*es the right todeliver the same at any time allowed by rur. irrJvrruroe wiri'asrr.. iotur oversight,i.,'Jrir:1i"fi'ffiTi"?,T:#" Jevetopeo p""i"'' "r tr,e p.oiect"l"J ** with the
2'5 snow storage on Marian Drive. Regardress of -tlre civil plans submitted andconsidered by the county '"ao ordinairce rv". lbrs-!06 granting approval to theMaian Meadows Planned urii o9r.lo_pment ip"o-ii-oo00r), condilionat use permir(cu-1 7-0000l)'--and p*r*it"wTl"lgt:{-o'diorl,
rhe project shalr include 70-foorpublic right-oflway along nt.uao* way. This io-nor.right_of_way w1l satisfy thecounty's requirement foisnow ,ro.ug., t-aking into consideration that adoitional snowstorage area is being provided at the end of the county road turnaround.
Development Agreement _ page 4 of 12
'Section 3' Residentia] PevqloomenrL The property described in Exhibit A will be developedHf
"fi
Jfutrf;r;m*?rj:i:ffi1;1trffi ;i-rr#,?l,o,n*r;.ril*
3'1 Seventy-Thlee Single-Family Lots. There will be 73 fee-simple lots of r/2acre in sizeor larger' which will contain one single-a.iri *ridence uni/orassessor unit with or[1H::$'#l;$*: buildines, a water connection r.om pa.to;w;* Disrrict and an
3'2 Twelve Multi-Family Townhomes. There will be 12 attachedmulti-family units forsale' lease or rent' Thlse units-Lay be inclusiv. J.n.tored or open parking structuresand will share and support nautiun Meadows e.r"r., equar to the single-family uses.3'3 Four single-f,'amily Large Lots. There will be 4 rarge^parcels (67-g5acres in size) onthe eastem slope of th. pio;."i fltat consist or u ,ingi"-family ...id.nr",ith associatedout-buildings' on-site septic, uni
^uy or may not inlclude a waterservice connection toEaston t"r.i,?.1.^Ti:t: Ih:i. 4 parcers will-not be'members of the Marian Meadowsowners Association and will notte.subject to rutes anclor conditions ornauoa. use of#:;ll
Meadows Estates to-t*ity "-*iii..^"rJ..*i"., shail nor exrend to these
RV condominium storage spaces, 12SCRVR may include an RV service
SCRVR will include 100associatedcampground pads and 15 full-service RV pads.center that provides commercial and service us es. No RVstorageunrt, campground or RV pad may be developed for residential uses.
4'l one Hundred.Rv^storase unill rrr: Rv.lrgrage area wilr be approximarely 27.06acres' ownership of the 100 storage units withi" S.RiR ;ffir#i"'inrerior storagespaces' Living or staying o"t-i-ght in u"- nv ?naomini"-
"rii"will be strictlyffl'.f* Rvstoragt u"itt ttt t; be rentedio, oiu..a by, anyone other than the unit
4'2 Campground and Rv Park' The campground and full-service Rv park w'l compriseof approximatelv 7.7 a*es. u."'ortdt;;;;r"o ga RV park witi ue limited tostorage space ::i,:^ and their guests. rrr. nv"purf wil be enclosed within chain_linksecurity tlpe fencing' Any struJtures within so' oitrre,south property line w'l include asolid wall with no openings in order to deflect noirl urro lights emanating from the park.
4'3 Rv Service center' within the oversight of SCRVR wil be the implementation and/oroperation of an Rv service center anJ retail outt.i-rne construction and operation ofthe RV Service center it tuui-".t t-o the apprw;i;i; ionditionaiir.^p."ri*o operatesuch a facirity, but only in'the .u.rr, tirut rittitur- iounty c;;. ffi;, ,*r,, use byconditionar use permitin tr,. ntirr.. Ar rhe oiscietion or scRvn;;;; Landowner,regardless of any time limit";i;;, set forth in tiir- Development Agreemenr, anapplication for a conditional ut. p...it to ,on.t urr"urra oprrute the n,.i'ervrce center
Development Agreement _ page 5 of 12
may be submitted pursuant to chapter 17.60lof Kittitas county code and sha' be;;;l:1T,1;if,Ti#li::. "" a;;;; ro. .omfii""." i"i,r, the criteria ,.i ro,,n ro,
5'r scRvR oversight' The governing body of scRvR shall be responsibre for ensuringthat the RV storage units are not used ior human residency, either within the unit orwithin RVs stored within tr,r urrit.. Th: qc+vi lorr"-rrg body shall enforce thisresponsibility by any appropriate means, includingliirro, timited to employing privatesecurity' assessing fines for violations ?llgrir."frorut*g this prohibitio'n in ownershipagreemenrs, bur ar all times scRvR shall have ,rii-rr*in ; .;fbr.;ent plan. TheDeveloper shalr be responsible u"tii.on,ror is transferred to MMoA.
5.2
is included.l See attached Exhibit B [The current state of negotiations
7
is included.l See attached Exhibit C.[The current state of negotiations
of negotiations is included.l See attached Exhibit D.[The current state
From time to time,as provided in this DevelopmentAgreement, the Develop er may sell or otherwise
Development Agreement _ page 6 of 12
lawtully dispose of all or a portion of the
Property to a third-Rarty entity that, unless otherwise relelled, shall be subject to the applicabreprovisions of this Dtueiopm"nt egt."-"nt related to alr or such portio' oi prop.rty as mav beconveyed' The Developer shall ri*. ,rr. ,igh, lo' ..11, assign o. ,rurrr[, this DevelopmentAgreement with all ttttir rig;;,'rt,t.'"J il"i.rrr'irr.i'iin to urry person, firm or corporarion ar
any time during the term oi this owetopme"r ;il;;;;. oevltope, .lruii'prouide the counrvwith written notice of anv int.ni,ol.','u.rign, ;?;.;;#;i;;;;;;#,#the properry soldprior to final plat-acceptance, at least 30 iays i' uauln"" of such action. All rights andobligations of this nw"iopmtt" egril-"rrt shail transrerlutomatica[y upon conve yanceto anythird party' In the event of totpi.i. conveyance of the "*T? property, Dlveroper, and anyil?"$#:;ii'-Tifrji,*'d;iiull;' automaricarv rereased rrom any obrigations under this
1
requres written notice
following address.
be given to the Developer or the
Whenever this Development AgreementCounty, such notice sirall be fi;ot1r;
Ir:tg" Ridge Land Company, Inc.P O Box 687
Rosl5m, WA 9g941
Kittitas Countv
?9.5 w sth AvL Suite #108,
Ellensburg, WA 9g926
partres that the project is
mterest therein except as
The parties acknowledge
,, #'J, lnffiffi . "ru?ru*:,1##ililnfi ,i1:Development Agreement, and shail continu. i' ior.. ,", ,-o*i9d 9f @q_ro1 v.u., unressextended or terminated as p'ouio"a i:^n-:l"ti, l;.rifi; .*pirutio,r-oGier rermination asfl:ilii:l ,11:il;,:H,ml"lru:1,**li:1:*[## no turrher ro,." *o errect, ,,u;".t
Development Agreement _ page 7 of 12
that the most efficient and economic. development of the property depends upon numerousfactors' such as market otitoiution^urra o.-urro, il *.r, .ut"., competition and similar factors,and that generallv it will bt ;;.t;onomicaliy u.rr.n.iur to the ultimate purchaser of theProperty to have tle rate of d"r'.tonrrr"rrt determineJ;;il Dweloper. The parties agree thatthePreliminary PuD" c-on{i1r9nar u.JGut) und pi;;;ppr"r"r, for the development w'l be in tu'force and effect for the full term-Jti,rio.^r"ryn-r"ffire-rrrt
as set forthin section 9, above.The Preliminary PUD /Plat/CIJP ffi;. furthlr ""r.nira upon requesr by the Developer andmutual agreement of the parties ioTun additionaiferil-Jof time as may'be requested by theDeveloper and approved by tttt couJy provided ,i* irvsuch amendmlnt or extension shall;?'.;}3,![p-rocess
established by law ror'the "d*,t"; oi'u r.rr.ropment Agreement (see RCw
As the Develooment is put in place, By_lawsformulated addressing rfr"--irnpi.rn.rtution ofresidential uses (singl. a.ify ulrJ ro-*nfro_.. o
and Codes, Covenants and Restrictions will beBoards for the overall .orn_uniry,"u. fo, ,frcwners) and storage complex 1.torug. o;..9.
Regulati ons contemplate the exercise ofpowers are to be exercised reasonably and
sting Land Use
County, which
Section 18' Existine't4n{ use F'ees . Landuse fees adopted by the county by ordinance as ofthe Effective Date
"f th"P;;1fi-.;t.egreemeniil;.
increased by the county from rime totime' and the same may be upprituui" to permits uJ;p;.rals for the property, provided such
ffil *:,:ff #l'il1::fftr;*il:Ti ;d;i i; ;;ii.'X'' : and mus t b ; 6; il ; .quu' y,o,i. il u.
Section 19. Default.
19'1 Subiect to extensions of time by mutual consent in writing, failure or delay byeither parly ot Lindowner ";; ;;;;;d from ilris oeveropment Agreeiient to perform anvmaterial term or orovision of this o"*r"p-* egr..irrri.rruil constitute a default. In the .u"rrtof alleged defauit or breach ;;;;'r""*, or conditions of this Development Agreement, thepatty alleging such defautt or breac'h .Lil giu. ;d;rh;; arty orlandowner not less than thirty(30) days' notice in writf8i*{ttil; the nature ortt Jal.ged default andmanner in whichsaid default mav be cured'. D;"taf thirtv rioj a";rioal1r. pur,y o;lunco*rrer chargedshall not be considered in dtdi;^6,"ourpor., of termination or institutitn ortrgat proceedings.
Development Agreement _ page g of 12
r9'2 After notice and expiration of the thirty (30) day period, if such default has notbeen cured or is not being dili;;r'ir;ured in trr. -u#.) set rorttrin tt.'notil., rhe other party tothis Development eg'"lmtni or'runao*o ";;;;,";; irs oprion, in.tit t. legal proceedinEspursuant to this Development Agreement' In aoaition, irre county shall be entitled to enforce tiecode and to obtain penalties ?J^.rort, as proviieJ_ i., tt i coae ror violations of thisDevelopment Aarggment and the code. Notr,ing'ii ,iirb.*r"pment Agreemenr is intended toit#::jlr parties;abilitv to seel *i "ur"i" lrs;r1;;;;"^, .*."pt as may be orherwise provided
sectio* 20' Termination' This Development Agreement shall expire and,/orterminate upon theff i"ilffi ,"ffi""""H.'i:rJi'$;1':!!::; jlt{:'r,ffi
#ff :;ilffi T,fffr ;1lItherewith are satisfieo " atitttiffi :r,T;
-c""rir.
;;"" terminatiori of this DevelopmentAgreement' the county shall "to'd a notice of such termination reciting ,t u, ,rr. DevelopmentAgreement has been terminated' irrir S*"bfii1t;;r....,t shalr iutom aticaryterminatetrlo?';?H Till,i'ffi*T.',n' b anv;.'** i"it.or non-resii.,ir.i bu'ding and theapptou.d uy tne county for o.ruouo.r.
ntt or building is located, trr."- trr. same has been
The conditions and covenants set forth in thisDevelopmentAgreementandmcorporated herein by the Exhibits shall run with the land.TheDeveloper,Landowner and every purchaser asslgnee or transferee of an interest in the Property,or any portion thereof obligared and bound by the terms and conditi ons of this
shall beDevelopmentAgreement,and shall be the b eneficiary and a party hereto, but only withthereofrespect to the Property,and only with respect to such portion thereof sold,assigned or transferredto it. Any such purchas er, assignee or transferee shall o bserve and tully perform all of theand ob ligations of a Developer contained in this dutiesDevelopmentAgreement,as such duties andobligations pertain to that portion of the Subject
Development Agreement _ page 9 of 12
Prop erty sold, assigned or transferred to it.
Future Actions' This Development Agreem en-tmaybe amended or extended by of the Board ofcounty commissioners' provided that any such amendment shall f"il";;h;;rocess estabrishedbv raw ror the 'd:ll"^'"i" a."r"il:ll:g'::T.ry G;;-nsw'r;".dilr[f"r. ,r",*er, nothingin this Development Agreemtot tr'lii prevent the county fro.m laki ng anyamendment to itscomprehensive pran, zoning."J", o'h.i
?i i;;;;iliro :, deveropmJrt regurations affectinslT;.:Xll,f Hi?Jff#*;ti1il ;: miry,lii *.'',..
"".. #',I"ti.,* t" o, *q" i,.i
$ection 25' Notice€'. Any notice, demand, or correspondence under this Agreement sha, bedeemed sufficient if dtpo'itto
"ilL*'rrttee days prioi"to'trr..notj9e date by pre-paid firsr_classU.S. mail to the raayli{9iflr.'p"j., as desilnat.J;Suntinofq. Notice i ,rp County shallbe to the attention of the oi*ti*'#4"-.1;fi.;;;.t.,ifi.nr
Services and the chairman of theBoard of countv commissiott^' Niii.es to subsequ.ii-runaowners strai te required to be
given by the county only for tt'ose iunaorrr... ;il;;e.given the county written notice ofll,X3$n: ffi Tl,,::m{:31x;:*,X1f; il J-',ii'. . ;iil ;;ft ,h e o th er o r n"."
2
construed and enforced in accordance with the laws of the
This Development Agreement shall beinitiated to enforce the State of Washington.If litigarion isterms of this Development Agreement, the prevailing party shall beentitled to recover its reasonable attomey's fees and costs from the non-prevailing party. Venueshall be as provided for under RCW 36.01.0s0
The parties specifically agree that damages are not anadequateremedy for breach of this Development Agreement,and that the parties are entitled tocompel specific performance of all material terms of this Development Agreement by any partyin default hereof.
Section 29' sever.abilitY' ]f any term,.provision, covenant or condition of this Agreementshould be held bv.a court of competent jurisdicti"; ;;'b.e invarid, ";iJ;; unenforceable, rhe;#Hi.;J.l jt*il;ff il?i*ffii:i.,1'Jtr#:ffiil.i,tu,,rb;";;;;rrb*andsha,,inno
section 30' construction' In the event of a dispute between the parties as to the meaning of
Development Agreement _ page I0 of 12
terms' phrases or specific provisions of this
^Development Agreement, the authorship of this3-:Hf Xff il,ffi'"".Tffi:1,::';fi j;;;"r*,i'r.ijlii'"0;.il;;;.;;tobeconstruei
A.
B Agreement
C. Mitigation for Impacts to Easton School District1' EastonRidge Land co. Response to District comments? Analysis of Housing in SJoot District3. Email Regarding SJhool Oistrict Growth4. OPSI Attendanci Record5. School District Boundaries6. Comments from Tom CampbellD. Provision of Water from il;";-W"ter DistrictE. Community Standard, unO Cuia.ll;..1. Housinglllustrations
2. RV Unit Elevations3. RV Unit Layout
! Airport Safety Zone IllustrationF. Project phasing and iimelir.. ---^"'
Development Agreement _ page lI of 12
:*.Y,H),"ji.yf"*Hf*#il,|T:'herero have caused this Deveropmenr Agreemen*o be
OWNER ,/DEVELOPER:
Easton Ridge Land Company, Inc.
W. Weis, president
State ofWashington
County of Kittitas
Dated:20j\
:, -. I certify that I know or have satisfactory evidencemstrument, on oath that he ,u. ,uthori-zed to execute thePresident of Easton ogg. ryi q*r, ini, n",or assigns, tofor and pu{poses mentroned in this instrument.
that this
acknow ledged it as thebe free and voluntary act ofsuch party
)
)
)
Notary Public
Residing at
My Commission q
MELA R NELSON
NOTARY PUBLIC #130430
STATE OF WASHINGTON
COMMISSION EXPIRES
SEPTETUBER
PA
9,2023
Development Agreement _ page 12 of 12
KITTITAS COUNTY BOARD OF COUNTY COMMISSIONERS:
Passed by the Board of county commissioners in regular session.at Ellensburg, washington, bythe following vote' then signei uv trt^..,nbership
""?un..r.a to by its clerk in authorization ofsuchpassagesthis tt"* ai1 "t Nnii-i'Ue-r ,20d I
Yea Nay Abstain BOARD OF COLTNTY COMMISSIONERS
KITTITAS CoLINTY, wASHINGioN
W r r Brett Wachsmith, Chairman
ABSTAINED
I D" [/aurybsiadacz,Vice-Chairman
a'Cory Wright, Commissioner
q
ATTEST
CLERK OF THE BOARD
,E-Clerkof the Board_ Julie Kjorsvik
tr Deputy Clerk of the Board_Mandy Buchholzrio
Development Agreement _ page 13 of 12
EXHIBIT,.A"
LEGAL DESCRIPTION
PARCEL I
LOT A OF THAT CERTAIN SURVEYRECORDED MARCH 2O,2OI3,IN BOOK 38 OFSURVEYS, PACE,17-2 AND 173;-LIN;ERAIJDTTOR6 NLi ryO 2OI3O32OOO38, RECORDSoF KrrTrrAS COr.rNTy, srain on w.qsnn icroi{e#irc a poRTroN Or rHr EASTHALF OF SECTION 1 AND,IPONiTON Or rHB ruO'ffiiAST QUARTER OF SECTIONi^ilfih^*?Til,2' NoRrH, RANa;
', EASr, w.M;riiinrAs couNry, srArE oF
PARCEL 2:
LOTS 8, 9 AND 1 1 OF THAT CERTAINSI]RVEY RECORDED APRIL 5,2OO6,IN BOOK32 0F suRVEys- plcE rzs, ulroptauorron,sFliE;6. 20060405003s, RE..RDS OFKrrrrrAs COUNrv, srar' Oi'Wal*nvcroi.r, nrr*d'ircrror.r 1 ANOA poRTrONgffff;ir#ii,J$Iffi,t* io Ncinmr, nn*cBls ralsi, w.M., zurnrai bouury,
PARCEL 3:
LOT A, B, F, G, H, YII' P, Q, R, S AND.T.OF EASTON RIDGE LARGE LOTsuBDIwsIoN 0e-0000i' acto'nolivdro rHE prai TG6.RDED rN voLuME , oFPLArs Ar PAGE(s) 230-AND zi[iinioRDs oF Ai]iils corrNry, wAs'rNcroN.
Exhjbit B - Fire Mitieation
Marian Meadows
Marian Meadows
Fire Related Elements
The Folrowing conditions were identified within the approvars forMarian Meadows Estates
Now THEREFORE' BE rr HEREBY ORDATNED the Board of county commissioners of Ki*itascounty' washington' after due deliberation of all of the i".r."*o in the besiirrc;;of the public, doesffiTlJf:#in:T,ffi'J::ff,ijil.-urar-5 to ptannea unit D.u.rop,n.nt, ,onJitionar use permir, and
1) The applicant shall enter into a development agreement with Kittitas county to provide a31:ff:l';l*;jffi:lmitigation ror impacts r" u-*,"" schoor Disrrict unJrini,u. county Fire
l'2 Kittitas county Fire District #3: Mitigation shall be provided for the impacts tofire disrrict fac'ities and equipmenrli".a on sq owell;;^;;r, RV srorage, RVpark, campground, or other approu"O
"orr.rcial uses.
Easton Ridge Land company and Kittitas county Fire District #3 reached an agreement/br mitigation to',;:;:;:'.;':::::::;;:Y;;;f;;::L:!''e 8e dwe,ig unii) o,a szso puin, i,,it 6o, "o"r,,torageDisirrict on o*,*,it, b::is: w!;n r,;;;;;r';:lrT:;n::':::;::,:;K:,;#;;ry:r::;:,;":,;";f,i*
County Fire District #3 for the
"otte"tion and distribution oiin"se mitigation payments. Easton RidgeLand company will work with Kittitas couyu tldevetop on oppropriote condition to this effect that w,tappear on the face of the final ptat' Additionally, Easton ni{" ma company wlr provide to Kittitascounty Fire District #3 a sum of $so,zai in accordance with the terms of their mitigation agreement.
All singlefamity' multi-famity' and Rv storage units wil incrude automaticfire suppression (sprinkrers).This will exclude community outbuildings, detached ,ngkt-fo*ity residence garages, detached murti-family parking structures Qnd the 4 largi pa.rcel homes i'asiof the BpA distribution rines. ELLC wourdlike to make reference to RCW g2.oz.rio as it pertains toJlre mitigation.
Achieving the obove will include improvements to Easton water District #3, to not onry support the addednew development' but also.for
'""a)a upgroa"r.n arrrrir r,i' c"apitatTacitities. (Jpgrades w,r be incrusiveof costfor the looping and cross "orr""ion, ofwater district axiirtuio^ rines, ani is incrusive ofproviding land andfacilitiesfor o '"w dirti".t water storage tank sized to meet the needs of thedevelopment and district fut*", ",a7"r 11rr")*g *d orriTon"J"'i)" o,r,r,", Resorutions # 0307s6-2- Exhibit B(3)).
The Marian Meadows Development witl be inclusive offire hydrant pracement as required by the Eastonwater District and Kittitas ciunty Fne ia;shatt rr* "i*o"ii*i*"i "rrl l. These improvements w,r address"#; r #ffi' !';:!":" !:
* i c t and pr ov r de s sa t ;;; ";;;,r s w i t hi n t h e D i s tr i c t w at e r s e rv i c e
Exhibit B - Fire Mitieation
Marian Meadows
Automatic/ire suppression will not be required in community outbuildings like bathroomJhcilities, pool';:,'r:;::?:i'::: recvcting' sotidwaste or mait distributioi buitdings i rirski;iy/mutttfumity
The development of Marian Meadows will also comply with criteria and conditions delineated by the
f:i::;::;?;:;f:W as it pertains toJireflow, water storqse and system requirements. rhese wi,
Gatons per Minute. This is considering u iyp" v;;;;;" construction.
,tffi1i:?r;.t"1,3;.,b"";;t.'a,".l",Jtii'iloiiticin, olitr";. rhe nre now wourd be 1000 GpM ror
since the buildings witt be tp.innJ. rrt. nv rlr"gffidft shourd have a hydrant within 600 feet of it.
As each phase of Mariln Meadows is ptated, ERLC ayd/or assigns will work with and apply to Kittitascountyfor redesignation of lot classi/ications within the wldtaid urban Interface Code using Appendix cof the code' The redesignation will be noted on the plat tri tppty to ail denoiea ui ritnn the/inatplatting' This planning excludes the 4 targe lot tracts residing east of the BpA powerrines.
wth the approval of Marian Meadows, the Fire District's tax base will increase by upwards of $50million at buildout' Immediate valuation increases will come with platted rots and as homes are bu,t.
The community witl use rural area Firewise and Kittitas county wtdtand (Jrban Interface guiderines.
30'2'1 A Fire Management Plan as approved by the Kittitas county Fire Marshal shall bedeveloped and implemented. The ptiifiitrit""'Meadows Estates will include andenforce the attached Marian Meadows"rirc prrr)ntion plon. This witt be inctudedwithinrecorded CC&R,s for the ptat. Exhibit
"fii
- '
30'2'2 Fire hydrants shall be included as per fire district design standards. Automatic firesuppression and/ire hydrant spacing wilt be in accordance with Easton water Districtand Kittitas County Fire Marihaa. "n*niAitn<zi-,
30'2'3 Development !1{l :".ply with KCC Title 20 Fire and Life Safery, including rheInternational wul code d-efensitre space re!"ir"r"""o. with the inclusion o/.automatic/ire suppression, upgrades to the Eaiton i"i"r'oit"xt and urban level of.wateravaitabititv, which Marian Mealowy witr p,oviae,";;;;;;;;;;;;;;7)ttea that nrariany;ii::::;!:r';f;r;mrx{:aefd'ii in"es' with'i"
"*""f,,ion of the 4 targe
30'2'4 Non-combustible areas immediately adjacent to buildings shail be required. Incrudedprovision within the Develonment's ci&R', ond Fi* Freventioi iilr^ rit ,aaress this.Guiderines witl be in accordance with Firewise and w(JI codes.
30'2'5 The FEIS identified additional.eqyl.-:lj to. mitigare Fire and Medicar Response impactsassociated with the project' Project contribution tJth.r. measures is identified in the FEIS.
Exhibit B - Fire Mitieation
Marian Meadows
Such contributions can be made a condition of a Deveropment Agreement, with amountsidentified appropriate.to the g9 unit il;; propolar. The applicant shal contact theKittitas counry Fire District *: t" J"t"irl". appropriate mtie;ri; measures. Mitigationmeasures shall be incruded in the deveiopment agreement. rni rtts was wrtften toaddress a number of differing deriti,"i,i:tos/tenired criiirionr rith recommendationsaddressing densities uowariof 440:;i;;;;;r. The revised l,tiri", a"ra"ws prat as noted';f;;,#:tion of this densitv' Pt;';; ;;;;rrwer to section 1.2 above as it pertains to
Exhibit B (1)
The Plat of
Marian Meadows
Estates
Fire Prevention plan
Date:
Prepared By:
This Plan is provided as a guideline for the Plat of Marian Meadows Estates for theimplementation of fire rela"ted itro.r
"rri.h wiII n""a to i" aao."rseo by the immediatecommunity' rt is written for compliance with the requiremii*
"{ the occupationar safetyand Health Administrafion's (os.'HA) Fi", pr"v"n,i"i pir" standard, 2g codeof Federal*,:i#:H:[:"1,:lf;]?i#x,;:Ju]pru-.oting informarion from tnu riititu, counry
The purpose of this plan is to adopt protective measures for use within the community andprovide for education and t*""uo.r. of fire related nr*.irro the community, Through thesetting of community education and standards for construction and uses, the impacts ofwild land fires in and around tne.omnunity can u" *""gin;[zed on both how external
,TTr:"*'this community and how this community impi'cts adjacent commerciar resource
Fire Prevention plan
Table of Contents
I Objective
Background
Assignmenr of Responsibility
Plan Implementation
A. Good Housekeeping
B. Education and Awareness
Typcs ofHazards
Progmm Review
II.
m.
ry.
V.
VI
2
o prevent loss of life and properfy by fire,o provide community standards fo, iir* prevention,o educate community inhabitants on habits uoo pruttir"s as they rerated to fre issues andas thev applv and comply with t1t o"."n.gt^.nur sui.il uni-u"liflroa.inistration,s (osHA;standard on fire prevention, 29 cFR igibjg ana cwipelipro"ia", Marian Meadows::l*:ilil'##?#Jion and soia"ii'"* ih", *tilJ;;"ful ,""o* nizins,reporring, and
Community Fire
Prevention plan for
Date
The PIat of ,s
I. OBJECTIVE
The purpose of this Fire prevention plan is to identify and manage the:. causes offire,
II. BACKGROUNI)
provides for community layout and design standards to ensure fire protectionandequrpment access to vertical consfruction within the plat,all
C.
D
of community residents on fire prevention
Th( PIat o{'furqrian Mgadowsis commified to minimizing the threat of fire to residents, staf{vrsltors' and property-
.Marian ivreadows Estates"".til;i;a[ appricabre Iaws, regurations,codes, and good pru.ri""*J"rtJfrffiile prevention , lWarlga Meadows EstateseparateEmergencv Action liT T^"r,: :;t *;;?:-".o],:; ffi:ffiro fires and other uncontrorrabreevent' within this nran, measures wil address fire rerated ,irtr'to the community fromlandscape and foliage gr:wlh, *uoug"-"it and control of community buffers and commonlyheld parcels' BPA Distribution *d f;;;ission u"trvitv una otn". p*rtioent eremenrs in andaround the community' This rire Preveniion ptan."*"Jro;;;;e the risk of fires within thecommunity and raise awareness in the following ways;
A
B.
personnel
E' will work with Easton Fire Distric t#3 towarda fire conscience community,' ;T"i#::t;T:fr*::lls that are potenrial fire hazards and theirproperhandring
3
' ffllf,tlishes
potential ignition so,rces and the proper conrrol procedures of those
o works with the Disbict maintenance of fire protection equipment and/or systemsused to confool fire hazards;r identifies persons responsible for maintaining the equipment and systems instalredto prevent or confiol ignition of fires;F' promotes good housekeeping-proc"dure, ,r"""rrory to insure the contror of accumulatedflammable and combusd;le Lliage and waste ,nu,".iuila residues ro avoid a fireemefgency.
UI. ASSIGNMENTOT,RESPONSIBILITY
Fire safety is everyone's responsibilify' All residents shourd know how to prevenf and respond tofires and are responsibre for adhetid;;;Tmunify_pori"y r*g.ro-g fire emergencies, Themanagement and oversight of the Marian tueaaowiir" p;;;;;, plan will be a funcrion of theMarian Meadows Home and Storage O*oo, Associafion (MMHSOA).
MMHSoA determines the communify Fire Prevention and protection poricies are inplace to provide adequate contrors foia fire safe commu*r,
-oorursoZ
w'r provideadequate resources to encourage fire preven,i:: *t the safest possibre response in theevent of a fire emergency' rhe MMgsoa wiil work *itn rurtin Fire District #3 towardmaintaining the elements as outlined within this plan.
B. Plan Administrator
The chairman (pran Adrninistrator) of the MMHSOA has the authority ro manage theFire Prevention pran for The pr", orwr"rian Meadow. u, Jir""t"a by the Board andshall maintain all records pertaining alrt" pr"r. Th" pl"; t;;;;istrator shall also:
A. Managemenr - MMHSOA
C. Supervisors
1' Develop and administer the Marian Meadows fire prevention educationprogram.
2' Ensure that fire contror equipment and systems arepropedy maintained.3. Control firel source hazards.4' conduct fire risk surveys (see Appendix A) and make recommendations.
supe.isors are responsibre for ensuring that residents_receive appropriate fire safetyinformation, and for noti$ing .o-*un?ry residents when changes in operation orconditions increase the risk olgr". s"f**iro.* are arso ,"rporr-uibr, for enforcingMarian Meadows fire prevention and protection policies.
4
IV. PLAN IMPLEMENTATION
A. Good Housekeepinq and practices
To limit the risk of fires, residents shat take the fotowingprecautions:
1' Design and consfiuct dwelring to conform to Kcwul standards,2' Maintain community and pririate their properrv a rir"rire standards,3' Minimize the storage of combustible materiars. Limited the outside storage ofcombustible material, debris or unmanaged undergrowt\-foriage or ground cover3' Make sure that-community owned doors, hailways, stairs, and other exit routesare kept free of obstructions.
1 P_roperly dispose of combustibre materials in appropriate containers.5'
H:"r#
store flammable materials in wen-ventilated areas away from ignition
7 ' Keep incompatifrl (i.e,, chemicaly reactive) substances away from each other.8' Perform "hot activities" (i.e., welding, working with an open flame, exteriorbuming or other ignition sources) in"controiled and weil-ventilated areas.9-. Report all gas leaks immediately.
11' Maintain individuaily owned properry free of undergrowth and limit fire impactsto or on adjacent parcels.
oc.OA will ensure that:o commudty fire hydrants, roadways and egrcss routes are maintained and keptclear,
' gates to commurrity properfy and access route are properly functioning,r community property is maintained and operating satisfactory, portable fireextinguishers, automatic sprinkler systems, and fixed extinguishing systems arekept in order,
' community lands, l]ftr: and operating systems are maintaincd and operationaland free of combustion related ,o*""r,r will monitor adjacent areas as it pertains to fire related issues,
All equipment and parcels owned ormanaged by MMHS.A is subject to themaintenarce, inspdction, and testing pi*riurrr.
B, Edugation and Awareness
Provide community-o,y
l*r*ationar postings, mailings and communicationsregarding fire related rssues.
H::m*r:tth
the Local fire department and personnel toward fire awareness
a
t
5
v.
' l'""J:Trrffi:i:t on recvcling, solid waste handling and thepropermeans of
TYPES OF'IIAZARDS
The following sections address major community fire hazards yithin Marian Meadows Estatesand the facilities under control of tire MMHSo; #d;;;edures for controlring the hazards.
A' Electric?l Fire Hazards- Electrical dishibution system within and serving thecommunity and the maintenance and operations oisystemr,i"ila*g, *aproperty under community and private o*nrrrrrip.are kept in proper workingorder and grotocols are in prace
"aa."rJg "o""rlrr"r, and maintenance.B' The use .of ope.n flsmes, drrid"rinr, ,,rd;;;;are wil be addressed on acomrnunity wide basis toward the controioi;p* burning ,i_", ,rr"i"p*burning can be used and methods or ront ot, 6i'rh, u*, of open buming.D.
and handling within thecommunity' Proper care and ouotighi*iiGJfr-*inistered for the operations ofthe communitysolid waste ana reciain;;til;:
MMHSoA shall regularly evaluate the presence of combustibre materials handling withinffir!!ffi* und tnonitot -o ^*"rr-thor" *ru, ual:uJ"ono the cornmuniry for fire
W. Program purpose
This programs purpose is to provide written guidance for the implementation of a communitywide fire au/areness,€au.catiol *J pr*rntion plan. 1fr" *"r, effective means for a fire aw*ecommunity is through education and vig'an..'rni, inriual p-p"r;r maintenance of community and private,**y,*"o monitoring and addressing foriage growth throughout the year,o maintaining access to fire hydrants and fire suppiession equipment at all times and willincrude measures to keep rrvaruot. accessibre during the winter,r fire communication and noticing
An active and on-go-ing plan will inslude evacuationplanning ingress-egress routes and allrelated etements of fire u***.r". til, pr"r,*"H ;;;;'r,rLenred in co4iunction with anEmergencyAction PIan and
" r"ior"roJ and rotiage pffi; to monitor and access the risk tolife and property by under *unugJ nJiurur growth and ground cover.
This pran will be reviewed and updated every 3 years by the MMHsoA.
6
Exhibit B e)
Received 1-28-2019 as an email 4.31 pM
Jerry,
Thanks,
Patrick Nicholson
Fire Marshal
Kittitas County
411 N Ruby ST, Suite 2
Ellensburg WA 99926
(s0s) 8es-3ssa (ce[)
(s0e)s62-7000 {office)
pat. n icholson @ co. kittitas.wa.us
jff,f ;j.
the information that vou have provided me r have estimated that the minimum fire frow
Residential Townhouses t!9t tq feet and greater with automatic sprinklers = t hour flow duration and1000 Galrons per Minute. This is consid"rin"g n Type V wood-frame construction.
The larger RV storage appears to be a Type lllA ordinary construction - 20,000 sq ft = 2000 x 0.25fi:,jli"J* ffi; jf""ot reduce less tian 1000 GpM p"r rrcJ.
-iiu
fire ftow woutd be 1000 6pM for
1000 GpM frow rate for 2 hours or 120,o00totar water needed for fire suppresslon.
ln reference to your hydrant questions, IFC 507.5.1 alrows maximum spacing of 600 feet for the
[:'J:iL:
since the buirdings wiil be 'p,inilJ'1.,e Rv storage ;;il;r; shourd have a hydrant within 600
KT TTTAS COSI\I'fY WATER OISTR.TCT NO. 3
RESOIJUTIOTg NO.
A RESOLUTION .a{ogli}r_g- a-Epeciat connecLion chirEe forparcer.s rocared, i,i.rrrin-stEl-i, 'ridr,i.';";i;;. ), *.*. ,Ki-EEiLas co., lva., gn-J*ildi";; rn pari, Resolurion No.030795-2', Fubject t'q dlie.l.n.-londirions -
WI{EREAS, by Resoiqt.ion No. O3o!tg6_2. E}re Board ofcommiSg:ioneris o:f the lisqricb adop.ed. a g€nerar faciri.yconnesr,ion eharge in aesordSjjcts triLh RgH 57.0g.005tL0) in Eheamount of $2r26[ per :reeidence or resideneiar equivaienf;
I{}IERE&S, tli€.EflFEOD R.idge lrand Company (,,Developer,i)is inthe Brocess of qgrr,eJ-pping arrnopt ar.r o,f seetion J., Township 20Norbh, RanEe 13 EasE,, W'.M;; of, Ki,tEiEas County, Washingbon (Ehe'r'aseon Rid.ge p-roperEy") inEo resideneiar 10ts and has expendedsubstanEiat" euns, ro Erarlrsf,er,a Nefthern pacif,ic ;;;;;";-waLerRighb to the Dig,e.rice, to change poinbe. of ,,rithdrawal of twootlrer Dist'rieb. l*t€r rights -and 'o change .he area of use sf allDisericb r^'a'er nights to incru-de thq EasEon Ridge property; andthe DeveJoper has arso errpended subsEaatiar sums b.o updaee bheDisurlcer's uratser s}:sEe$i eornprehensiwe plan for which che Disunictwas required .ts do regardless of r+hether Ehe Easton RidgeProperEy was d.eveloped;
L{I{'EREa=' ln the eo,"q,s€ of dg,'.el0ping Ehe firsr f;orcy 10ts ofthe Eastorl Ridge pro,perty, :Ehe Disericc r*ill require cheDewel0peri EQ install a 100,000 gal10n ?raEer rese.roir wiEhia suchprioperty ai uhe sa'ne elev.ation as the District,s existingre'ervoir Qn- cabin creek Road and irisEar.r_ an eighE inch r+-atermain c'onaect,i-bg th€ Easton Ridge Frope:ity to an exisE.ing DisLrictv/ater matn on Cros,S CounEry Df,ive; and, upon co[Erencem";r-;; ;;-second divisr:on of rhe Eastsn Ridge property (beginni'g wlttr theforLy-firse 10E) , the DisErr.cE wiJ.l require the Dewel0per boinsbalL a waEer rnain 100p fro4r the new reselx,roir to an existingDistricb water nain on sparkE Road near the souEhwest corner ofEhe Easton Ridge propertyi
*'{EREAS" po:i'ti'ons of Ehe foregoing work will benefit t.heentire Disexict and ha:ye been determined by the Eoard. ofComrnisslor.ers Lo constltute gleneral f,acilities of the DistrieE;and the cost of such voork has been identifled by Ehe Developer as
naleunrr b llllon dol.:bn qn nL dgs
$43, 000 f'or the' ips' of the eraEer right charlges and waber systemcomprehensive p14n-, &nd trre cosE of the tank as $e.s,000; a,nd theBoard of csnurriss.l0ners has decermined .bhaq b,he Devel0per isent.itled t'o ful1y rceqo-ver.Lhe cosLs ineurred in preparing andobEaining alprovar og Lh,e aforernenEioned wb"ter righu ch*Rges andwater slrsten comprehensive plan up.dabe and one-half of the costso.f, the $ra,ber fesenioi,n;
'THEREAS,
Ehe Di.FEr'cb end the Dewel0per harre negotiaceii a4u-ndereEanding wher.eby" ias[ead gf entering r-nE,o an ag]iee*entwhi-ch woul.d'atLow Ehe Dev€lpper bo :be .reimbursed. for anap-oropriate ehafe of ttr.e cosEs of genera.! fa.ci,t iEiee f r:omconnection charg€s tec€ived b1r the DisEricE, the DlSEricE would.ado'pb A special. connesL{on chatrge for IoEs within ehe EasEolrRidge Properby ehat, wour.d take into aceount rhe DeveJ.oper,saontfibuEicine tp r'!.e D'isEJiict's ,general f,acilitiesr. and suchundersraad'ing is set frrrth in a lebEe:i dated January 2?, 2004,frqm AL.len Lrang of EasLqide ConsuJ.tants, Inc" to Jonson &,rodson,P.s . , Ehe Distrrict r s J_ega1 counsel - Now, Eheref o.re,FE fT RE:SOI_iVED bh:atr bas,ed on the fo::egoing reciba.ls, theE.ard of rCornrn;iesioner"s hereby fl.nd* and d.e,berrrnines trhaE Ehe sur-!of, $1 ,76Q.00 is a f.atr ard equiEabl.e general_ faciliEiesco4neetign 'chalige for Lhe f,ir:s.! 1S0 resid.ences Eo be builE in theEaston Ridge beve'l,opment, and. does hereby a.dopu a epecjalconrlee'Eion charge of $r.,7:G0.00 per single fanr-i-ry reeidenee orequfvaxent' apprteabl.e tro bhe f irst t FD r-esidences or resLden.Eialequ$vaienbs sonsErrreted within 'the Easton Ridge properey; andthefe4f'telr the D:"+sbricts,s regular, cdnnecE,ion chafge shalf. app.try,provid.e-d;. howeqgr. such reduced connectioq charge shaLL becondtL.iOned upon DeweJ.oper,e compleL,ion, in a good and workmanlike maicner a:rd in accordasce wit,h Di.stricE standarcls, of, thereservoi.r and. sraeer r-ine faeilrties dbseribed in the ahovere-ciEars and Ehe cg'velrance of E,hose facilities a10ng wieh awarrarnEy d.eed -f,o.r the resen oir sl_te and easements for: t.he waterlines ho DistricL ab no charge; and
BE IT RDSOIJVED FTIRTHER bhaE, DisrrieE Resolurior No. 030296=2 shaLl remaih in firrl force and ef,fecE excepE for bhe firsE, 150reeid.engeg or residenEiaJ. equivatrents built within the EastonRidge properEy, and
J
I
I
I
!
I
I
Ii
h rrr.n .lct,l"n On nl deq
BE rr RESOT^ED ,FprilTgx'R EhaE, in Ehe evenu f,he Bsaril 0:fco*qis's-iooerF ft'-*her aftends or supercedes Resor.*tforr Ne. 030796_2 by :rnere&Sing'of d.dereasj.ng the Disrrict,,s gqner.al faeilitycpnnecEj,on c,harges, "Ehen Ehe general Eaciliry co4necELon eha{gep-aY;rbte by $le f,lrgc '50 res.rdences or resr.denEial egurvai.enrscoDstnieted' :r'n, ttre Eas'bon Ridge property shalr. be $500.:00 resEEhan the reg:t'tlar as.roun.F; and 5---r
BE rT RESOI''.ED FTJRTHER EhAE LhE DiSETiCE hErCbY iNCOATPOTb*ESinbo iE's cost's. basi* for general facilities bhe arnoun' of, g43,000f,sr th:e coste,of the ,aforementioired r,raE€n nghEs changes and lhg?004 wat,er sy-stem comprehensive plan annendmenc and g31r950. forone.pult of th€ eosc of the Watex reservoir to be cousEr_r"rcEed.byLhe petreloper od the Eastsn Rid.ge property; and
'BE Xr RESOI\'ED FURTI{ER, EhaE t,he president of Lhe Di,s.riccis heteb,y 'ar.rFhori?.ea alld. .direc,Eed Eo neg.oEjate and, execute ,2Iag::ieerne{1t with Devel0trrer cin behatf of the Dls.rict setrtriRg forthEhe above t,elilns and cond,1Uions..
PiissED .By fIIE BOARD OF Co.l4drssroN ERS OF KITfT.TAS CoqllrcWATER DISTRICT NO. 3. aE, EasE,o
rxeeutng het d, 3: qq rl; WashingBon, at igs reguLar
20'04,
Comrniss
ssioner
Commissi-oner
ua!l!nr\ b lltrrF rJal l+rn On nt dAS
BP Og a00A 12r3BPH HP LRSERJET 3AOO
1ri 2, Elenaburg, WA
MEMO
R
,:P50565'60215
I
96u:Z6ES
TO:'FIRE trrARSl'lAL
CODE ENFORCEMENT
ASSESSOR'S OFFICE
BOARp OF COUNTY' COMMTSS tOhlERS
COMMUNIW DEVELOPMENT SERVICES
ELECTIONS - AUDITORIS OFFICE
ENVIRONMENIAL HEALTH
Gls
FiRE DISTRICT#3
PUBLIC WORKS DE PARTM ETT
SHERIFF'S OFFICE
'FROSECUTOR',S OFFTCE
TRF*SURER
NOXIOUS WEED
SOlJD WASTE
KITTCOM
KirrITAs coUNTY wATER DIsTRIcT #3
Lindsay Watkins, Chief Clerk
March 19,2008
'Section 1 and a porllon,of $ection 12 Annerotisn
FROM:
OATE:
RE:
Attached is e final ordinance from Waler District #3, Washlngton'annexing certain real
pppefiies EInmonlyktuwn as the Sedion I and a portion of Section 12,Annexagon.
Piease find the legaldescriptlon and map induded with th.e ordinance.. This anrrexation has
been filedwibr the Ki[itas CountyAr.rdito/s ffice File#200803110030.
EIPR Og 2O0g l Z: 3spFt'i HP L8SERJET SEOO 5096560e 1 5 aP
riL--
R:etum To:5
4ttDlfORS IIOTE .eoruonr or litls' qeourhall Eoor quailW fcjr lrn6e lng
aU
A.
B.
J
t
t Titles (or cfions cofitained
0-
nafire,
a #J
Additionat gt-Sntors on pape* ol dccumenl
C. Granfee name, first name,midalle inttielto1
a
Additional grantees on Fe96--- of docutnenl,
D,Legal descrlptio:n (lot, hlock, pla( orseqfion, township, range):
Addilional legal descriplion on page , oidocumenl,
E Assassorrs p r o p e rly tax p a rce lla c c o un t n u m b ei (s) :
numberc af d a cum ents ausign ed o r re I e ae pd:
F.
d\a\
.Addillona I references on page_ , ofdocumenl.
t 5
TR€;sIiRERls lJs E: qNLy,
a3t-U/?s0s 03:29r34.Fil SOQBO3ilS9BEf,ii?ltllqg.*,r-qffffs. Per6 r oi 6
Iilililil fiililil ilililll tfiilt flxlffiffi ilililtflf fl tffi ilililill ilil
R'5 USE ONL Y
to
o{-l-ln bo t&I.{^r.!\r *tE ltDT Anyr,nn*s,
npF gg eqos 1ei38pt1 Hp L,RSERJET 3,a0oa.\/
Bound R B
50965502 I 5
of Kifri CounRuby Srreet. Sqite 2,.Ellens.hurg,.WA :98926 - pirone ntr'ax (5$) 961:7ddz
BRtsr0Z-0e Seclion 1 and,a portion of $eclion 12AnhFialion
l(flilas Cbunty \lVater" Diqtrict #B
Annexation
OcJober 18, A00Z
De.cember 3,2007
P.3
j
Ail North
Gertification ,of Expiralion of 45-Day pertod
I hereby certify thdt more tfl 1s days have etapsed sinqe the foftowing .described Notice oflnlention was fired with rhe wasrrlngtn silia eounu"rv nb"i",,J ioaro ror Kinrras ceunry andthal al no lime during said p".ioo *'"'-u'iliu99rJor Rffifiil*-iin tnu Board. The proposedaction is hereby approved as provideu in niwi-o.g-g:ioit, " "'es ''|,
LEGAT DESCRIPTION: The fotiowing desoribed land$_situhrsd in Rittitas COunly, Stare ofwashingron doscribed as rear p'p;;i ;i;ii" Kitriras corrnry war€r Disrriot #',:
FILE NUMBER:.
INITIATOR:
ACTION SOUGHT:
DATE FILED:
45-DAY PERIOD.ENDS;
DAIED; 1
A:TTEST:
(See attached descriptionl
Clerk
TIME LlMlr: The aetion proposed in the Nbtice o{ lnrention rnust be officiafiy consurnmeled onor before December g, e01o'or tfrc Jperoult,'as deRned in ini. a-o"iirent, shall be null and void.
|r-i \ot L.
T
!l{.t}.rrw03ire,3{ pH ?bqomlreo36iiiilrll'F"-,n.H331f3,.6 Ft';-i'oT F-
1iltfiilf iliiltilililililillililtil iltfr ilIilItfiiililf,il|ilil$iltililIfll
dPR 0S ?OoB 1Zr38pH.\:'w-,,6:{'*
h,r.. . .
HP LFSEEJET 32OO 50s65802 I 5 tl
|.
l{
4
O3;,tNIlZhgA0lr29r3ll Pll ?OOtsO3llOOsEtit6,@ ir* 3 Ot Cn.rdlutJon ENedflPnSSr(rt.t il,ii g.iu.l.r' nlliltof
rillflllumilffi l.tlilil ulluilffiilrilr,ffi ilililtillmllllxllfi!il
rnEEss ffi:l Effi. DIffilGBi SF. I
SFsoFUrIoN Ho"
O?-1O-o?-.09
A RESOf,IIffOil approvrng atuierrati;'og of, arcea qf .J.and
oontigllo.us with tie.D:istrl-ct b0Utrdar{es, being aportioi of, SecEipo,q 3. and laf X'Eiln$hip ZON'; Bange. tllE
W-M:i Kittftas Coirnty, ilashingtOn.
fi.lgE;l3 the Board of Cstul,ssleRere heret,ofor.e adopted
Resolution Ho 06-l-2-0742 entertainilg a petttiou for annexati.on
of, an area of, land'contJ.gtuous to thti Distgisb, be-ing .a. portipn of
Sectioas 1 and 120 lownshlp zON' SEuge I3E, W,M- ' and f,,Lxed tbe
t'ine and tbe pJase for hear-irrg thereasi apd not$.ce of, the
adoption of said resolUtirita ?nd otr said ti-me, dhd place of hear.lng
'was ciuly'and reguS-aily publl.ehed and"Srcsted i-rr the ma.uqer
provided by laru 'and said hedrtng cris drr{.trr ealIe.d and ieqru!.arly
held on'ouly tP; ?;oo7, at Ei30.otcl-pbk. E.rB.r::ait the gaBton
sch6ol, Eastoir llittitas County Raebitgto.ur 'end al-1 interestdd
parties havJ.ng had en.opportunit:y to be heardr' and no orre did
appear; and
flgERgjlg pursu4nt- to tbe'S.tate lsnvironmenlal' PoJ.icy Act
(SEPA) an enrni:coanontal checklist ard propos'ed deteretlratien of
environmerxtal. non-Sl gnifLeance ( nNS ) gterre preBal'ed, and cl-rculated
to affected agencleE, .ttlbes and otirer pe:rties iand. notice of the
proposed DNS was publ.ished -as reqrrirEd.by lam and gomrents
r:egardi.ng the proposed annexalLoa +nd EblS conefiting sf a ]e.tter .
to the Boa-rd of Ccrmlssioaers.dlated ilullr.'9r 200? frm Aitorney
Jon H. E. Ufkes werg revlewedi aad
WsEEng tbe Eoard of CmiSsioners 'co4carr that the DNS is
approprlate fo.5 thJ-s a-nnexation hecause thb . derelopment of the
proposed anntixation area Ls subject to separaife'proceedLags under
SEPA and.the SEPA aneLysLs for thi5 anxrexatlotl is onl1t intended
E ! \28 4 0:1 \acceptalcerFs . doc
I
nPR OS ZO0A lpr 3APTT HF LBSERJET .3.20t1
s Fit"6 l{o,
to eval'uate
are; *B wLthdh the Slstriptrs retall" wate; gervice area ar-rd UndeE
Rcw 43.20'26A, the Districrt is'a1lbeady cjbligated to sel:ve the.
area and tJ'e aqnexEtlon uili not iqpect, the Ei.etrictfs obllgatjlon
otr authorl,ty ta erbelnd watei. *ii48 -and aPpunteBarneen to the
axnexation areat and annesatj.on o.f the area r;ill etrtitle.the
reii-dente to vote'for'DLstrict eroi.ssioners and run for'office;
and baS.ed on tlre f,or.egof,ngl 'the Colqlss*eners eoncqr that the DNE
ie a3rpfopriate uhder the eir,clg,stairce-6* srld
1gug61p6d lt appeare,.tq tlie BoaId pf eorsr.i-Esl,spers Uiit 'ttt"
Land area proposed tp,be anue$ed is coutigtuouS to tbe bot:ndifrl,es
cf the DlstricE and J.s loq4ted.'llithdn lHt{itas Courity'
Washiagtou, a4d that the 4g+exation llitrI be e,onducive to'the
pdlfic.freaLth, vrelfare and co11venigncgr and wlJ.L be of spec!.al
benefit to the }nF.t. inelUded'qitbfn tbe boustiarJ-es of such asea
Broposed to be aEn€-aed' and it,is,ln^t&e best intereet pf the
District that sucb- annoxatisH be'apFjro-ved. Hou, ttrereforei
8E Et EEgOif,lttD by."ttre.'Board of COrunl'sslo.ners that the
foregoing ie+tafS are hereby adop!€d. as; firrdings of, the Board
and tbat the annex6tLon otr 513 of, the: Ia:od descri.bed withtn lhe
area proposed.to be. a:ngexedr- to nLt, the follorrlng described
Iands are. hereby apBroved, subJ,ect,to' sucib other dpprovals aF lnay
be required by RCI| Cb. 57.2A drrd. Ch" 36.93r
Lots 1,. 2, 31 4r' '5',, and '5 of, thaq
ttay 20'Auditor'
2003, 'ill B6ok ?8
gtate of, Eashingrtoh;,p-ortiou of, ltlttitas Secti.iin
Cbudty, Siate of1, Towa. hJ.pGl.
??lt#fiAsl 03:?er34 Pll zoga9sp?.o.3s
Fdiiilut lon ENGlnP. trs
. Xl ltIt.r'GDfiW egdllor
t[[l|il rililil$il|illmffiil tililil|!illillllillllllllflillilll l|il ||ll
th*i'lqpacfoe. 9,f ttre.Pi'stiictrs anaeration; and the
50s85602 I 5 p-E
t',$
f tf,
l{,11.
guisp. Br ?w ruEno tr milfis€lI@E,or Htgr!:Ens cffi,liltt
na:EF DXglmrcs rso- 3'oB Errrxtns qo{ffxg rGsEDlc[ot' at its
regnrlir-r raeetillg. held .TuIy. 10, 20A7"
n : \ 28 d.O-f \a cceptanceres. dctr
trots 7r 8r'9r.10i and-11-,of .that' certai-u su:rvei reeorded
aprC-I 51 ?A06.'.is Booii 32..ot suwey$r Fage 125; und.er'Audttor'g I'i1e Nd" i00504050035, recorde'of ltlttitas County,
$tate of lfashlnstoni betng a Fprt{on rif Sections 1 and 19,
Towoship 20 nortfr, narige 13 fis'L,, sl.!l-, KittLtas Countyl
State of flasLingLon-
20 Norijr'a Range 13
Washj:rqton; ariC
nFR Og
"0OB 1t:3SpH r'tP IFSERJET seoo 50.9656.0e t s p.6
!@31trr
ffilifli"il:,!ilig'sq Pr 2asss?T,oo6.5
*ililfl riffi rfl ,ilr rilffinffiilrf,ifiillr'lilriilil
iluilrr fliill
'a
a1t 6:::
L
i
t
I : \28{0-l\aecelttipf; dtes. doc
,...,.,..,.,.,,.,,,i,,.,:d.i,iip,f i[-€s{.$jffiffiiffi${iii*i.{
bEguir.-1A.CRES)(rs6oANNEXATION AREAllrVdATER DISTRICT#3 qFHVTCE AnEAttsooAcBEs) ., 'L!nNc)u)n{.of,otr)ooN(f,FtlJF,trtQ(EJLIE0-ntl(uG)oorUmoF g3!tL/?,5?,8 03129:34 Ftt ?E0SA31tOog6E E1!;?3.r"^ ENcor'FHss Fio' a-bi e -Kitti (as CDUnly nirdllormtlllil Mllltilllll ffi ililililililriltrililltil|ilflilfi Iilfl llllllll(.cVICNIry MAP{
Development in the
.-......a..--..,.-.Fr"ston Firg District
IIIII
aIIIIItiI
a
aI
atI
I
N
A
i
!
I
-,1
i
i1 aI
aII
aIIII
stIIItI
-l tt,II.t
aI
atIIIIIL.., . a. .. - -.
;
l,'
rl:l
'i
rll
1
l
t
I
j
:!
I
I
-!.a-aaEl. rl
' Ia
arl
:-lJf ItI,l III
r.;{
III
ItIIIIIIIIIIII
at'
III
tIt)
aIItItaI,ir.fairattatlaaraal:r
.l I
aItt
aIIII
a
i
il
rl
I
IIIIII
aIII
ir
/
1!tlrf
1....! Easton Fire District
trl Easton Schoot Districr
Parcels With Homes
Year Built
.r.a-raaaa._.arirrai trf-
IIII
?aa ta- a rr ta r -a a ia ! t. _ t|'aaaalrcai 'ta !ta r!. !. t dt
t:f leoo - 2oo3
2004- 2018
f other Devetoped *
].Oh.ur developed parcels are those withstructures valued ai " g5g,Ooo r,"ii. iiJrhave a home.
Undeveloped
Exempt/Central Cascades 0 0.5
2 Miles
RCW 82.02.100: Impam tbes_Exception, mitigation fees paid under..
Rcw 82.02.100
12011 c 331 S 3; 1992 c Z{9 g 2.1
NOTES;
https://app-leg.wa.govlRCW/defa'It. aspx?cite_g2. 02. I 00
(,u
lmpact fues-Exception, mitigation fees paid under ehapter A;.Z1GRGW
(1) A person
le_q-ulred
to. pay a fee pursuant to RCW4l.2,l_C.060.for.syst€m improvements:lfl :E:ff ffiij;::[:' fi; iI I n a",. n cw,ii.b elo",,:i'rh,'oush Bz. 02. 0 e0 ro r th os e
(2) A person installing a residential fire sprinkler system in a singre-famiry home sha, not5^r:-11n"0lo p"V the fire op"oti*, poiion ortne impacr fee. Thsffi::* shar not incrude tne propoironJi" ,r,"r rui","o * *" i"?llffJ?:ffiffi1lll,rr,
lntent-2011 c 331: 'The legislature recognizes that fire sprinkler systems in private:ff*",:ff:*?.::1"" catasrrophic ioJses orrire #*oiil, butthat iinanciat, rechnicat, and
,, s the,"f illfi J!trH#F* L',*,,rjm ***'*;h:ninstallation of sprinkter systems in priu"t" ,-*io"n"*i Lf or"ro,'lrn
"ducation regarding theeffectiveness of residentiat.Rre tp'i"rLt., ano ov p.uiiing;i"no"r
"no
regulatory incentives tohomeowners' builders' ano watei ptt*v"* ror voruntaiir.iir"r",i,rg rhe system$. rt is the furtherintent orrrre resisrarure ro furv pr"",u"in.511^9_-_91rrci l'-ii;o, x,*^nd, 164wn.2d 891(2008), stiefer v. city ot xent,- igzw.. noouzs (zooo),
"nc J#ra,. cases.,,r 201{ c .,1 g 1.J
flL{^
yl
I of I
sl
81112019,3:39 pM
EXHIBIT C
EASTON SCHOOL DISTRICT MITIGATION
Ordinance I g-006 applicable conditions:
Condition #1
l) The applicant shall enter into a development agreernent with Ifittitas county to provide a
;i:rJI?;lT;#:;:i*"tgation for impacrs ro Easton school Disrict -a rittitu, counry Fire
l'l Easton school District: Mitigation shall be provided for the impacts to schoolfacilities and transporlation based on " tot"t of 53 new "ra"ni. (Determinedusing 79% (89 units.*rl,"r than l rg uniisj of Alternativ". :o lna 5, TenureScenario l, page 3-135 of the FEIS.) ---'
Condition 30.3 Schools
The FEIS examines impacts to the Easton school District. Impacts of the currentproposal are most similar to those identified in Alternatives 3D and 5. The FEIS ,rgg"rt,project contribution to increased Disrrict
""rrr. s;";-;ontributions can be made acondition of a Development Agreement. The applicant shall contact Easton schoolDistrict and develop mitigation measures. Mitig;tion measures shall be included in thedevelopmcnt agrcement.
Mitigation for the foregoing shall be met by a mitigation fee payment of $500 per unit for a totarof 89 units. Thisfee shall be paid at building permit issuance.
ffi
Robert D. Johns Aktired)
Michael P. I{oruoe
Darrell S. Mitsunal;a
Duana T. Kolou$kovd
i,?icki S. C)rrictr
De'anWilliarns
October 30,2019
Lindsey Ozbolt, planning Official
Community Development Services
Kittitas County
411 N, Ruby Street, Suite 2
Ellensburg WA 99926
Re: Project FjleNo. DV-19.00001, MarianMeadows
Dear Ms. Ozbolt:
on behalf of Easton Ridge Land company (ERLC), Martens Ente{prises, LLc and theMarian Meadows deveropmentproposal, ; irr""d;'drloiio*irrg written comments onthe above referenced-Apilicatiott ald irrl pt"p*q;;g#" for impacts ro the Easronschool District (the "District')-. As t;; *" aware, ERLC i-as volunteered to pay mitigationfor impacts ro the District in;he am;;t of $s00;;;"r*ir"ro for the Marion Meadowsresidentiar de'eropment. To the best of o* i"r.-r-"i;;;, ,ht, is the first time a projectdeveloper in Kittitas.co*ty rr*-uoiforr* a p"y *iiig"ion, of any amount, ro theDistrict for residential housing units a"J the first grr" rrr"
-niruict
has ever asked for suchmitigation from any nerv residential development.
The District has responded that it believ.es this-mitigation is insufficient, but has notprovided any concrete infbrmation on which it reties. Enic has three concerns with theDistrict's response. Fift,,t" Di;i;;; urgrrm"ot that the number of students fiom MarianMeadows would abolish trtt oirtri"itll"Jt s$o9i i""G rr"rrs is misteading, if notentirely incorrect' second, the District has historicany;;;;.quired mitigation from newdevelopments. Thus, the Dicrict" o*t'rrtoi.r. rruu, rrJ;djs supposedry dire siruarion,not Marian Meadows. Thif, in righr orir* ib";;: .q*t* *, ross.in pubric fi.rnding tothe proportionar imoacts ofitile Miria"il:"{"::i#;;il.*oyrd, not onry be wrong,but also unlawful under "tupt"i[giic Rcw,irt"-{t* Lnvrronrnenrar poricy Act("SEPA") and chapter g2.02 R'cw, ,i" sru* impact fr, ;;;;rnrmy mirigation stature.
Easton School District's F,unding
The District relies heavily on its status as a small school District, as defined in srate law,and the expectation that the students
"oa"o ry Ha"ri* M;;dr;; *tt u. greater than reportsconclude' ffeating a tipping point rorttre pisriet's f".ilil;;, iv'ierher this latter point holdsany truth to it is essential io tne oitttictt argument. As demonstrated below, the Districtalreadv tacks smail district rtut* roi *rf"rit, pr;;;;:llrre is arso a significanrdifference belween even the high*rt est-i-riates and rir" u'.tu.i ,rumb.r of students \,IarianMeadows would have to contrif,ute to J.p*u. trre nistrict oiii, ,**rr district sralus for the
ft (425) 4s1-2a12. Fz (42F;) 481-281a112O1 SE 8th st. ' sujre 120 . Eellevue, wA 9aoo4www. jmmklan d u sElaw, co-m'
Lindsay Ozbolt
October 30,Z0lg
Page2
remaining gmdes' 'Ihe truth is that Marian Meadows presents no threat to the District,ssmall district status under its worst fears.
General District F,'unding
srnall school district ftnding is a status divided into two categories, K-g and ,.high school,,or grades g-12' Inrecent years, the District has not recei"rJ ,m1r district funding for K-g,due entirely to growth in itre nistri"i rto. ottrer aevetof.Jnt.. Even when the Diskict didrecsivc K-8 small district funding, ii was not a significant sutrl above what they nowreceive' Most of the funding ttre oisirict receives uu*Io oi**all district status cornes fromthe fact that it has a small f,igh ..hool.'
Based on our research, the District missed the small school money opporhrnity for fiscalyear (FY) l7-18 for grades K-8, The nearest threshold is 2i < K-g <: i oo. rni Disrrict,sK-8 total in FY 1?-18 was 82.01, no*ur"", the K-g ,*ulll"nool funding is divided intotwo separate calculations, based on K-6 and 7-8 "*or-r-"nt totals. To qualify, the Enroll
5;1J,l{,,TH::t
q= 60, oR the Enroll 7-8 rotar ;$ b;.= 20, orno
"aaitionur nnos
To demonstrate howclose the Districrwas: theirEnroll K-6 Total was 60.15, or 0.15 abovethe threshold' Their Enroll z-s iotal was 21.86, or 1.86 abou" the threshold. Easton hasnot qualified for small district K_g firnding since Fy l5_16.
Last year, the Disuict was at 24.79 FTE.(full_time equivalent) grade 9_12 students. Thefonnula for determining whether a aiiii"t meets smalidistricr status for 9-l2is rhis:If: [Enroil g-r2To'tar]> 0 AND <:300 AND ([Enr on9-r2roJalj _ [Enroil 9_12 crE exp]- fEnroll 9-12 CTE ]ed - [Enrolt Stifrs g_rz)) *0 lil, ir, 1n*ou 9_12 Total] <= 60Tlrerr: 9 - ([Enro, qarz fota4 - rp,.piJ-g-rz cis} err* ip irrp*", g_tzrotarj _ 60) /43,s ,F 0.s732)I - ([Enro' g-ri r;tai]-;lnupil s-i2 crilj-Err*, o,It is not a model of clarity' If one takes thetime to decipher thrs fonnula, there appears tobe some credence to the bistri"t" "iui--trre rnore,rui"nru iiirur, the ress fundini it w'r
nffi::Ji::1,'1'fi,fiT$,X;*LflT iiir, or tne nistiiciil;Gl;;i; Tr*=.ln u.
The District can maintain its small high school (g-rz)status,as long as its 9-12 numbersremain belorv 300' about 275 more ttui"oi, ft.ii it."r#g"Jy.*"[, there, It is significantlymore. beneficiar to stay berow oo; h""u"., and bein! ,rigdy ;u"ve 60 is arso a great prace
Matian Meadows w9uld have to add at least 40 studenfs to the District,s g-12 prograrnalone before its smail district fund;;;,ig"in.""i.rr-rg* ro, u ur' r'ugh carcuration,with +20 FTE grade 9-12 studenti flt" ni.tri"t *"uio r*riiu, auout $zot less or -2% Iessthan what ir receives now. NorE, jrri* n".u., d""* ;;;;;;;,rni ro, tt .
"dditionar generarfunding the district wirr receive r".trr"
"ii;rionar studenrs.
civen the determination that Marian Meadows would add 53 students in total, the District,sclaims that smal diskict ilid-;, ;li"p*av *" or"rrr"i*a. rn" Disrricr,s 20,*_rgenrollnent is l 12 srudents u""i.aine
"-o
jrr"ii wil;;e;;;-1,u,* Reporr card. T'at
JOrWS'I\{ONROIIIVTTTSI.JITAGA.KOLOLSKOVA . PLLC
ffi'lT:ljiTl:er includes just 32 grade e-llstudents. Grade e is rhe District,s largest,
Trends in District Enrollment and Future projections
The numbers above paint a striking picftre of the District's enrollrnent relative to its smalldistrict status, and show the Distri-ci's enrolknent is shrinking as a whole. In rhe last fiveschool years, beginnip in 2014-15,the District"
"*ot-tro*nii", u..n ll4,lrg,l l9, I10,and now I 12' respectively' while only minimat, tne raci tt ai the District,s enrollment hasslrrunk at all in spite of the volume of new homes being tuiii*pports ERLC,s concrusionthat the Disffict's funding is not in jeopardy.
Given the appment trend towards less enrollment, years after the FEIS was finalized, it isfair to assume that the Marial {91dows nroject wiliartuuily
"aa
fewer than the 53 studentsassumed by ordinance 2018-006' some alternatives in rr," FEIS estimate that MarianMeadows will add less than 40 students. As a result, mitigation on a per household basis(i'e' mitigation paid for many units in Marion Meadows ifi"iril never generate a singlestudent at the District) will frovide an ev€n grearer windfall to the District even beyondthe novelty of rnitigation moneys to the Distrilt td;rhtr;;;ject is subiect to.
The enrollrnent projections from washington's office of the superintendent of publicInsfruction (OPSI) confirm that enrollmentln the Easton s"rrooi oirrrict is expected to staythe same or decrease through 2024, Thebirt.i.tt r;;*j"Jtions differ drastically fromthis, indicating +{3 t.o *al irudents, uut trt" lasr five t#r'il; demonsrrared that opsl,not the District's independent consultant, is correcr, ;";;id the additional residentialdevelopment built in the past years.
Conclusion
The District would need roughly 30 additio narg-l2students alone before the +/- 60 studenttipping point discussed abJve-is met. iile Districr', o*-i0ig capitat Facilities pranindicates that the hich schogf .has a capaciiy of s9, rulrv frree times morc than its curent9-12 enrollment' while ttDistrict i* ptzu-i"g ror a n"- "i"*r'tu.y school, the numbersdo not support charging ERLC ror ttris;nder the.guise of its proportional impacts. Mariany;lfllffir:ill not significantrv, or even minimdly, un""tii,i nisftict,s ablity to tund its
Lindsay Ozbolt
october30,20lg
Page 3
Easton School District's History of Inaction
The District has never before asked a develop-ment to pay for the proportionate impact ofthe students it may add to the District's enroihnent t"rl"r.'r" it " extent that the Disrrict isconcerned its capital facilities are 1t a tipping point, thi. il an existing situation and notattributable to Marian Meadows utonr. iithe.District had participated in review of thebelow development proposals*if the Disirict r,_ua u".*pi"a -ssoo
pq household from the
Hl"":#*lopments-there would rignifr"arrt funding avaitaute to address the District,s
2007 - snocadia Development, 230 lots (later cancelled, without input from District)
JoHNS.I\IONROF:.IVIrrsuNAGA.KOLOUSKOVA . PLLC
Lindsay Ozbolt
October 30,Z0lg
Page 4
2008 - Quaking Aspen Development, g lots
2008 - Cabin Mtn Tracts, 15 lots
2008- Monahan Mtn Tree Farm and Forest Tracts" t6 lots
2Ql1 - Big Creek Development, 5g lots
2011- Easton Ranchettes, 54 lots
These 151 lots ("i"I9h.* snocadia) were not required ro pay their fair share of impacts tothe Easton school Distriit, or any other. rhe result of thi, ir, u, the Districtputs it, aninability to pay for additional capital facilities, uus;ng,-an;7or bndfor development, Theappropriate way to make up ror *ris shorrfall, ri"";,;T;iion puvn,aors were not requiredwhen the developments were created, is through ,"rrooii.-ui* and property taxes. A primeexample is the annual levy of $340;000 apprived i". r"J*inar to voters by the schoolBoard's Directors this year.
Approprinte Mitigation in Jurisdictions That pran for Growth
A similarly sized development in the cle Elum school District, cle Elum pines, added 153equivalent residential units (ERUs) to that distric. rrtl cr" erum school Disnictagreed to$500 per ERU' for atotal oi $zo,sbo. itti. i.
"
,ignifiruni-r; for such a developrnent, inaddition to the police, fire, traflic, and otherrnitig"rtio",
Had Easton school Disfrict asked for $500 per ERU for the last fifteen years, there wouldbe $75,500 in the bank for-ne* oapitur acilir;es. rli. * p.r.r.eJy why a singie projectshould not be herd hostage for mitigiion that is based on preexisting conditions.
Requiring Marian Meadows to pay for Easton schoor District,sLoss of smat District status wourd Be unrawful
A firnding need, however sympathetic in nature, cannot be assigned or passed down to asingle developer or development proir.i, ult must Le p"lc r"t uy sharing the costs fairlyacross the jwisdiction. Easton sctrooioistrid h"; hi;l;;ry?aa. the decision not to askfor mitigation for any proposal.
The District claims o'the DeveloqT's propo:ecl rnitigation rvould compromise the District'sabiliry to educate the studenrs oiEuston.i; lt ir crui;;s rirp;;ft above. Regardless, if rheDistrict continues to afvance the theory thar Marian Mfu; will overpopulate theirfacilitie's' then the District canaot remeal'irtt unavoidable consequences of its inaction overthe past decades by requiring on. a.u.toper to cover those rost mitigation opportunities.
The District's atgument.is akin to the way cities estabJish a project,s transportation impactsand impose fees to alleviate^the p*1""t'.impacts on the roadway system. The deveropmentmight be required pay its fair sh# "i,h. improvements to an intersection or roadwaysegment to bring it up to srandards, or build. ti"r. i-p;;;"tl"" as part of the project.However, the developmenr cannot be required to build ;";;;;;;rrection because that is a'good idea' for anticipated future n".ar ir io get the intersection up to a current standard.
Jornus.MoNnou.MnsLTNAGA.KoLousKovA . nLLC
Lindsay Ozbolt
October 30,Z0lg
Page 5
UDC v' Mill creek, t0g yn Ap-p- 6gr (2001). Nor can the deveropmenr be required ro fixexisting conditions or deficienii;,l; d;:y stem. Benchmark Land co. v. city qf Batttef;::{*:i:x:s'2d 685 (2002j. yer,-,}iiu i' .',,il;rt;;;;r,, ni,t.i"t is asking-Marian
The Disbict's capital racilities Plan calculates that, under one scenario, rouglly 333 newsingte-fam'v homes should ur."quirJ;;p"r siz,boo.oo ;;i" bu'<r a new g4 m'lionelemenrary schoor for 7.7.nrr r*o-Lnrr.liir,* oiroicr had begun parriciparing in the pubricprocess a decade ago, this wourd t ar'ue.n ,pr"ad out ou", i*rit, Iarger group. This arso:fl?tfi.1|;Ti:t f#ildistrict
i' upp"*tiv shrinking;;;;n**r, and is Lxpected to
Prior Attempts at Resolufion
It would be inaccurate to represent Easton Ridge Land company and/or its agents as notengaglns in discussions wit:h rh. s*h;or 6tu*ff iffi;r"#;H has been on notice since2003 of deveropment a*ions uv cnrc". As Easton i"" ,ruiirommunity, very rittretranspires that does not become a comirunity headline.
over the past 16 y.egs, there has been ampre opqortunity, and in fact discussions, withthe community of Easton on ail
"*p".r, oitt* tutrrr* rfi;;*, proposar. The efforts of
fi "1[:"tJ:fif,j":",ilffi ;fl.oj;,op*.ntservicesr'**Jlr,"iurir-[,!"i*ilisro,
As for discussion directly with the schoor Board, requests have been u'answered orverbally provided indicaiirg u*, rrr";;;." nor prepared ro rark wiflr the MarionMeadows deveropment team. es ERLC prepared the documentation, which wourdbecome ordinance 20rg-006, .oniu"i**3a{^e with i"*riLoent DeHuffrequesring a
ili,?111f;,tf,fi J""-,;i;*;f i,:fi ;ih1ffi l*ft '"1,1#;HHH:1'I"'3 ;:i!,n,
with the Bocc passing ordinance 2or8-006,ERLC had direction about developmentparameters, density and conditions; addressing schoot Dir*Jir.purts was one of these.In May of 2018' a rcquest to meEt with the-Easton schoor board was made. see attached,The agent torERLc rour"qulJry ;;;;ft "..rin".irp",tiendenr Deguffthal ameeting at that tirne would it"*ai" ur a'r[yed until rh- Dilki;;'Board had a chance toreview and react- The next cornmunication was the District,sRting of its Land usePetition, contesring the Bocc ry"i1-*-i""w prat and puD approvar. A1 further conract
;,tr#'B[fiT.;;1.,**uh tegar "h;;r; comptying with-jirection from rhe Easron
on July rg,zarg, ERLC-representati'es a1a {r1lounty,s prosecuting attorney met withthe legat represenratives.f.orn il," oi.oi.iincr,rdin!G;hjr;;l;rren and one otherBoard member, At this ti.., inrc *r'r"ir"rrnrra ivittr u ;o*,t,:of
the capital Fac*iriesPlan for the District. rrt"r -L.tirgl;;;l:;".tal hours
"nari"ioa.d opporruniries forbreak out conversarions during ";";;irh; District,s faciiiri""*io*rver, the positions of
Jorrus.MoNRo r,i MrrsLjNAG..\.KoLousKovA . pr.LC
the District, the county and ERLC *'ere so.far apart that no consensus was reached, Itwas ultimately agreed that the best qpproach *Jt" p.r".raio**a the DevelopmentAgrcement with an onnortunitl ror atipartie, to proiio. aoru*rnorion to rhe Bocc.The lawsuit was dismiised eariy i" nrJr*U"r 201g.
unfortunately, there is no reason to believe that ERLC and the District are any closer tomeeting minds now rhan when the t"*.uit u"g*. rrr" ni;;;;;, Jury 22,2019 commentsto community Development services *protests" the $500 mitigation fee in theApplication' Lrut the District does noro#er ano{rer mitigario;iet alone legal rationale oranalysis in support' The District does noi.xptain *hy tft;4;cularions,,differ so muchfrom the enroilmenrprojections ofop;i Th; Dishi; ao., nol"*prainwhy thisdeveloper should pay for ttre pis*ici's Joice r" not r."[n,itigutioo from priordevelopmenrs. The ?i*^rri" ano nnt ""jain why, wjth a .r#; enroflmenr of l 12 and aprojected addition of 53 student. f.o* iA".iun Vraao*iifr", dnfC should pay the costof constructing a new elementary r"t oot *lr"n trr*ir"*.rri?Jiity is fit for zz1students.Finally, the District oloyidgs. no support for its clairn that the imposition of a $j00mitigation fee witholt ry Dllri;i;iiput wourd somet ow viorut" trr* ordinance and thesettlement Agreement. The listric;;ffiiy again object, *i-i""t providing anysubstantive input There is simpry no
"-uiar.rr" to support any concem that MarianMeadows wourd compromise tnr biruirt;s ab'iry to provide
-zu
it, students. To thecontrary' ERLC's offer of mitigation is entirely r"rr"i"ii", .*ristent with mitigation;fif lJrrrrnffiTliffl,;:*."ntr"n*raistrictr",..ria.ntiuroru*ropml't-ano-..
Lindsay Ozbolt
October 30, 201 9
Page 6
Duana T. Kolou5kovd
Direct Tet: (425) 467_9966
Em a i I : ko leus ktVsilj nnl qVCg n
53 l-00) Response to Dislrict Conntent l0_l 5_l9.docx
.|out*S.MON n O ni M1aS lrr,iAG,I'KOLOUSKOVA. PLLC
Auilt 2004-2019Gr,*- 2oo3 - 2.at8^ 2qq urgrbhtpg//uc8 lbgb?j86leoae40d53atE-no!,eDF.aI?.noj. arsgssed + hry-tqgEasm^) S"hol -Q-isr a<.r&nduSP P-oTl"W tht* -alrllo;ooo3ta1 -TDIF< p^,ee*'l,s't43\ozbtd"4:"--;Fleru!-q.--.s*.:t ssiJ"si ". iilomeszep-qr:F"di idp.r! "yG:h,_q,;*igj"s;;;;iliil;{;T'* ,--- ...,.,.._*.--729!toinr'.-4_.-j+_/otBfl^ue*{" S^:5 {o Se'P- t2s4sI af28t*20ll9.;LllP}it
From:
to:
Subject:
Datel
Michelle (uss-Cybula
lemr Martens
Re: School growth
Tuesday, August 20, 2019 12:30:15 pM
Hello Jerry,
Thank you for rcaching out.
You can access our enrollment numbers on the OSpI webs
However, h ere is what I have found:
2016-17
2017-18
z}t8-t9
831
899
859
Based on our four year projections and housing, we predict an slight increase in our youngerfamilies to this a'ea, whicliw'r growou;rE;rr;iil;;;;;ry revers.we look at housing, ernploymeni ana "olort tr'g1d.-fta to p.ra-i-"t
"*ollment. There is also agreat amount of talk about a recession, which *ill d.i* h;lri"s ;"*, (hopefully) to allow moreaffordable options for our famiries, *'o"rut,t drawing in ,oirFu*ilies to this area as apermanent rcsidence and not as vacation homes.
The rcntal market is highJy competitive and out pricc middle income families and definitelylower income families'-It'i u tough rurLl io enter if you u., noi,"rr-"mployed, or have a nest
Hope this helps.
Michelle Kuss-Cybula
Superintendcnt
CIe Elum-Roslyn School District
(sog) 6<g-q8so
On Wed, Aug 14, 2019 atj:49 pM Jerry Martens @ wrote:
Ms' Kuss-cybura, flri: Vaughn provide me with your contact information. r am ai land use consultant in the up6"r ;;rriy working *itt u numue, of clients with land.Most of the informati.on.and'ba.tgtorn'd availaEle to Ja[ with clients is historicalbased which does ritfle in providin"glnrormation about our future.
As we look to the fulurg, we need to guess as to what wiil be needed in the way ofservices and housing' I have heard thai enrotlment within upper county schools hasbeen decrining or rrolo a very frat rine. can you provide input? what is the 201g_20
ili?lT"tt
looking like as compared to the
-p".t
r o v..r.."niy insight into the next S
This information wourd be very varuabre to my crients as wit as the deveropmentindustry. Any herp you can provide wourd be appreciated.
Jerry Martens
Easton School Distrid #g
Enrollment background
OSPI-OcI tst OSpt_May
year
1999-2000
2000-200L
2001-2002
2A02-2003
2003-2004
2004-20as
2005-2006
20a6-2007
2007-20a8
2008-2009
2009-2010
207a-2071
2071-20L2
2072-2013
2013-2074
2074-2015
20L5-2076
2Afi-20!7
2017-2At8
2018-207s
2A79
725
126
128
737
720
137
115
103
tt2
89
98
725
128
126
127
720
137
115
103
772
88
98
7A
84
89
107
109
108
120
FEIS
776
120
120
t2t
L23
118
110
702
105
65
88
94
103
109
172
113
110
772
t04
r1
t
ffi
,i7,'rJ
il t '1-
: -il
Development in the
Easton School District
A
EIrr
L__l
Easton School District
Other Developed *
Condos
Undeveloped
ExempUCentral Cascades
Parcels With Homes
Year Built
1900 - 2003
. _ 2004_2018
oi2
lph."r developed parcels are those withsrruchJres valued at > 950,000 that do nothave a home.4 Miles
Dan
From:
$ent:
Toi
$ubject:ffi|fi1ffiF:lfrf;l:lHf'*ffi".
[Marian D EIS@co.kittitas.wa us]
Sen* Thursdayi 20i0 I 0:08:56 PMTo: MarlanDEIS email forpub lic cornmentsSubjecL.EIS
Auto forwanded by a Rule
As one of the origlnaf 17 members.of the Easton action group, I was inthe zoning and pubriclearings r-1, ti* "nu. Fi:i'J.""i10. wu9."ppro;d,Hl"fi*::jy?? *concern' At rhat time R-3 alliweo s a"ru* oi ;E;;; r,is win !';;;; $ystem. we a,knew this' when the counlyett*'rp with crusteinousing thil*a;In irproournent over
J ft fiT?i*1ffi ftT: ;l;ii ;*il -p
"
;;';"q ;;i.' i il, i n r-ir,* i:s ;; rererred ft ro us h
The Easton airport is closed with very sef dates for about 6 months every year by the cgovernmqnt the last I knew' Living #*, j";U; ,ll" ngu* ;i"-*"v "tt r wouro be verysurprised irthere are l0 landil;;"" rnonth b;;il;i;*i;;;;;';;H"- ror the year" l
I feelthat the school section needs tg be reviewed and chang-ed" The student count atelection time this year repo.t*Jtoir,u state was g7 t tur-ci*-gr;r';il;r"d to me that 11
there were 15 of their tttjc"niJr't*ring resatt[nJierJt Fu"ron t"aviiig'sz totatfor the v
ff iffi f;lff i:?l1il?"'?:ffX,*r."f in$Jr:::'ff$'rff'b";;;;;ili'xJ,rdandthe
The access needs Io b" Iooked at closer and the Easton. Ridge road added as an opfion. "fi:,T5ffili:;*,; i:X*:l"1frJ:::yfl,tr,";:"T:1 tn* 06oilil;i"*, years Arc
- 32 k
ffff"gfH_iT:#l?l*T:f#*",;.$:ii:1":s there is a rarse very buirdabre section A
'H'#'il:Jxfly;g;',T',ffi ,?i *i fi ;:ifl ,x ::f il I il";l:?: ;:* :,n
aro u n d ho rn es y* a r A
This is a very good draft but needs a few changes. As r am one of the many peopre whoili,xf
"ff
f:H:r i3T :"ffr*;ixlm; ;1 t: ffi ; # f, dp'
J ilH #; s u g s e s,e d -
!.
Tom Campbell
P O Box 4F6
B6?
EncomDass
ENGTNEEFUNG & suaavevrr.ro
The Disttict is currently modeling the water system bosed on the cu*ent
-site planfar the plat ofMarian Meadows to confirm ptpi tutltl,- rrseyoi, elevation, etc. Based on the Disnict,s approved
'r:::;;!:J:ive water Ptan i"a p'"'iii
^oaun, r, i" '",i$",ratefotrowing improvements wi,
t A 30'diameter by 25'tatt reservoir (l!2,j00 gatlons) wiil be required to be constructedu'ith an overflow erevation at 2,J4s.bo. rn" ,zru*oi lnifi, a concrete Mt Baker s,otank or approved equal. In addition, pr.ovisions wiil be ,"'qrir"a * enstffe the new reservoirfflrf^'*r reservairs Jill equalrv. 'ft i, *oy ,rqui* i, oinua, varve(s) and/or other
' The internal water system within the Marion Meadows ptat will be required to be an g-inchdiameter looped piping system per nirtrtrt stondards ruiti inttertie connections to theexisting water mains located ai country Drive Road oni n'ipork, way. In addition, an g_,:::"::::,:.,,, be required near the ",ri Ja" "t,t* in i"i ifuoao^ ptat for futuret Tlze District's telemetry system will he re,quired to be updated or replaced to providecommunication between the existing werti, existing re;;;;;;, and praposed reservoir.
September 9,2019
Jeny Martens
Agent for Easlon Ridge Company
P.O. Box 458
CIe Elum, WAggg2l
RE: Easton Water District
Water Service to fhe plat of Marian Meadows
Dear Mr. Martens,
I;1lf"t*:3,u*orattached
as an addendum a for the District to
This letter is being written in response to your letter to Easton waterDistrict dated August 19, 2019. Thefollowing is the District's response to ilt.iirioritems r"quesi.a *itrri" the retter to the District:
I ' Acknowledgment that the District is finalizing an agreement (DEA) for use (we have received thestandard form draft but the has yet to ue eaitel to "jar"r, it " rurrnon Meadows project)
The District is cy*eltbt luarkingwith their attorney (Richard Jonson) and District Engineer (chadAllen) in preparing the DevebpZr Extension Agreem'ent. irior toJtnalizing the DeveloperExtension Agreeme.nt' a meeting wilt be necessary with the Easton Ridge company and the Districtto discuss the required improviments to the water system and associated costs.
2.
Western Washin gton Division
I 65.NE Juniper St., Ste 20i, Issaquah, WA gg0l7
Phone: t4ZS)392-0250
wranv.EncompassEs.net
Eastern Washington Division
407 Swiftwater Blvd. Cle Elum, WA 9g922
Phone: (509) 674-7433
tr
Engoffipass A Lu"o,*..*,*J i ;F;l,y" arrJ
3'
#:n:Tr1T:::jsf'"*-enrs, rhe Disrrict,s commitmen tof 120ERU,s to be suppried to Marian
The District previously issued a certificqte of water avairabirity to serye the Marian Meadows prat.If the develaper ditigintty p'ot"iuirl *r" a"iutip-")i7n7"n,"r, into and cariies out a deveroperSfJr:';:il:";tr:,"!;::,satisfactory to the District,-.,a"-niroi", wiu be obtigated to serve t20
Please contact me at (425) 3g2-0250if you have any further questions or comments.
Sincerely,
Chad Allen, pE
I:"o3p3rr Engineering and SurveyingDistrict Engineer
Western Washington Divisionl65.NE Juniper St., Ste ZOi, lrruquut,, Wa SAOZZPhone: (425)392-0250
wrrw.EncompassEs,net
.__ Eastern Washington Division
407 Swiftwaler Blvd, ile Elum, W A 98922Phone; (509) 674-7433
Development Agreement Exhibit E
Community Standards & Guidelines
Marian Meadows
Community Standards and Guidelines
This is meant to address expectations for building standards, building types, construction meansand materials used within the development. Marian Meadows is first and foremost a,.residential,,
llffiHl}and building structure will be supportive of this incrusive of the Rv complex with
oversight of thE Marian Meadows community will be inclusive of three (3) goveming boards.' Marian Meadow Residential Board MMRD) comprised of five (5) members willoversee the residential aspects of the Community.
' silver creek Recreations vehicle Resort (scRvR) comprised of three (3) members willoversee and administer aspects of the RV Complex.o Marian Meadows owners Association rrrauonl comprised of three (3) MMRDmembers and two (2) scRvR members will oversee joint applications of the entirecommunity.
section I - Building Types: (no manufnctured/mobile homes)1' Marian Meadows will support and encompass a variety of housing types from site-builtconskuction to factory built modular construction (seeAttachment I for examples) andmust be sited on a permanent foundation.2' Modular homes can be Fansported intact,in pieces or panelized and will be inclusive ofkit designs, log structures, slps or other construction methoos.3' Building t]?es can be single or multi-story construction meeting Kittitas county andInternational Building Code standards.4' see attached illustrations of typical home conshuction zuitable for Marian Meadows.5' storage complex constuction will be of wood, stoneo metal ormasonrymaterials and bedesigned and built consistent with other building types in Marian Meadows and mustmeet the design criteria as set forth by the o"u"Lp", and meet Kittitas county code. TheRV storage complex can include poieitimber t5rye construction.6' The Developer will have sole discretionary oversight of building tlpes and buildingstandards untilTSa/o of homes & |So/oof units are sold/occupied or developer elects totransfer oversight to MMoA-subject to the requirements of the curent county adoptedbuilding codes including the IBC, IRc, mc anJwashington state Amendments at thetime of building permit submittal.
'l ";l t- \ r.._1 ^ 1
,!,Frt .ni; * ,"+l
,,\ rtg 0b Zttffi ,i,
tGtti[asOo. CDS
Page I of5
Development Agreement Exhibit E
Community Standards & Guidelines
Section 2 - Building Oversight
l. Building Standards.
a' All building must be supported by a permanent foundation of concrete orsinr'ar construction as approved within Kittitas county code. woodfoundations will not be allowed.b' Building materials wir consisf of tlpicavconventional materials inclusive ofwood, glasso concrete and masonry, metar and or composite materials. TheDeveloper/MMoA wiu have sole discretionary oversight of building means,methods and materials-subject to the requirements of the current cow,tyadopted building codes including ttre IBC, rnc, rrc and washington stateAmendments at the time of builJingp".it ,ut rnittut.c' All potable water connections musG connected to commrnity waterinfrastructure and provide for interior residentiavstorage fire suppression. This
,T:1"
excrusive of the four (a) rarge parcer tfacts east of the BpA power
d' All properties shall abide by the 200-foot commercial Forest setbackpursuant to KCC 17,57,
2. Single Residential _ @xclusive of Large parcel Housing)a. setbacks -2s' front, r5' side and rear (perimeter rot setbacks wi, beidenrified on rhe plat).
b. Height_ 35' maximum
c. Community struchres _ 10, front, 5, rear and sidesd' All habitable homes will be inclusive oruuto-ut.d fire suppression. Detachedsingre fam'y gafages are not required to have fire suppression.e' a'parcels w'l use on site septicin compliance with Kcc.f. AIr consfruction will comply with KCC standards unless specificailyaddressed within this section.g. Illustuations attached in Attachment L
3. Attached Townhome residential_
a. setback - 25' front, I 5' side-and rear or as agreed by deveroper andcomprying with KCC. If buirding is praned o]. irroiuiaua p*rrtr, .irt"asetbacks apply.
b. Height_ 35, maximum
c. Fire all habitable bu'dings w'r be equipped with automated fircsuppression. Detached garage spaces are notrequired to have firesuppression.
d. Townhomes w'r use on-sited septic in compliance with KCc.
Page 2 of5
Development Agreement Exhibit EUommunity Standards & Guidelines
e. At constuction w'l comply with KCC unress specificary addressedwithin this section.
4. Large Tract housing (4 parcels east of BpA lines)*a' 50'setback from Property lines and/or in compliance with wildland urbanInterface Code.
b' These parcers w'l not be subject to automated fire suppressionrequirer:rents.
c, Consfruction will be required to meet KCC standards.d. Large parcer ownership is a subset of Marian Meadows but viewed aslarge acreage tracts suitabre for agricurture and forestry uses, As such,they will be allowed to conduct activities suitable for rural regions of thecounty provided they comply with state and locar ordinances.e- construction standards are exempt from the provisions of the MarianMeadows deveropment but must comply witi rcc and state statutes.f' Largeparcers will use on site septic in compliance with Kcc.g' At construction w'r compry with KCC rro,rr, ,poifica'y addressedwithin the section_
* The 4 largeparcers in the eastern region of the project are a-typicarfor this pw andregion and set apartfrom the matnfuiction of the Marian Meaiows cornmunity. Theseparcels may share in some cammonfacilities and shared interest of the general ptat buttheseparcels witl be treated uniquely due to their size, recreatiotnal/tourismpossibilitiesand commercial agricakural/forestry opportunities. Measures wip be inplace toprotectthe common interest_of the -rt*ii byt_atso ,ttr*ir"*ese lots to functianindependent of the HoA and associatea "cc * R'sfor the overatt Marian iufeadows plat.
5. Community Buildings _ (pool bldgs., mail fac., solida. Setbacks _ 10, all sides
b. Height-35'
c' use of onsite septic per KCc or inclusion with the RV complex Lossd' AIr construction w'r compry with rcc unress qpecifica'y addressedwithin the section.
6' R V comprex. Formation of a Board known as the sirver creek Recreationarvehicle owners Associations (scRvR) wil be formed to ou"rr", and requirecompliance to Development Agreement,A. Storage Units - (see Attachm"n, Z Uoit Elev.)a. Setbacks_ 15, fromnatural bufferareas
waste/recycling etc,)
Page 3 ofS
Development Agreement Exhibit ECommrurity Standards & Guidelines
b' one single tract with building pads to be determined. Illustration showsconceptuar layout with individuar 4 unit buildings urra r*go ringr.building design. (See Attaclunenr 3 _ RV Unit Layout)e. 6', secudty fencing with concertina wire at RV comprex perimeter.d. units w'r be equipped with fire sprinkrers, gas and co2 monitors.e' R v complex will be privately owned storage operations focusing onRecreational Vehicle usage.f. May be partially located pithin restricted Airport Safety Zone (seeAttachment 4).g. Limited exterior uses in storage (ASZ-4) zone.h. No ovemight use within
""r"g" iesz-il "on". This is inclusive of anystofage *nit or the storage unit areas. Any ovemight use will be required totake place in the campground or RV pad area.i' outside storage wourd be limited, ,"uron" and primar'y apply to shortterm storage for vehicres to be serviced. In most cases, this wourd beyirhin the gated portion of the complex.j, storage unit use wourd be rimited to fee simpre ownership, te,nants and
k' illllt, and RV Park usage will inctude reshicrions for duration,seasonal uses, etc. use of this area wfll be by owners/tenants and guest ofStorage Complex.
1' all operations within the R v complex will be required to be connectedand serviced by the LOSS system within th" "o*pl"*.B. RV Commercial Applications* (see Atta"h_;; ;ta' In place for servicing, monitoring and oversight of Rv comprexoperations.
b.
:uilding
timirations_ (see Anachmenr 3)
RV Service Shop - 4g, x 60, buy
"onfiguration.Retail Space - limited to 2500 .io, t".J
c ;:ffi;lffii:#"T"'fmi ffi*T ? lffi::11,,.,, "*0,* AII aspects of the commercial presence within Marian Meadows will be subject to scRVR-MMOA oversight and gor"rorn"".
7 ' Communiry wit provide Road and Tra' standards per KCc. private Roads w'lnot be provided with curbs, sidewalks and gutters.
8' fTk *d open spaces: The community wilr have community features asdelineated on the plat map with naturar fuff"r, on rhe *"ri*a south boundaries.
Page 4 of5
Development Agreement Exhibit E
Community Standards & Guidelines
Trails :ue as shown. BpA easement and rocations to the east of the easement aredesignated wildlife conidors.
9. Marian Meadows Roads
a' Meadow way is a current Kittitas county pubric roadway and included as"in network" to be serviced and maintaio"a uy Kittitas coturty publicworks. Meadow way is srated for additionar improvements and furtherdedication to Kittitas county as shown within pratting approvals.b' Further extension ofMeadow way fteyondro'nd a toug will be as aprivate community roadway and built to Kittitas county Road standards.c' All other community roads w'r beprivafe.""d;"tr;;rr and incompliance with KCC Road Standards.d' RV storage comprex Roadways (specifica'y addressing condition #13_ Seeillusr. D-RV Lavout) campsite will be rimited to 12 siteJ. RV pads will belimited to l5 partial or full_service pads.
1. Paved two lane roads within the storage comprex wil be 22, wide.They wil be service "driveways', incruded *itrri'the layout ofthestorage complex. Roadways designated as ..one way,, will be 16,paved surfaces and act as refurn roads to the 2 lane surfaces. Nodedication or derineation of Right of way is pranned for roadsurfaces within the complex. (see RV'tustration 1 & 2)2. Roadways servicing the RV pads and campground wirbe22,gravel surfaces for fwo lane roads and 16, g.loet surface for .,one
way" surfaces. No dedication or derineafion of Right of way isplanned for road surfaces within the Complex.e' snow storage (condition #rs) within this condition was Bocccomments pertaining to the (nubric" dedication of surface area fbr wintersnow storage for snow accumulation of g4. within the plat design forMarian Meadows we have allow for a significant amo'nt of rand for thispuqpose that is located adjacent to the public Roadway.f. Access Easements (Condition # 27)
we have no knowredge of recorded or unrecorded easements over MarianMeadows. Additionat Access easements wil be praced for such issues asthe new Water District Storage Facility.g. Private Storm Water Facilities
MMOA will maintain and operate all stormwater facilities not locatedwithin public rights-of-way unless delegated to a subdivision thereof.
Page 5 ofS
H
MA
H
i
)
I
I
1
i,{I*\ttrtt,lt IlilrI
III
III
t7AC.f$,d35 ff.20AC.?36'LO7 tJ0,6r AcR75.offtrdI6-b{-' .JI15'SEIBACKEASEMENT3") '*.. :-- Concrete or masonry wallWood framed wallr r r 6,chain link fencing wilh concertins wire- 14'one way drivewaysr Enlry gates)r conlrol vegetationE Unit detaiting stationUnit dumping stationsf 4 unftbuilding.i.,- 1 I:o!Btqonl,vlnACt$rB3nlrDRIIffiOtllcF{rr.rrrcn*-25.bd1_BS rsseraacxeesernelnI30LOT TF0.66 AC.TRACT0.55 AC.toT t90.55 AC.t8AC,LOl0.84CO2,CaROAD.3:g&o;,lb.15;toau-?22308t0c:-150'o?55' U-.lDcrDz6305'ttob$ACnEE-lEO t9Brrclbmrw^ftRi\i /RV lllustration 1
r-i\-F'Int\2651.8irtllx-.Ji=i*q,ASZ4- 2T.06acrest, RV PARI( - --X cdnrid'lj;i!= 7'7 acresatt{8rl€f Asz-4 storage areaf OpenSpace\ .--. ASZ4 boundary--_. EE SCRVR RV anO Campground-\'\*\nt'*-tn
Exhibit F -phasing and Timelines
Marian Meadows
Phasing-Timelines
within the approved puD apprications for-Marian Meadows, a phasing sequence for thedevelopmenr is required. wiri r" *uo, oor*o*o* oirrru;;;;"* the proposed prar wourd beapproved and what elements or aspects would be incruded ;,hio the approvars, we provided ourbest expectations of how tfr" A"u"iop_.ot would proceed.
At this point in time and with a much better understanding of erements to be included within theproject' we request the development agreennent be inclusive of following phasi'g sequence.
It has become clear that the Easton water system is in need of infrastructure/distribution updatesto maintain seruices levels and this single issue will put the looprng of an g,, water line from Esparks Road through Marian nn"uao*r unJ
"orro..t*d to the distribution linc on the north end ofcountry Drive as a priority' with this io *ioo, we submit ttre rottowing timerine for incrusion ofthe Development Agreement for the plat of Marian Meadows.
Looped Water Line _ Time:
a #
dedication of roadway to Kittitas County as a public Road.
to the BPA Distribution lines. This ril u.iru.roped to Kcc private roadstandards and wilr incrude the extensioo oid* power line grid from pugersound Energy and the improvement of said water rine loop incrusive ofdesigned fire hydrant layouts, water system valves for future sub-divisionsconnections and access points for private ,ouJ*u, extensions.
E sparks Road and Meadow way interse"riio. ,t"r" lots will be available forsale with final plat recording.
water Tank - Time: As negotiated with Easton water District #3.water tank construction will be independent of Marian Meadows developinent and beclosely tied to efforts with the water orstrict. Expectation* u.. fo. this to commence construction
ffir':.*t
single-family homes
'ut', oit ", than the 2 parcels rocated south of the srorage
Construction of looped water line will commence under a negotiated agreement withthe Water District.
Page I of3
Exhibit F - phasing and Timelines
Phas e One
R v comptex - Time: Platting and construction will be impacted by discussions with Eastonwater District #3 (see Exhibit D)' Expectations are for construction to cornmence within 24 monthsof the water iine roop bei'g approv"d ana rereased to flre District,r construction build out would be slated for upward of 20 years and subject to the termsof this agreement.
r with the commencement of construction for the water storage upgrade, the first phaseof construction will be focused toward the water Iine loop and connection of E sparksRoad with Country Drive,
F The west side of Meadow way will be targeted for construction l.rwithfencing and vertical construction.
" .""T:.T^:lr-on
wi]t coltinue moving easr. Estimated timing would likely be amuous consfuction cycre over each summer for the i"*ii",oro ,"".*dependent on marketing conditions, etc. and include the improvements anddevelopment of the private campground and R V park.F As the market develops arorld the RV storage presence, the service shop andretail support facilify will be built; expectutrJr* u. for this to happen as 50yoofthe storage units are sold.F Estimated compretion of storage comprex is by the end of 203g.
Phase 2 -6-In nos c order rovided itm with KCC.p eetsWith the construction of Meadow Way north to a cul-de-sac just south of the BPA distributionlines, added water storage and the required looping of the Easton Water Districts East SparksRoad distribution line in place, residenfial development ancl fufure phasing could conceivablyhappenindependent ofeach other or additional infraskucture needs. The looped water lines willinclude tees and valves allowing for water line spurs to be added as needed. We request thatonce Easton Water Districts current water infrastructure needs are in place, platting andconstruction of added lots and townhomes can be added by the land owner and subject toconcurrence with the Kiftitas County CDS Director
Residential Single-Family Homes -As Agreed with CDS DirectorF As noted above,with the looped water system inclusive of tees with valves,differing sections of the development can be independent ofeachdevelopedotherExpectations are for adding g to 16 homes on to the system annually andper market demand
Town Homes - construction start within 10 years from water tank compretion
a
Page 2 of3
Exhibit F _phasing and Timelines
develop as the market dictates. Expectaions are for the type of housing tofollow the singre-family housing *.n rnr**ent with building #1 rikery to bestarted on or belbre 2030 with build out by 2036
erm ented t time ded itmwithKCC.
r Large parcel home sites _
D These sites are separate and stand-arono uses from Marian Meadows. whileincruded within the,pIJD, we request that they be viewed and handred by trrecounty as independent large parcet proferties. Due to locafion andcharacteristics unique to drese pur"r, such us access, elevations and location,
;: illf:
including rhese into th. u"rif and prarting of adjacent property to
Page 3 of3