HomeMy WebLinkAbout2022 Non Docket BOCC Staff ReportBOCC 2022 Non-Docket Public Hearing Staff Report Page 1
May 24, 2022
KITTITAS COUNTY COMMUNITY DEVELOPMENT SERVICES
411 N. Ruby St., Suite 2, Ellensburg, WA 98926
CDS@CO.KITTITAS.WA.US
Office (509) 962-7506
“Building Partnerships – Building Communities”
STAFF REPORT
TO: Kittitas County Board of County Commissioners
FROM: Jeremy Johnston, Planning Official
HEARING DATE May 24, 2022
SUBJECT: 2022 Kittitas County Non- Docket Code Amendments Public Hearing
This public hearing is being held to review and consider the items proposed during this non-docket cycle
amendment process to Kittitas County Code. This year’s non-docket items include code amendments to
Title’s 12, 15A, 16 and 17. This staff report summarizes each proposed Kittitas County Code amendment
and includes relevant documentation and proposed policy for your consideration
The public has had access to the proposed non-docket items at the Kittitas County Community
Development Services Comprehensive Plan web page, http://www.co.kittitas.wa.us/cds/comp-
plan/default.aspx. One printed copy has also been available for viewing at the Community Development
Services front desk at
Community Development Services
411 North Ruby Street, Suite 2
Ellensburg WA 98926
The Planning Commission held a public hearing to consider the non-docket items on April 12, 2022 at
6:00 pm. The Planning Commission made recommendations on each item as described below.
There are three (3) items being considered for amendment within Kittitas County Code. The proposed
amendments include:
1.Docket Item 1 – This item was proposed by Kittitas County Public Works and Community
Development Services and proposes amendments to Title 16 Subdivision code section.
Amendments include changes to bring the Title into conformity with State standards, clarify
ambiguous sections, add a lot line encroachment option for building placement and provide an
option for parcel combination for the purposes of building placement. The lot line encroachment
section includes some additions to the side and rear lot line setback sections of several zoning
designations in Title 17 to cite the lot line encroachment option.
Staff Analysis and Recommendation – Title 16 Subdivisions is in need of several alterations to
ensure consistency with Washington State standards as well as general industry practices. Most of
the changes proposed would correct these inconsistencies. Additionally, CDS saw an opportunity
to add language specific to the processing of parcel combinations to provide more clarity to the
public. This addition will not impact the project permit application process for parcel combination
applications but will provide clarification as to the code section utilized for such applications. The
last proposed amendment would create a process for lot line encroachment for the purposes of
building placement. This section will allow for a person owning contiguous parcels to encroach
Staff Report
BOCC 2022 Non-Annual Docket Public Hearing Staff Report Page 2
May 24, 2022
on shared parcel boundaries for the purposes of building placement. The owner would be required
to record this action with Kittitas County and the properties involved would be subject to
continued ownership by the current owner or alternatively bringing the properties involved into
conformance with all applicable zoning standards. This proposed amendment would include
amendments to Title 17 which reference the proposed section in Title 16 that allows for this lot
line encroachment. Staff recommends approval of Docket Item #1 as proposed.
Planning Commission Recommendation: The Planning Commission unanimously
recommended approval of the amendment as proposed.
2. Docket Item 2 – This item was proposed by Kittitas County Public Works. This item proposes
amending Title 12 Roads and Bridges, to replace the existing road variance committee process
with an administrative process.
Staff Analysis and Recommendation – Docket Item #2 would revise the current road variance
process in favor of an administrative approach. After some discussion with the Board of County
Commissioners, Kittitas County Public Works proposed this item to remedy a frequent lack of
quorum that has been delaying road variance decisions in Kittitas County. This amendment would
replace the current committee approach with an administrative approach allowing for the Kittitas
County Public Works Engineer to make road variance decisions in consultation with the
associated fire district. These decisions would be subject to appeal to the Kittitas County
Hearings Examiner and would require and update to KCC Title 15A. Staff recommends approval
of Docket Item #2 as proposed.
Planning Commission Recommendation: The Planning Commission unanimously
recommended remanding the Title 12 amendments to staff for revisions.
3. Docket Item 3 – This item was proposed by Kittitas County Public Works. This item will amend
Title 15A Project Permit Application Process to add the Kittitas County Hearings Examiner as the
appeal body for road variance decisions issued by Kittitas County Public Works for road variance
applications.
Staff Analysis and Recommendation – Docket Item #3 would add road variance appeals to the
list of items overseen by the Kittitas County Hearings Examiner in Title 15A Project Permit
Application Process. Staff recommends approval of Docket Item #3 as proposed.
Planning Commission Recommendation: The Planning Commission unanimously
recommended approval of the amendment as proposed.
Attachments:
Appendix A – Draft Code Amendments –
Appendix B – Public and Agency Comments
Staff Report
BOCC 2022 Non-Annual Docket Public Hearing Staff Report Page 3
May 24, 2022
Appendix A
Title 16 Proposed Updates
Kittitas County Code
Title 16 | SUBDIVISIONS*
Chapters
16.04 General Provisions
16.05 Binding Site Plans
16.06 Repealed
16.08 Definitions
16.09 Cluster Platting, Conservation and Agricultural Platting
16.10 Boundary Line Adjustments and Parcel Combinations
16.12 Preliminary Plats
16.16 Hazardous Lands 16.16 Road Construction Standards and Other Required Improvements
16.18 Irrigation and Sprinkling
16.20 Final Plats
16.24 Survey Data - Dedications
16.28 Development of Illegally Divided Land
16.32 Short Plat Requirements
16.36 Large Lot Subdivision
16.40 Penalties
* For provisions regarding private sewage disposal systems in plats, see Ch. 13.08 of this code.
Prior ordinance history: Ords. 70-13, 71-8, 73-2, 73-8, 73-10, 74-1, 75-3, 75-4, 75-13, 75-12,
76-3, 76-5, 77-2, 773, 77-4, 79-2, 79-3, 80-1, 81-4, 82-3, 84-6, 87-5, 89-3, 90-5, 92-3, 92-11, 96-
19, Res. 80-25, and DPW-1-82.
Chapter 16.04
GENERAL PROVISIONS
Sections
16.04.010 Applicability.
16.04.020 Exemptions.
16.04.025 Prohibition of split-zone parcels.
16.04.030 Administration.
16.04.040 Procedure - Application.
16.04.010 Applicability.
1. Every division and boundary line adjustment within the unincorporated area of Kittitas
County shall proceed in compliance with this title and Kittitas County Code.
Docket Item #1
2. Every division and boundary line adjustment within the unincorporated area of Kittitas
County shall proceed in compliance with KCC Title 12 Road Standards, KCC Title 20.10
Wildland Urban Interface Code as published by the International Code Council; with the
adopted appendices and amendments as listed in KCC Title 20.10, and the International
Fire Code. (Ord. 2013-013, 2013; Ord. 2013-001, 2013; Ord. 2005-31, 2005)
16.04.020 Exemptions.
The provisions of this title shall not apply to:
1. An alteration made for the purpose of adjusting boundary lines as defined in KCC
16.08.055.
1.An alteration made for the purposes of adjusting boundary lines as defined in KCC
16.08.055. All boundary line adjustments require consistency with the standards outlined
in KCC 16.10.
2. Divisions made by testamentary provisions or the laws of descent;
3. Cemeteries and other burial plots while used for that purpose;
4. Divisions for industrial or commercial use, provided the division is in accordance with
KCC Chapter 16.05;
5. Divisions for the purpose of lease to permit travel trailers to be placed upon the land ,
provided the division is in accordance with KCC Chapter 16.05;
6. Divisions for residential condominiums, provided the division is in accordance with KCC
Chapter 16.05;
7. Divisions for the purpose of leasing land for facilities providing personal wireless
services while used for that purpose. "Personal wireless services" means any federally
licensed personal wireless service. "Facilities" means unstaffed facilities that are used for
the transmission or reception, or both, of wireless communication services including, but
not necessarily limited to, antenna arrays, transmission cables, equipment shelters, and
support structures; and
8. Divisions into lots or tracts of less than three (3) acres that is recorded in accordance with
Chapter 58.09 RCW and is used or to be used for the purpose of establishing a site for
construction and operation of consumer-owned or investor-owned electric utility
facilities. For purposes of this subsection, "electric utility facilities" means unstaffed
facilities, except for the presence of security personnel, that are used for or in connection
with or to facilitate the transmission, distribution, sale, or furnishing of electricity
including, but not limited to, electric power substations. This subsection does not exempt
a division of land from the zoning and permitting laws and regulations of cities, towns,
counties, and municipal corporations. Furthermore, this subsection only applies to
electric utility facilities that will be placed into service to meet the electrical needs of a
utility's existing and new customers. New customers are defined as electric service
locations not already in existence as of the date that electric utility facilities subject to the
provisions of this subsection are planned and constructed. (Ord. 2013-001, 2013; Ord.
2012-006 , 2012; Ord. 2011-013 , 2011; Ord. 2005-31, 2005)
16.04.025 Prohibition of split-zone parcels.
Formatted: Indent: Left: 0.5", No bullets or
Docket Item #1
No lot created through the provisions of this Title or adjusted through the boundary line
adjustment process shall contain more than one land use zone classification. (Ord. 2014-015,
2014;)
16.04.030 Administration.
The Director is vested with the duty of administering subdivision and platting regulations within
the unincorporated areas of the County, and may prepare and require the use of such forms as are
essential to their administration. (Ord. 2013-001, 2013; Ord. 2005-31, 2005)
16.04.040 Procedure - Application.
Any person desiring to subdivide the land in an unincorporated area of the County shall submit a
preliminary plat (see KCC Chapter 16.12) to the Director.
(Ord. 2017-001, 2017; Ord. 2013-001, 2013; Ord. 2005-31, 2005)
Chapter 16.05
BINDING SITE PLAN
Sections
16.05.010 Binding Site Plan Alternative to Platting.
16.05.020 Requirements.
16.05.030 Appeal.
16.05.040 Recording.
16.05.060 Amendments and Rescindment.
16.05.010 Binding Site Plan Alternative to Platting.
Any person desiring to subdivide land (1) for sale or lease of commercially or industrially zoned
property or (2) for purposes of lease when no residential structure other than travel trailers are
permitted to be placed upon the land when the county has approved a binding site plan for the
use of the land in accordance with local regulations or (3) for divisions of land into tracts or lots
for condominiums as provided for in chapter 64.32 or 64.34 RCW , may use this process in lieu
of the subdivision process pursuant to chapter 58.17 RCW or (4) for divisions of land for special
utilities as defined in KCC 17.61 and public facilities as defined in KCC 17.62.
1.For sale or lease of commercially or industrially zoned property through an
administratively approved binding site plan, which upon approval, allows improvements
and final development approval to be done administratively.
2. This process may be used to divide land by the owner of any legal lot for lease for
residential use by travel trailers, in accordance with local land use regulations, through an
administratively approved binding site plan.
3. This process may be used to divide land by the owner of any legal lot, which is to be
developed for residential condominiums pursuant to chapter 64.32 RCW.
4. This process may be used to divide land by the owner of any legal lot, which is to be
developed for special utilities or public facilities in accordance with local land use
regulations, through an administratively approved binding site plan. (Ord. 2005-31, 2005)
Docket Item #1
16.05.020 Requirements.
1. Whenever a binding site plan for an eligible project is proposed on a parcel of land for
which neither a planned unit development or a building permit has been approved for the
entire parcel, the following must be satisfied prior to recording:
1. A conceptual site plan shall be prepared in a form prescribed by the director
which includes the following information (if appropriate to the project type):
1. Maximum number of dwelling units permitted.
2. Approximate size and location of all proposed buildings.
3. Approximate layout of an internal vehicular circulation system, including
proposed ingress and egress.
4. Approximate location of proposed open space, including required
landscaped areas,if any.
5. Approximate location of parking areas.
6. Location and size of utility trunk lines serving the site.
7. Topography detailed to tenfive-foot intervals.
8. Location of water storage and fire hydrant location.
9.Demonstrate that the requirements of Chapter 13.35, Kittitas County
Code, Adequate Water Supply Determination, can be met or work
voluntarily with Kittitas County to develop an authorized conservation
easement, see section 16.08.061
2. The director shall consider, and base his decision to approve with or without conditions,
deny or return the application on the following:
1. Conformance of the proposed site plan with any approved building permit or
planned unit development and any conditions on a portion of the site, and with
any applicable codes and ordinances, of the State of Washington and Kittitas
County. The director shall identify, to the extent feasible, conditions likely to be
imposed on building permits related to dedication of right-of-way or open space,
and tracts, easements or limitations which may be proposed or required for
utilities, access, drainage controls, sanitation, potable water supply, protection of
sensitive areas or other unique conditions or features which may warrant
protection of the public health, safety and welfare. Such preliminary conditions
shall not be binding at the time of building permit approval.
2. The recommendations and comments of agencies having pertinent expertise or
jurisdiction.
3. Proof that all lots or tracts created by binding site plan are approved for irrigation
delivery by the appropriate irrigation entity or entities.
4. The director may require dedication of additional road right-of-way pursuant to
criteria contained in Kittitas County Code.
3. Additional documents shall be submitted as necessary for review and approval and may
include a plat certificate, boundary survey, agreements, easements, covenants.
4. The plan must be approved and signed in the same manner as a short plat. Prior to
recording, the director shall verify the final plan and any attachments to determine
whether the binding site plan is accurate and complete and complies with any conditions
or approval. Approval of a binding site plan does not give the applicant a vested right to
build without regard to subsequent changes in zoning or building codes or other
Docket Item #1
applicable land use regulations prior to application for a building permit on the subject
property.
5. Open Space. All plats which include open space shall contain appropriate plat notes to
ensure the area will not be further subdivided in the future, the use of the open space for
the purpose specified will continue in perpetuity, and the open space will be appropriately
maintained to control noxious weeds and fire hazards. The identified open space tracts
shall be proportionately owned by tenants in the common, and retained by each home
owner, and will be assessed, taxed, and foreclosed upon each building lot not fulfilling
their obligation. Open space lots shall not be required to be transferred to the other lot
owners to be held in common ownership so long as the lots are used for the purposes of
agricultural activities as that term is defined by RCW 90.58.065(2)(a) or the lots are
designated as timber and forestlands according to RCW 84.33. Open space lots created as
a result of an Agricultural Plat shall not be required to be transferred to the other lots
owners to be held in common ownership.
6. This requirement shall not apply to lots retained by the original landowner or subsequent
landowner(s) for the purpose of providing improved recreational facilities serving the
benefited parcels. For the purposes of this condition, improved recreational facilities shall
be those which exceed $100,000 in value.
7. Non-buildable Lots. Any lots created specifically for, or dominated by, easements,
roadways, storm water retention facilities, septic facilities or other purposes and as a
result are non-buildable shall be proportionately owned by tenants in the common, and
retained by each home owner, and will be assessed, taxed, and foreclosed upon each
building lot not fulfilling their obligation.
(Ord. 2019-013, 2019; Ord. 2016-023, 2016; Ord. 2015-010, 2015; Ord. 2014-015, 2014; Ord.
2014-005, 2014; Ord. 2011-013, 2011; Ord. 2005-31, 2005)
16.05.030 Appeal.
Any decision by the director shall be final unless appealed to the Board of County
Commissioners as provided for in KCC 15A.07. (Ord. 2005-31, 2005)
16.05.040 Recording.
The proposed binding site plan approved by the County shall be recorded with the Kittitas
County Auditor within 30 days of approval. Upon recording, the site plan shall be binding on the
owner, his heirs and assigns, and shall permit the division of land within the site. Divisions shall
only be permitted upon the filing of a declaration under the Horizontal Regimes Act, Chapter
64.32 R.C.W, provided the structure or structures, road and parking systems, and related
facilities substantially conform to the recorded building plan. (Ord. 2005-31, 2005)
16.05.060 Amendments and Rescindment.
1. Amendment of a recorded binding site plan shall be accompanied by following the same
process as required for a new application as set forth in this Chapter.
2. Upon request of the owner or owners of a legal lot or lots subject to a recorded site plan,
the director shall rescind all or a portion of the binding site plan, provided that any
Docket Item #1
portion of a binding site plan which is rescinded shall be considered to be one lot unless
divided by an approved subdivision or short subdivision.
3. Signatures of owners of portions of a binding site plan which are not altered by an
amendment or rescission plan, which are not altered by an amendment or rescission, are
not required on the amended binding site plan or application for rescission. (Ord. 2005-
31, 2005)
Chapter 16.06
ADMINISTRATIVE SEGREGATIONS*
(Repealed by Ordinance 2014-015, 2014)
Chapter 16.08
DEFINITIONS
Sections
16.08.010 Word construction.
16.08.015 Repealed.
16.08.020 Alley.
16.08.022 Agricultural activities.
16.08.024 Agricultural products.
16.08.026 Agricultural equipment and agricultural facilities.
16.08.028 Agricultural land.
16.08.040 Block.
16.08.050 Board.
16.08.055 Boundary line adjustment.
16.08.056 Cluster.
16.08.057 Cluster plat.
16.08.060 Comprehensive plan.
16.08.061 Conservation easement.
16.08.070 Conservation plat.
16.08.080 Dedication.
16.08.086 Director.
16.08.087 Division.
16.08.090 Easement.
16.08.100 Large lot subdivision.
16.08.110 Lot.
16.08.115 Minimum lot size.
16.08.117 Open space.
Docket Item #1
16.08.118 Parcel creation.
16.08.120 Planning commission.
16.08.130 Plat.
16.08.135 Plat certificate.
16.08.140 Plat, final.
16.08.160 Public works director.
16.08.165 Road, public and private.
16.08.185 Short plat.
16.08.186 Short Subdivision.
16.08.190 Subdivider.
16.08.200 Subdivision.
16.08.010 Word construction.
Whenever the words and phrases appear in this title they shall be given the meaning attributed to
them by this chapter. When not inconsistent with the context, words used in the present tense
shall include the future; the singular shall include the plural, and the plural the singular; the word
"shall" is always mandatory, and the word "may" indicates a use of discretion in making a
decision. (Ord. 2005-31, 2005)
16.08.015 Repealed.
( Ord. 2012-006 , 2012; Ord. 2011-013 , 2011; Ord. 2010-014 , 2010; Ord. 2005-31, 2005)
16.08.020 Alley.
"Alley" means a strip of land dedicated to public use providing vehicular and pedestrian access
to the rear side of properties which abut and are served by a public road. (Ord. 2005-31, 2005)
16.08.022 Agricultural activities.
"Agricultural activities" has the same definition as RCW 90.58.065(2)(a), which is "agricultural
uses and practices including, but not limited to: Producing, breeding, or increasing agricultural
products; rotating and changing agricultural crops; allowing land used for agricultural activities
to lie fallow in which it is plowed and tilled but left unseeded; allowing land used for agricultural
activities to lie dormant as a result of adverse agricultural market conditions; allowing land used
for agricultural activities to lie dormant because the land is enrolled in a local, state, or federal
conservation program, or the land is subject to a conservation easement; conducting agricultural
operations; maintaining, repairing, and replacing agricultural equipment; maintaining, repairing,
and replacing agricultural facilities, provided that the replacement facility is no closer to the
shoreline than the original facility; and maintaining agricultural lands under production or
cultivation". (Ord. 2014-015, 2014)
16.08.024 Agricultural products.
"Agricultural products" has the same definition as RCW 90.58.065(2)(b), which "includes but is
not limited to horticultural, viticultural, floricultural, vegetable, fruit, berry, grain, hops, hay,
straw, turf, sod, seed, and apiary products; feed or forage for livestock; Christmas trees; hybrid
cottonwood and similar hardwood trees grown as crops and harvested within twenty years of
Docket Item #1
planting; and livestock including both the animals themselves and animal products including but
not limited to meat, upland finfish, poultry and poultry products, and dairy products." (Ord.
2014-015, 2014)
16.08.026 Agricultural equipment and agricultural facilities.
"Agricultural equipment" and "agricultural facilities" have the same definition as RCW
90.58.065(2)(c), which "includes, but is not limited to: (i) The following used in agricultural
operations: Equipment; machinery; constructed shelters, buildings, and ponds; fences; upland
finfish rearing facilities; water diversion, withdrawal, conveyance, and use equipment and
facilities including but not limited to pumps, pipes, tapes, canals, ditches, and drains; (ii)
corridors and facilities for transporting personnel, livestock, and equipment to, from, and within
agricultural lands; (iii) farm residences and associated equipment, lands, and facilities; and (iv)
all other agricultural activities or allowed uses per Kittitas County Code 17.15." (Ord. 2014-015,
2014)
16.08.028 Agricultural land.
"Agricultural land" has the same definition as RCW 90.58.065(2)(d), which is "those specific
land areas on which agriculture activities are conducted." (Ord. 2014-015, 2014)
16.08.040 Block.
"Block" means a group of lots, tracts, or parcels within well-defined and fixed boundaries. (Ord.
2013-001, 2013; Ord. 2005-31, 2005)
16.08.050 Board.
"Board" means the Board of Kittitas County Commissioners. (Ord. 2005-31, 2005)
16.08.055 Boundary line adjustment.
"Boundary line adjustment" means making alterations to existing lots, tracts or parcels through
adjusting one (1) or more property lines in a manner which does not create any additional lot,
tract, or parcel. (Ord. 2014-015, 2014; Ord. 2013-001, 2013; Ord. 2005-31, 2005)
16.08.056 Cluster.
"Cluster" consists of a grouping of buildable contiguous lots or building envelopes within the
cluster plat or conservation plat boundary. Individual clusters need not be contiguous but must be
within the project boundary. (Ord. 2013-001, 2013)
16.08.057 Cluster Plat.
"Cluster Plat" means a land division where the applicable zoning requirements are modified to
provide an alternative land division method for the development layout, configuration and design
of lots, buildings and structures, roads, utility lines and other infrastructure in order to preserve
natural, resource, and scenic qualities of open lands. (Ord. 2013-001, 2013)
Docket Item #1
16.08.060 Comprehensive plan.
"Comprehensive plan" means the current comprehensive plan of the County, adopted by the
Board pursuant to State law. (Ord. 2013-001, 2013; Ord. 2005-31, 2005)
16.08.061 Conservation Easement.
“Conservation easement” is a specified land area with no domestic water consumption that is
used for open space or agriculture only and shall be established during a platting process. The
easement areas shall be created from an existing parcel and shall have a different legal
description than the original parcel. The conservation easement shall be voluntarily agreed upon
by the landowner and reviewed and authorized by the County. The signed document must be
recorded with the County auditor’s office prior to submission for final approval. The landowner
will continue to privately own and manage the land. Upon accepting the conservation easement
agreement, the easement holder has a responsibility to ensure compliance with the terms of the
agreement. The landowner may discontinue the conservation easement through a platting process
subject to compliance with Kittitas County Code Title 13 and Title 16. (Ord. 2015-010, 2015)
16.08.070 Conservation plat.
"Conservation plat" means a land division where the applicable zoning requirements are
modified to provide an alternative land division method characterized by compact lots and
common open space or natural resource lands, where the natural features of the land, resource
potential, and rural character are maintained to the greatest extent possible while accommodating
development. (Ord. 2013-001, 2013)
16.08.080 Dedication.
"Dedication" means the deliberate conveyance of land by an owner or corporation for any
general or public uses, reserving to himself no other rights than such as are compatible with the
full exercise and enjoyment of the public uses to which the property has been devoted. The
intention to dedicate shall be evidenced by the owner by the presentment for filing of a final plat
or short plat showing the dedication thereon; and, the acceptance by the public shall be
evidenced by the approval of such plat for filing by the Board. (Ord. 2013-001, 2013; Ord. 2005-
31, 2005)
16.08.086 Director.
"Director" is the director of Kittitas County Community Development Services department or
designee. (Ord. 2013-001, 2013; Ord. 2005-31, 2005)
16.08.087 Division.
"Division" means the creation of a lot through short or long subdivision, large lot subdivision,
etc., but not including a boundary line adjustment. (Ord. 2013-001, 2013; Ord. 2012-006 , 2012;
Ord. 2005-31, 2005)
16.08.090 Easement.
"Easement" means a grant by a property owner to specific persons or to the public to use land for
a specific purpose or purposes. (Ord. 2005-31, 2005)
Docket Item #1
16.08.100 Large lot subdivision.
"Large lot subdivision" means any subdivision of land into two (2) or more lots or parcels the
smallest of which is twenty (20) acres or greater. (See KCC 16.36 for standards and
requirements) (Ord. 2013-001, 2013; Ord. 2005-31, 2005)
16.08.110 Lot.
"Lot" means a fractional part of subdivided lands having fixed boundaries, being of sufficient
area and dimension to meet minimum zoning requirements for width and area. The term shall
include tracts or parcels. (Ord. 2005-31, 2005)
16.08.115 Minimum lot size.
Minimum Lot sizes for the respective zones can be found in Title 17 of this code. (Ord. 2005-31,
2005)
16.08.117 Open space.
"Open space" means any land area. the preservation of which in its present use would conserve
and enhance natural or scenic resources; or protect streams or water supplies; or promote
conservation of soils, wetlands, rural and resource lands; or enhance the value to the public of
abutting or neighboring parks, forests, wildlife preserves, nature reservations, sanctuaries or
other open space; or enhance recreation opportunities; or preserve historic sites. Public open
space is publicly owned land that has been or will be set aside for open space and recreational
use. Private open space is privately owned land that has been or will be set aside as provided in
Title 16 of this code, by voluntary conservation, or by land reserve easements. Open space does
not include utility easements, road easements, or areas used for stormwater ponds or septic
facilities. (Ord. 2013-001, 2013;)
16.08.118 Parcel creation.
"Parcel creation" means the creation of a lot through short or long subdivision, large lot
subdivision, etc. and including boundary line adjustments. (Ord. 2013-001, 2013; Ord. 2012-006
, 2012; Ord. 2005-31, 2005)
16.08.120 Planning commission.
"Planning commission" means the Kittitas County planning commission. (Ord. 2005-31, 2005)
16.08.130 Plat.
"Plat" means a map or representation of a short or long subdivision, showing thereon the division
of a tract or parcel of land into lots, blocks, roads and alleys or other divisions and dedications.
(Ord. 2005-31, 2005)
16.08.135 Plat certificate.
"Plat certificate" means a certificate showing ownership of land proposed for short or long
subdivision, including all encumbrances thereon. (Ord. 2005-31, 2005)
16.08.140 Plat, final.
"Final plat" means the final drawing/map and dedication prepared for administrative or Board
Docket Item #1
approval and filing for record with the county auditor, all in accordance with county subdivision
procedures and minimum requirements. (Ord. 2013-001, 2013; Ord. 2005-31, 2005)
16.08.160 Public works director.
"Public works director" means the public works director or his or her designee. (Ord. 2005-31,
2005)
16.08.165 Road, public and private.
"Road, public and private" for definition see Title 12 of this code for definition. (Ord. 2005-31,
2005)
16.08.185 Short plat.
"Short plat" is the map or representation of a short subdivision. (Ord. 2005-31, 2005)
16.08.186 Short Subdivision.
"Short subdivision" means the division or re-division of land outside any urban growth area into
four (4) or fewer lots, tracts, parcels, sites or divisions, for the purpose of sale, lease, or transfer
of ownership. Short subdivision means the division or re-division of land inside any urban
growth area into nine (9) or fewer lots, tracts, parcels, sites or divisions, for the purpose of sale,
lease, or transfer of ownership. (Ord. 2018-001, 2018; Ord. 2013-001, 2013; Ord. 2005-31,
2005)
16.08.190 Subdivider.
"Subdivider" means a person, including a corporate person, who undertakes to create a
subdivision. (Ord. 2005-31, 2005)
16.08.200 Subdivision.
"Subdivision" means the division or re-division of land into five (5) or more lots, tracts, parcels,
sites or divisions for the purpose of sale, lease or transfer of ownership any one of which is less
than twenty (20) acres. (Ord. 2013-001, 2013; Ord. 2005-31, 2005)
Chapter 16.09
CLUSTER PLATTING, CONSERVATION and AGRICULTURAL PLATTING
Sections
16.09.010 Purpose and Intent.
16.09.020 Repealed.
16.09.025 Applicability.
16.09.030 Repealed.
16.09.040 Development Regulations.
16.09.060 Lot Size.
16.09.080 Process for Approval.
Docket Item #1
16.09.090 Repealed.
16.09.100 Repealed.
16.09.010 Purpose and Intent.
With the recognition of the value of retention of rural densities in rural lands, while protecting
our critical areas, water resources and resource lands, and with recognition that urban densities
belong in urban designated lands, Kittitas County also recognizes the need for innovative
planning tools to achieve these goals. Encouraged by the Growth Management Act (GMA), this
chapter provides innovative land division techniques that will accommodate appropriate
resource, rural and urban densities and uses at levels that are consistent with the conservation of
resource lands and preservation of rural character.
In order to provide tools to foster appropriate densities, while making development economically
feasible, to recognize benefits to the greater community through an effort to conserve natural
resource lands, ensure the continued existence of open space, conserve water resources, protect
public health by reducing the number of septic drain fields, concentrate urban densities in urban
growth areas and minimize the impact of "Rural Sprawl" in rural lands as designated in the
Kittitas County Comprehensive Plan, Cluster Platting, Conservation and Agricultural Platting
techniques will foster the development of urban, rural and resource designated lands at
appropriate densities while conserving resource lands, protecting rural character, protecting the
environment and maintaining a high quality of life in Kittitas County. (Ord. 2014-015, 2014;
Ord. 2013-001, 2013; Ord. 2010-014, 2010; Ord. 2009-25, 2009; Ord. 2006-36, 2006; Ord.
2005-35, 2005)
16.09.020 Repealed
(Ord. 2013-001, 2013; Ord. 2009-25, 2009; Ord. 2006-36, 2006; Ord. 2005-35, 2005)
16.09.025 Applicability.
Cluster Platting and Conservation Platting are an alternative method for the division of land.
1. Cluster platting is permitted in the following zone Plan designations:
1. All zones in the Urban land use designation;
2. All zones in the Rural Residential land use designation;
3. All zones in the Rural Recreation land use designation; and
4. All zones in Rural LAMIRDs.
2. Conservation and Agricultural platting is permitted in the following zone classifications,
provided the parcel or combination of contiguous parcels meets the following required
minimum land area:
1. Agriculture 20, with a minimum land area of forty (40) acres which 40 acres may
be in one (1) or more tax parcels, provided, however, if the applicant relies on
more than one tax parcel all tax parcels relied on must be; i) used for agricultural
activities as that term is defined in RCW 90.58.065(2)(a); and ii) be designated as
open space or as farm and agriculture land under Chapter 84.34 RCW; and iii) be
owned by the same individual or entity for a minimum of 5 years; and iv) all
Docket Item #1
parcels relied on shall be contiguous with the other parcels, but, parcels separated
by county roads, streams and irrigation canals shall be deemed contiguous;
2. Forest and Range, with a minimum land area of forty (40) acres; and
3. Commercial Agriculture, with a minimum land area of eighty (80) acres which 80
acres may be in one (1) or more tax parcels, provided, however, if the applicant
relies on more than one tax parcel all tax parcels relied on must be; i) used for
agricultural activities as that term is defined in RCW 90.58.065(2)(a); and ii) be
designated as open space or as farm and agriculture land under Chapter 84.34
RCW; and iii) be owned by the same individual or entity for a minimum of 5
years; and iv) all parcels relied on shall be contiguous with the other parcels, but,
parcels separated by county roads, streams and irrigation canals shall be deemed
contiguous.
(Ord. 2014-015, 2014; Ord. 2013-008, 2013; Ord. 2013-001, 2013; Ord. 2010-014, 2010)
16.09.030 Repealed.
(Ord. 2013-001, 2013; Ord. 2010-014 , 2010; Ord. 2009-25, 2009; Ord. 2006-36, 2006; Ord.
2005-35, 2005)
16.09.040 Development Regulations.
1. Cluster plats, Conservation and Agricultural plats are subject to the following provisions:
1. Notification Requirement. If appropriate, the final plat and all conveyance
instruments shall contain the following notice: "The subject property is within or
near existing agricultural or other natural resource areas on which a variety of
activities may occur that are not compatible with residential development for
certain periods of varying duration. Agricultural or other natural resource
activities performed in accordance with county, state and federal laws are not
subject to legal action as public nuisances. Kittitas County has adopted right to
farm provisions contained in the Section 17.74 of the Kittitas County Zoning
Code."
2. Compliance with County Development Regulations. Unless otherwise specified
by this chapter, all development activities authorized through this chapter shall
comply with all existing, applicable county development regulations, including
but not limited to: subdivision ordinance, zoning code, shoreline master program,
road standards, fire and life safety, critical areas, and floodplain development
ordinance. In addition, Cluster Platting and Conservation Platting shall not be
used prospectively in conjunction with the Kittitas County planned unit
development zone (KCC Chapter 17.36).
3. Applications. Applications shall be evaluated for the possible impacts to adjacent
agricultural uses. Residential parcel densities allowed in rural and resource areas
can have a significant impact on agricultural, forestry and mineral resource uses.
Conditions may be placed on development proposals through the normal Kittitas
County permitting authority, which protect agricultural lands from possible
impacts related to incompatible land uses.
Docket Item #1
4. Farmstead. The farmstead, including the pre-existing residential and associated
out buildings within the project boundary, will not be required to become part of a
cluster of residences.
5. Location. Clustered lots and Agricultural Lots shall be located within the project
boundary in a manner that best recognizes the purpose and intent of cluster plats,
conservation plats or Agricultural plats, including but not limited to, the location
of the natural resource lands, critical areas as identified in KCC 17.A, purpose of
open space, natural or topographical features serving as a functional division, etc.
6. Access to Public Lands. Applications that included parcels which share property
line boundaries with public lands which allow public use must maintain or
enhance existing public access points. Maintained or enhanced public access
points to public lands shall be in conformance with requirements as identified by
federal, state, and local agencies having jurisdiction over said public lands.
Documentation demonstrating such shall be submitted as part of the project
application.
7. Open Space. All open space shall contain appropriate covenants and restrictions
to ensure the area will not be further subdivided in the future, the use of the open
space for the purpose specified will continue in perpetuity, and the open space
will be appropriately maintained to control noxious weeds and fire hazards.
2. Open Space. All plats which include open space shall contain appropriate plat notes to
ensure the area will not be further subdivided in the future, the use of the open space for
the purpose specified will continue in perpetuity, and the open space will be appropriately
maintained to control noxious weeds and fire hazards. The identified open space tracts
shall be proportionately owned by tenants in the common, and retained by each home
owner, and will be assessed, taxed, and foreclosed upon each building lot not fulfilling
their obligation. Open space lots shall not be required to be transferred to the other lot
owners to be held in common ownership so long as the lots are used for the purposes of
agricultural activities as that term is defined by RCW 90.58.065(2)(a) or the lots are
designated as timber and forestlands according to RCW 84.33. Open space lots created as
a result of an Agricultural Plat shall not be required to be transferred to the other lots
owners to be held in common ownership.
3. This requirement shall not apply to lots retained by the original landowner or subsequent
landowner(s) for the purpose of providing improved recreational facilities serving the
benefited parcels. For the purposes of this condition, improved recreational facilities shall
be those which exceed $100,000 in value.
4. Non-buildable Lots. Any lots created specifically for, or dominated by, easements,
roadways, storm water retention facilities, septic facilities or other purposes and as a
result are non-buildable shall be proportionately owned by tenants in the common, and
retained by each home owner, and will be assessed, taxed, and foreclosed upon each
building lot not fulfilling their obligation.
5. Cluster plats are subject to the following provisions:
1. The cluster development does not exceed the density permitted by the zone in
which the development is located;
2. The proposed cluster is not within one thousand three hundred twenty (1,320) feet
between the lot lines of any other cluster or existing residential structure unless
the residential structure(s) is part of the proposed development;
Docket Item #1
3. The cluster development does not exceed six (6) residences per cluster;
4. No residential dwelling within the cluster is further than one hundred (100) feet
from another residential dwelling; and
5. Sixty percent (60%) of the land outside of the cluster remains in contiguous open
space in perpetuity. Open space in cluster plats shall be held in common
ownership or maintained at existing land use or agricultural use.
6. Conservation plats are subject to the following provisions:
1. The conservation development does not exceed the density permitted by the zone
in which the development is located;
2. No conservation plat is adjacent to another cluster or conservation plat so that the
total conservation development exceeds six (6) units unless the proposed
developments are separated by an existing County road;
3. In a residential development in a conservation plat, lots must be located adjacent
to one another upon no more than fifty percent (50%) of the total property being
divided.
4. Seventy percent (70%) of the land outside of the conservation cluster remains in
open space for resource use in perpetuity. Open space in conservation plats may
either be held in common ownership, owned by a conservation entity, or remain
in the ownership of the farmstead or resource parcel.
7. Agricultural plats are subject to the following provisions:
1. No Agricultural plat shall be adjacent to another cluster, conservation or
agricultural plat so that the total development on the parcels within the adjacent
plats exceeds 10 units;
2. The agriculture development does not exceed the density permitted by the zone in
which the agricultural land is located.
3. The agricultural plat is necessitated or pursued for one or more of the following
reasons:
1. to accommodate housing for farm labor or farm family members; or
2. to implement an irrigation improvement; or
3. to create parcels of real property for financing purposes; or
4. to improve or increase agricultural efficiencies or dispose of property no
longer useful to the agricultural activities; or
5. to allow gradual or sequential platting as needed to ensure the economic
viability of the farm's future; or
6. to facilitate residential dwellings on acreages with varying sizes to allow
"small" farms such as Community Support Agriculture (CSA), local
farmer's market suppliers to exist in Ag and other zones while acres in
excess of those purchased remain with original owner but carry
nondevelopment status to meet the density of the underlying zone.
4. Dwellings shall be located with the plat in a manner which secures the necessity
of the plat as defined in 4(c) above and in a manner which does not adversely
impact productive farmland or on- or off-site agricultural activities. The
possibility that lots and dwellings may be located where they are impacted by
dust, irrigation water, or agricultural treatments or chemicals, or will encourage
trespass, or will interfere with the movement of agricultural vehicles or livestock,
or may be adversely impacted by noise or odor, should be minimized. All lots
Docket Item #1
shall have a notation on the face of the plat or a deed restriction that runs with the
title that provides notice that the lot is located in an area where agricultural
activities occur and may impact lot owners' use and enjoyment of their property.
5. Lots smaller than two acres and, for all lots, home sites and facilities that support
the residential development, such as onsite waste disposal systems, residential
units shall be located on lands with poor soils or otherwise not suitable for
agricultural purposes.
(Ord. 2016-023, 2016; Ord. 2014-015, 2014; Ord. 2013-001, 2013; Ord. 2011-013, 2011; Ord.
2010-014, 2010; Ord. 2006-36, 2006; Ord. 96-6 (part), 1996)
16.09.060 Lot Size.
1. Generally: The size of the lots to be developed shall be no larger than necessary to meet
the minimum Washington State Department of Health requirements and the Kittitas
County Code.
2. Exceptions:
1. The existing farmstead lot can be up to ten (10) acres in size; and
2. New lots may be as large as five (5) acres if building envelopes are established on
the plat that ensure the same development pattern that would occur with smaller
lots created consistent with subsection 16.09.060.1 above.
3. Agricultural plats.
(Ord. 2014-015, 2014; Ord. 2013-001, 2013; Ord. 2006-36, 2006; Ord. 2005-35, 2005)
16.09.080 Process for Approval.
1. Submit preliminary Cluster Plat or Conservation Plat map in conformance with
requirements in KCC Chapter 15A Project Permit Application Review, KCC Chapter
16.12 Preliminary Plats or KCC Chapter 16.32 Short Plat Requirements, as applicable,
and Title 12 Road Standards.
2. Cluster Plats and Conservation Plats are to be processed as a short subdivision or
subdivision, depending on the number of lots proposed, and are subject to the review
process as provided for in KCC Title 15A Project Permit Application Process.
3. Final Cluster Plat or Conservation Plat approval must be in conformance with KCC
Chapter 16.20 Final Plats.
4. Process for Approval of Agricultural Plats
1. Agricultural Plats
1. The Agricultural Plat shall be processed as a short plat or long plat as
defined in Title 16.
5. Documentation shall be submitted by the applicant stating how the proposed
development meets the intent of KCC Chapter 16.09.
(Ord. 2018-001, 2018; Ord. 2014-015, 2014; Ord. 2013-001, 2013; Ord. 2010-014, 2010; Ord.
2009-25, 2009; Ord. 2007-22, 2007; Ord. 2006-36, 2006; Ord. 2005-35, 2005)
Docket Item #1
16.09.090 Repealed.
(Ord. 2013-001, 2013; Ord. 2010-014 , 2010; Ord. 2009-25, 2009; Ord. 2007-22, 2007; Ord.
2006-36, 2006; Ord. 2005-35, 2005)
16.09.100 Repealed.
(Ord. 2013-001, 2013; Ord. 2010-014 , 2010; Ord. 2009-25, 2009; Ord. 2007-22, 2007; Ord.
2006-36, 2006; Ord. 2005-35, 2005)
Chapter 16.10
Boundary Line Adjustments and Parcel Combinations
Sections
16.10.010 Applicability
16.10.020 Application requirements
16.10.030 Review criteria
16.10.040 Review procedures
16.10.050 Recording
16.10.060 Transfer of title
16.10.070 Expiration
16.10.010 Applicability.
A boundary line adjustment is an acceptable means of transferring land between abutting legally
created parcels, provided:
1.No additional lots, parcels or tracts are created as part of the transfer;
2. 2. No lot that currently conforms to minimum area and dimension regulations shall be
adjusted so as to become nonconforming, except that existing lots within an existing
planned unit development (PUD) may be adjusted through the PUD review and approval
process contained in KCC 17.36, provided that the overall density of the PUD shall not
be exceeded; and
3. 3. No nonconforming lot shall be adjusted in a manner that increases the nonconformity,
except that existing lots within an existing planned unit development (PUD) may be
adjusted through the PUD review and approval process contained in KCC 17.36,
provided that the overall density of the PUD shall not be exceeded.
4.No parcels with split zoning are created as a part of the transfer per KCC Chapter
16.04.025.
(Ord. 2021-015, 2021; Ord. 2014-015, 2014;)
16.10.020 Application requirements.
Docket Item #1
Applicants for a boundary line adjustment or parcel combination shall submit the following for
review and approval:
1. A brief narrative description of the proposed boundary line adjustment or parcel
combination;
2. Existing and proposed legal descriptions of the affected lots;
3. Scaled drawings of both existing and proposed site plans as described in KCC Title
15A.03.030;
4. A certificate of title issued within the preceding one hundred twenty (120) days.
(Ord. 2014-015, 2014;)
16.10.030 Review criteria.
In addition to the requirements in KCC 16.10.010 above, the Director shall consider, and base
his/her decision to approve or deny a boundary line adjustment on the following:
1. Compliance with KCC Title 17 Zoning;
2. Compliance with KCC Title 12 Roads and Bridges;
3. Compliance with KCC Title 13 Water and Sewers;
4. Compliance with KCC Title 14 Buildings and Construction;
5. Compliance with KCC Chapter 16.18 Irrigation and Sprinkling and RCW 58.17.310 and;
6. Compliance with KCC Title 20 Fire and Life Safety
(Ord. 2014-015, 2014;)
16.10.040 Review procedures.
The Director, County Engineer and County Surveyor shall review the boundary line adjustment
or parcel combination for compliance with this chapter and all other land use regulations in
effect at the time the application was deemed complete. If all requirements for approval are met,
the Director shall provide written findings of fact supporting the approval of the boundary line
adjustment.
(Ord. 2014-015, 2014;)
16.10.050 Recording.
Prior to recording, a final Preliminary Survey along with legal descriptions and final acreages for
all lots involved shall be submitted to Community Development Services for review and
approval. The Director shall verify that the final survey and any attachments are accurate and
complete and that they comply with all of the requirements in KCC 16.10.030, KCC
16.2416.24.010, KCC 16.24.020, and WAC 332-130. Additionally, as a minimum, all corners of
the new division lines shall be set, weather dependent, and positions noted onof face of survey.
Boundary line adjustments do not become effective until recorded with the Kittitas County
Auditor. Parcel Combinations do not require a final survey.
Docket Item #1
(Ord. 2014-015, 2014;)
16.10.060 Transfer of title.
The recording of a boundary line adjustment does not constitute a transfer of title. Separate deeds
to this effect must be recorded with the Kittitas County Auditor and are not subject to the
provisions of this Chapter.
(Ord. 2014-015, 2014;)
16.10.065 Lot Line Encroachment
Where the owner of two (2) or more lots with a common lot line desires to have the lots
regarded as a single lot for purposes of building placement, the owner shall record a notice of
lot line encroachment with the Kittitas County Auditor. The form for said notice shall be
provided by Kittitas County Community Development Services and shall state the following:
1. For Platted Lots:
"Lots (lot numbers) of block (block number) in (subdivision name), recorded in the
book of plats (book number) at page (number), of Kittitas County records, are
hereby considered one lot for the purposes of building placement pursuant to the
provisions herein."
2. For Unplatted Lots:
“Lots described as (Insert Legal Descriptions) are hereby considered one lot for
the purposes of building placement pursuant to the provisions herein.”
The notice shall include and agreement and affirmation from the property owner that the lots
will remain under single ownership unless the building and property are brought into
compliance with all building, zoning, subdivision, and other applicable codes. The notice
shall bear the notarized signature of the property owner and a copy of the recorded notice
shall be provided to Kittitas County Community Development Services. The recording of a
notice of lot line encroachment shall only have the effect of modifying the minimum side or
rear yard requirements for the common lot line and all other requirements of this title,
including density requirements, shall remain in full force and effect.
16.10.070 Expiration.
If the boundary line adjustment or parcel combination is not recorded with the Kittitas County
Auditor within two (2) years of the date of approval, the boundary line adjustment or parcel
combination shall be null and void.
(Ord. 2014-015, 2014;)
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Docket Item #1
Chapter 16.12
PRELIMINARY PLATS
Sections
I DRAWING REQUIREMENTS
16.12.010 Generally.
16.12.020 Preliminary plat general information.
16.12.030 Existing conditions.
II DESIGN STANDARDS
16.12.040 Comprehensive plan and zoning regulation conformance.
16.12.060 Open space and non-buildable lots.
16.12.090 Lot size.
16.12.110 Required easements.
III FILING
16.12.120 Receiving - Filing procedure.
IV HEARING
16.12.130 Date, notice - Procedure.
16.12.140 Scope.
16.12.150 Road, sewer, water and fire system recommendations.
16.12.160 Facilities - Improvements.
16.12.170 Comprehensive plan conformance.
V HEARING EXAMINER'S ACTION
16.12.180 Findings and report.
16.12.190 Records.
VI BOARD ACTION
16.12.200 Date and records.
16.12.210 Acceptance or rejection.
16.12.230 Records.
VII PRELIMINARY APPROVAL
16.12.240 Development authorization.
16.12.250 Expiration.
I DRAWING REQUIREMENTS
16.12.010 Generally.
Any person desiring to subdivide land shall prepare and submit to the county community
development services department at least two (2) copies of a preliminary plat of the proposed
Docket Item #1
land subdivision which shall meet the requirements in Sections 16.12.020 through 16.12.030.
(Ord. 2018-021, 2018; Ord. 2005-31, 2005)
16.12.020 Preliminary plat general information.
Unless otherwise specified, information required below may be placed on either sheet one or
subsequent sheets or on all sheets as necessary.
1. All preliminary plat drawings shall be submitted on eighteen by twenty-four inch sheets.
When required by the county public works director, proposed road plans and profiles
prepared by a licensed civil engineer shall be submitted on standard 22" x 346" sheets for
review. The scale shall be 1" = 100' horizontal and 1" = 10' vertical, sheet one.
2. Names of proposed subdivision, all sheets.
3. Location of subdivision by section, township, range, county and state, all sheets.
4. Legal description of land contained within the subdivision coincident with the certificate
of title.
5. Name(s) and address of the owner(s), subdivider(s), surveyor, engineer and date of
survey.
6. Scale (1" = 200', or greater) north arrow and date, sheet one.
7. Vicinity map showing the boundary lines of all adjacent subdivisions, roads, streets,
rivers, streams, canals, or any other information that will assist the planning commission
in considering the plat, sheet one.
8. Proposed platted boundary lines, lot and road dimensions, and gross acreage, sheet one.
9. A statement regarding the contemplated sewage disposal, potable water supply, and
drainage improvements for the proposed subdivision.
10. All access easements.
11. All irrigation ditch easements or historical ditch locations. (Ord. 2010-014 , 2010; Ord.
2005-31, 2005)
16.12.030 Existing conditions.
Unless otherwise indicated, the following shall be shown on the preliminary and final review
drawings.
A. Contour lines at intervals of five feet for slopes less than thirty percent, and ten feet for
slopes over thirty percentten feet at preliminary review only , or the use of USGS maps to
represent elevations and slopes at preliminary review may be used and where such maps
are utilized at preliminary review they must be verified by Contour lines of five feet for
slopes less than thirty percent and ten feet for slopes over thirty percentten feet at final
review.
B. Location, width and typesurfacing material, width, ownership, and type of ownership
of all roads, streets, alleys, easements, and rights-of-way on and adjacent to the proposed
subdivision.
C. Location of all existing ditches apparent or of record, marshes, areas subject to flooding,
and the direction of flow of all water courses, as required by KCC 17A.05.015 .
D. Existing uses of the property, including the location and nature of all acreage, fences
and/or other structures.
E. Any additional information deemed necessary by Kittitas County.
Docket Item #1
F. The total acreage and number of lots included within the subdivision shall be indicated on
sheet one of the plat.
G. One soil log shall be performed and information recorded for each lot within the
proposed subdivision. Soil logs shall be in accordance with chapter 246-272A WAC .
( Ord. 2016-023, 2016; Ord. 2010-014, 2010; Ord. 2005-31, 2005 )
II DESIGN STANDARDS
16.12.040 Comprehensive plan and zoning regulation conformance.
All proposed subdivisions shall conform to the county comprehensive plan and all applicable
zoning regulations in effect at the time they are submitted for approval. Lots shall be of sufficient
area, width and length to satisfy zoning requirements, or, where zoning controls do not apply, to
satisfy the minimum health and sanitation requirements of the county health department.
If, as of July 26, 1996, an existing lot was lawfully occupied by two (2) single family dwellings,
such lot may be granted short plat approval under KCC Chapter 16.32 in order to permit the
segregated sale or refinance of such dwellings, even though one or both of the resulting new lots
will have dimensions less than required for the zoning district in which the property is located;
provided, however, that the degree of density nonconformity shall not be increased. (Ord. 2021-
015, 2021; Ord. 2016-023, 2016; Ord. 2005-31, 2005). Site triangles shall be consistent with
KCC 12.04.030.
16.12.060 Open space and non-buildable lots.
1. Open Space. All plats which include open space shall contain appropriate plats notes to
ensure the area will not be further subdivided in the future, the use of the open space for
the purpose specified will continue in perpetuity, and the open space will be appropriately
maintained to control noxious weeds and fire hazards. The identified open space tracts
shall be proportionately owned by tenants in the common, and retained by each home
owner, and will be assessed, taxed, and foreclosed upon each building lot not fulfilling
their obligation. Open space lots shall not be required to be transferred to the other lot
owners to be held in common ownership so long as the lots are used for the purposes of
agricultural activities as that term is defined by RCW 90.58.065(2)(a) or the lots are
designated as timber and forestlands according to RCW 84.33. Open space lots created as
a result of an Agricultural Plat shall not be required to be transferred to the other lots
owners to be held in common ownership.
2. This requirement shall not apply to lots retained by the original landowner or subsequent
landowner(s) for the purpose of providing improved recreational facilities serving the
benefited parcels. For the purposes of this condition, improved recreational facilities shall
be those which exceed $100,000 in value.
3. Non-buildable Lots. Any lots created specifically for, or dominated by, easements,
roadways, storm water retention facilities, septic facilities or other purposes and as a
result are non-buildable shall be proportionately owned by tenants in the common, and
retained by each home owner, and will be assessed, taxed, and foreclosed upon each
building lot not fulfilling their obligation.
Docket Item #1
(Ord. 2016-023, 2016)
16.12.090 Lot size.
Lot sizes shall comply with minimum zoning, health, and sanitation codes where applicable.
(Ord. 2005-31, 2005)
16.12.110 Required easements.
All lots will have utility easements shown on the face of the plat or in the plat restrictions. Said
easements shall be of a width adequate to allow for future utility installations.
1.Drainage and Storm Water Easements. Easement for drainage channels and ways shall be
of sufficient width to assure that the same may be maintained and improved. Easements
for storm water shall be provided and shall be 10 feet in width and properly located to
permit future installations. No storm water discharge to irrigation entity facilities shall be
authorized without a permit from the irrigation entity or ditch owner.
2.Utility Installations. Utility lines, including, but not limited to electricity, water, natural
gas, sewer, telephone and television cable, serving and located within the subdivision,
shall be placed underground. Where topography, soil, or other conditions make
underground installations impracticable, and the board, upon recommendation from the
county engineer, so finds upon written evidence presented by the supplier of such
utilities, may waive this requirement for underground utilities. Utility installations shall
be in conformance with requirements of KCC Title 12 (Utilities within the right of way).
3.Public Utilities. Where alleys are not provided, easements for public utilities shall be
provided along lot lines where necessary, including any necessary access easements.
There shall be a minimum of ten (10) feet in width. Where possible, the width of rear and
side lot line easements shall be equally shared by abutting lots and easements shall be
continuous and aligned from block to block within the subdivision and with adjoining
subdivisions.
4. Irrigation Easements. Any plat which includes a lot or lots consisting, in whole or in part,
of irrigated land, or un-irrigated land classified by an irrigation district as irrigable to
which there is a water right, shall provide adequate irrigation easements to each such lot.
Any plat proposed for land through which irrigation water flows to downstream users
shall provide easements for existing ditches, channels, conveyances and structures
through which such water flows and such shall be shown on the plats, maps and polyester
originals.
All easements and rights of way required pursuant to this subsection shall be of sufficient width
for maintenance, and the plat shall contain on its face a note of access to downstream water users
for the purpose of maintenance. Easements shall be labeled as “existing,” herein dedicated,” or
“created via separate document.” In the event that the first or third options are used the recording
number shall be shown on the map. All easements shall also include width and purpose of
easement on the face of the map. Preliminary applications for the division of land shall conform
to KCC Title 12 stormwater regulations and stormwater easements shall be shown prior to final
approval of the document.
Docket Item #1
Any new easement necessary for Irrigation and delivery of water shall be reviewed by the
Irrigation district or entity serving the site to make recommendations as to the final location and
placement of new easements. It is recognized that the preference is to place new easements
outside any existing right of way and the County road. Additional easement width may be
required to accommodate the delivery or tail water. Existing irrigation conveyances within the
County road right of way shall continue to exist under the Right to Farm Ordinance within this
code. (Ord. 2005-31, 2005)
III FILING
16.12.120 Receiving - Filing procedure.
If the director determines that the preliminary plat contains sufficient elements and data to
furnish a basis for its approval or disapproval, and the plans are adequate to allow the public
works director to approve or disapprove the construction of future improvements, the director
shall affix a file number and date of receipt to the application and promptly forward all copies of
the plans of roads, utilities, and other proposed improvements to the county engineer.
The director shall forward copies of the preliminary plat to other departments, municipalities,
utility companies or public agencies determined to have an interest in the subdivision. All
reviewing agencies and/or entities shall forward their comments to the director pursuant to Title
15A of this code, Project permit application process. Failure to report within appropriate
comment time shall be interpreted to indicate that the proposed subdivision will not adversely
affect the agency or utility involved. (Ord. 2005-31, 2005)
IV HEARING
16.12.130 Date, notice - Procedure.
Upon receipt of a preliminary plat, the director shall set a date for open record predecision public
hearing before the planning commission. The director shall give notice of the public hearing
pursuant to Title 15A of this code, Project permit application process. (Ord. 2005-31, 2005)
16.12.140 Scope.
At the open record predecision public hearing the planning commissiondirectorHearing
Examiner shall consider all relevant evidence to determine whether to recommend thatapprove
the preliminary plat be approved or disapproved by the Hearings Examinerboard. Any hearing
may be continued at the discretion of the commissionHearings Examiner. (Ord. 2005-31, 2005)
16.12.150 Road, sewer, water and fire system recommendations.
The planning official, county public works director, county health officer, and the county Fire
Marshal, shall certify to the Hearing Examiner, prior to the hearing, their respective
recommendations as to the adequacy of the proposed road system, the proposed sewage disposal
and potable water supply systems; compliance with Kittitas County Code, including but not
limited to Chapter 13.35, Adequate Water Supply Determination or authorized conservation
easement as defined in section 16.08.061; and fire and life safety protection facilities within the
subdivision. The recommendations of the planning official, county public works director, county
health officer, and the county Fire Marshal, shall be attached to the Hearing Examiner's report
Docket Item #1
and decision. for transmittal to the board. (Ord. 2015-010, 2015; Ord. 2014-015, 2014; Ord.
2014-005, 2014; Ord. 2011-013, 2011; Ord. 2005-31, 2005)
16.12.160 Facilities - Improvements.
The Hearing Examiner shall determine whether the proposal includes appropriate provisions for
drainage, roads, alleys, and other public ways, water supplies, sanitary wastes, parks,
playgrounds, fire and life safety protection facilities, school sites and grounds and other public
and private facilities and improvements as required by the Kittitas County Code. (Ord. 2011-013
, 2011; Ord. 2005-31, 2005)
16.12.170 Comprehensive plan conformance.
The commission Hearings Examiner shall determine if the proposed subdivision conforms to the
general purposes of the comprehensive plan; and if the public use and interest will apparently be
served by the proposal. (Ord. 2005-31, 2005)
V HEARING EXAMINER'S ACTION
16.12.180 Findings and report.
Not later than ten days following conclusion of the open record hearing, the Hearing Examiner
shall provide a written report including a decision. The Hearing Examiner may decide that the
proposed plat be approved, conditionally approved or disapproved. Conditions of approval shall
be precisely recited in the Hearing Examiner's report and shall include recommended protective
improvements, if any. (Ord. 2021-015, 2021; Ord. 2010-014, 2010; Ord. 2005-31, 2005)
16.12.190 Records.
Records of the planning commission Hearings Examiner hearings on preliminary plats shall be
kept by the clerk of the boardCDS and shall be open to public inspection. (Ord. 2005-31, 2005)
VI BOARD ACTION
16.12.200 Date and records.
Upon receipt of the planning commission's recommendation, the board shall, at its next regularly
scheduled public meeting, set the date for the public closed record hearing at which the board
shall consider the recommendation. (Ord. 2005-31, 2005)
16.12.210 Acceptance or rejection.
At the closed record hearing scheduled for considering the preliminary plat, the board shall, after
reviewing the recommendations of the planning commission, the director, the county engineer,
the health officer, including any other relevant evidence presented to it, either concur in or reject
the planning commission's recommendations. (Ord. 2005-31, 2005)
16.12.230 Records.
Records of the board's proceedings concerning a preliminary plat shall be kept by the clerk of the
board and shall be open to public inspection. (Ord. 2005-31, 2005)
VII PRELIMINARY APPROVAL
Docket Item #1
16.12.240 Development authorization.
Approval of the preliminary plat shall constitute authorization for the subdivider to develop the
subdivision's facilities and proceed with design of improvements in strict accordance with
standards established by this title and any conditions imposed by the board. Design approval by
the county public works director shall be obtained prior to commencement of construction of
subdivision improvements. (Ord. 2005-31, 2005)
16.12.250 Expiration.
A final plat meeting all requirements of this chapter shall be submitted to the board for approval
within the timeframe specified by RCW 58.17.140 . Failure to do so will result in the preliminary
plat being expired and no longer valid. No further action is necessary regarding an application
once the preliminary plat has expired pursuant to this chapter. Any applicant who files a written
request with the administrator at least 30 days prior to the expiration date, showing that the
applicant has attempted in good faith to submit the final plat within the time period and that the
associated fees are paid, shall be granted a one-year extension. Such an extension can be
requested and granted five times. (Ord. 2018-021, 2018; Ord. 2010-014 , 2010; Ord. 2010-02,
2010; Ord. 2005-31, 2005)
Chapter 16.16
HAZARDOUS LANDS ROAD CONSTRUCTION STANDARDS AND OTHER REQUIRED
IMPROVEMENTS
Sections
16.16.080 Protective improvements for topographically hazardous lands. (Ord. 2005-31, 2005)
16.16.080 Protective improvements for topographically hazardous lands.
Land on which exists any topographical conditions hazardous to the safety or general welfare of
persons or property in or near a proposed subdivision shall not be subdivided unless the
construction of protective improvements will eliminate the hazards or unless land subject to the
hazard is reserved for uses as will not expose persons or property to the hazard. Protective
improvements shall be constructed prior to final plat approval. Protective improvements and
restrictions on use shall be clearly noted on the final plat. (Ord. 2005-31, 2005)
Chapter 16.18
IRRIGATION AND SPRINKLING
Sections
16.18.010 Purpose.
Docket Item #1
I IRRIGATION
16.18.020 Irrigation entity defined.
16.18.030 Parcel creation- Irrigation water delivery system requirements.
16.18.035 Certificate of Irrigation Entity.
16.18.040 Irrigation representative - Selection.
16.18.050 Irrigation representative - Duties generally.
II SPRINKLER SYSTEMS
16.18.060 Purpose.
16.18.070 Definitions.
16.18.010 Purpose.
1. The purpose of this article is to provide for an orderly system of providing irrigation
water to property which is undergoing parcel creation in accordance with KCC Title 16
for such lands as are entitled to irrigation water from irrigation entities, and to require the
installation of an irrigation water delivery system.
2. This ordinance neither grants nor changes water rights. (Ord. 2005-31, 2005)
I IRRIGATION
16.18.020 Irrigation company defined.
The following definition shall apply in this article:
"Irrigation entity" means any one of the following irrigation companies, or the successor in
interest thereto: the Kittitas Reclamation District, the Taneum Ditch Company, the Cascade
Irrigation District, the Ellensburg Water Company, the West Side Irrigation Company, the Thorp
Mill Ditch, the Bull Ditch, the Packwood Ditch, the Fogarty Ditch, the Farrel Ditch, the Tjossem
Ditch, the Younger Ditch, the Ellensburg Mill and Feed Ditch and all other organized irrigation
districts and/or companies or any privately held individual water right of record. including
holders of pre – 1917 ancient water rights. (Ord. 2005-31, 2005)
16.18.030 Parcel creation- Irrigation water delivery system requirements.
Any parcel creation proposed for land served by or crossed by an irrigation entity shall provide a
water delivery system together with rights-of-way to each lot created by the parcel creation with
an irrigation right. The parcel creation shall also provide for easements or rights-of-way from the
water source to the water delivery system. A drawing shall be submitted showing elevations, the
location of lots and the location of the proposed water delivery system. Such systems shall not
impair the rights or uses of downgradient water owners or users. The downgradient irrigation
water users shall be considered and consulted in preparing the design of the proposed water
delivery system. The Director shall refer such proposed parcel creation to the irrigation entity or
entities which will furnish water to the parcel creation, and the Director shall take into
consideration any comments made by the irrigation entity concerning the proposed water
delivery system.
Docket Item #1
The applicant/land owner shall certify whether an apparent or recorded right-of-way or easement
is located on the property proposed for parcel creation. If there is an apparent or recorded right-
of-way or easement located on the subject property, the applicant/land owner shall provide the
County with the name and address of the right-of-way or easement owner. (Ord. 2005-31, 2005)
16.18.035 Certificate of Irrigation Entity.
A certificate of the irrigation entity representative stating that the proposed parcel creation meets
the irrigation entity requirements for continued irrigation of the lands within the entities
boundaries may be submitted as proof of compliance in substantially the following form:
(copy as follows)
I hereby certify that the irrigation plan for (name of parcel creation) conforms to the
requirements of (irrigation entity).
Dated this day of A.D., 20
(irrigation entity) Representative
(Ord. 2005-31, 2005)
16.18.040 Irrigation representative - Selection.
The owners of any platted property hereafter platted who may be entitled to irrigation water from
an irrigation entity shall, prior to receiving irrigation water, select a person as an irrigation
representative. (Ord. 2005-31, 2005)
16.18.050 Irrigation representative - Duties generally.
The irrigation representative shall be the representative of the plat to the irrigation entity in all
matters concerning the delivery of water from the irrigation entity to the platted property
including, but not limited to, making arrangements for delivery of water, coordinating water use
between lot owners, and generally attending to all matters having to do with the water delivery.
(Ord. 2005-31, 2005)
II SPRINKLER SYSTEMS
16.18.060 Purpose.
The purpose of this article is to provide for water conservation and to improve surface and
ground water quality by diminishing the amount of surface water interfering with the operation
of on site sewage systems and wells on residential property. Platted lots where the size of the lots
in any plat is three acres or less shall be irrigated by either a sprinkler irrigation system or drip
irrigation system that meets the requirements of the irrigation entity that supplies the water. (Ord.
2005-31, 2005)
16.18.070 Definitions.
The following definitions shall apply in this article:
Docket Item #1
1. "Drip irrigation system" means a system for the delivery of water to land by permitting
water to fall in drops by the use of pipes which have very small perforations or specially
designed outlets to permit a very small amount of water to drip from the pipe.
2. "Sprinkler irrigation system" means a closed system for delivery of water to the land
whereby irrigation is ultimately achieved by the piping of all water through a sprinkling
device that has the effect of distributing the water to the land surface in small scattered
droplets in a rain-like manner. (Ord. 2005-31, 2005)
Chapter 16.20
FINAL PLATS
Sections
16.20.010 Requirements.
16.20.020 Final plat general information.
16.20.030 Certificate of title - Computer sheets.
16.20.040 Plat drawing.
16.20.050 Dedications, easements, alleys.
16.20.060 Receipt of final plat.
16.20.070 Submission to board.
16.20.080 Approval or disapproval.
16.20.010 Requirements.
The final plat shall conform substantially to the preliminary plat, as approved by the board of
county commissioners, and shall meet the requirements in Sections 16.20.020 through 16.20.050
of this chapter. (Ord. 2005-31, 2005)
16.20.020 Final plat general information.
1. The final plat shall be drawn on polyester film in a neat and legible manner.
2. The final plat shall be drawn to such a scale as to make a sheet eighteen inches by
twenty-four inches. Should this size sheet unduly congest the drawing, the plat may be
submitted on two or more sheets of the above dimensions. The perimeter of the
subdivision shall be depicted with heavier lines than appear elsewhere on the plat. A
marginal line shall be drawn completely around each sheet, leaving an entirely blank
margin of one inch on the sidestwo inch margin on the left edge, and a one-half inch
margin on the other edges of the map shall be provided. The scale shall be one (1) inch
equals two hundred (200) feet, or greater, unless otherwise approved by the director.
3. All lettering shall be printed with permanent ink.
4. Each sheet of the final plat shall contain the subdivisions name at the top of the sheet in
large letters followed underneath with the section, township, range, county and state. The
space for recording the receiving number is in the upper right hand corner, sheet numbers
at the bottom of the sheets.
5. It shall show all courses and distances necessary to re-stake any portion of said plat.
Docket Item #1
6. Required monuments shall be shown together with a legend of monuments on the face of
each plat sheet. (Ord. 2005-31, 2005)
16.20.030 Certificate of title - Computer sheets.
The following items are to be submitted together with the final plat sheets:
1. Certificate of Title. A certificate of title, no older than 90 days at time of submittal, of the
property proposed to be platted shall be submitted with the plat for examination by the
county engineer, said abstract to show fee simple title in the proponents of the plat
unencumbered.
2. Computer Sheets. Computer generated lot closure sheets shall be submitted with the final
plat showing the closure of plat boundaries, blocks, lots or any other area with no more
error than one foot in five thousand feet, together with the acreage of each lot. (Ord.
2018-021, 2018; Ord. 2005-31, 2005)
16.20.040 Plat drawing.
The plat drawing shall contain all the following requirements:
1. Section Data. All section, township, municipal and county lines lying within or adjacent
to the subdivision;
2. Tie Monuments. The location of all monuments or other evidence used as ties to establish
the subdivision's boundaries;
3. Plat Monuments. The location of all permanent control monuments found or established
within the subdivision;
4. Boundaries. The boundary of the subdivision, with complete bearings and lineal
dimensions in heavier lines;
5. Bearing and Distances. The length and bearings of all straight lines, and curve data
showing the controlling elements.the radii, arcs, and central angles of all curves;
6. Lot Dimensions. The length of each lot line, together with bearings and other data
necessary for the location of any lot line in the field;
7. Road Names. The location, width, centerline, and name or names or number of all streets
within and adjoining the subdivision;
8. Easements. The location and width, shown with broken lines, and description of all
easements. Easements may be described in the plat restrictions in lieu of being shown on
the plat drawings;
9. Lot Numbers. Numbers assigned to all lots and blocks within the subdivision;
10. Adjacent Owners. Names of owners of land adjacent to the subdivision, and the names of
any adjacent subdivisions;
11. Surrounding Area. All surrounding property shall be shown in dotted lines and letters
with names of plats, roads, adjoining lots, canals, and etc., and if un-platted shall be so
indicated;
12. Vicinity Maps. A vicinity map showing the boundary of the plat in relation to the
surrounding area such as adjacent subdivisions, rivers, creeks, roads or highways, canals,
etc. Minimum area shown would be the section or sections containing the platted area
with a scale of approximately 4" = 1 mile;
13. Contours. Contour lines are not shown on a final plat as required on the preliminary plat;
Docket Item #1
14.Miscellaneous Items. North arrow, scale and legend of monuments to be shown on open
area of sheets;
15. Grid Coordinates. A tie shall be made and shown on the plat if plat is within one
mile of any such monument.
16.15. Well location. The drawings shall be marked with a "w" indicating location of the
well and a broken line showing the one hundred foot radius around such.
17.16. Ditches. Location of existing ditches apparent or of record. (Ord. 2005-31, 2005)
16.20.050 Dedications, easements, alleys.
No plat shall be approved unless adequate provision is made in the subdivision for such drainage
ways, roads, alleys, easements, and other general purposes as may be required to protect the
public health, safety, and welfare.
1.Dedications - Shown on Plat. All dedications of land shall be clearly and precisely
indicated on the face of the plat in the order listed in Sections 16.24.070 through
16.24.140.
2. Protective Improvements. Protective improvements and easements to maintain such
improvements shall be dedicated.
3. Open Space. All plats which include open space shall contain appropriate plats notes to
ensure the area will not be further subdivided in the future, the use of the open space for
the purpose specified will continue in perpetuity, and the open space will be appropriately
maintained to control noxious weeds and fire hazards. The identified open space tracts
shall be proportionately owned by tenants in the common, and retained by each home
owner, and will be assessed, taxed, and foreclosed upon each building lot not fulfilling
their obligation. Open space lots shall not be required to be transferred to the other lot
owners to be held in common ownership so long as the lots are used for the purposes of
agricultural activities as that term is defined by RCW 90.58.065(2)(a) or the lots are
designated as timber and forestlands according to RCW 84.33. Open space lots created as
a result of an Agricultural Plat shall not be required to be transferred to the other lots
owners to be held in common ownership.
4. This requirement shall not apply to lots retained by the original landowner or subsequent
landowner(s) for the purpose of providing improved recreational facilities serving the
benefited parcels. For the purposes of this condition, improved recreational facilities shall
be those which exceed $100,000 in value.
5.Non-buildable Lots. Any lots created specifically for, or dominated by, easements,
roadways, storm water retention facilities, septic facilities or other purposes and as a
result are non-buildable shall be proportionately owned by tenants in the common, and
retained by each home owner, and will be assessed, taxed, and foreclosed upon each
building lot not fulfilling their obligation. (Ord. 2016-023, 2016; Ord. 2005-31, 2005)
5.6.Site triangles shall be consistent with KCC 12.04.030.
16.20.060 Receipt of final plat.
The director shall be satisfied:
Formatted: Indent: Left: 0.5", No bullets or
Docket Item #1
1. That the final plat meets all standards established by state law and this title relating to
final plats;
2. That the proposed final plat bears the certificates and statements of approval required by
their title;
3. That a certificate of title report furnished by the subdivider confirms the title of the land
in the proposed subdivision is vested in the name of the owners whose signatures appear
on the plat's certificate;
4. That the facilities and improvements required to be provided by the subdivider have been
completed, or, alternatively, that the subdivider will provide a bond in an amount and
with sureties equal to the cost of improvements remaining to be completed securing to the
county the construction and installation of the improvements within a fixed time set by
the board, or, that the subdivider will provide evidence of financial stability and
responsibility (financial statement) prepared by a certified public accountant together
with a developer-buyer agreement placing responsibility for said improvements on the
subdivider;
5. That protective covenants or other documents sufficiently inform the buyer as to
proposed potable water supply, sewage disposal requirements, building requirements and
irrigation water rights (if any part of the subdivision is within an irrigation district). (Ord.
2005-31, 2005)
16.20.070 Submission to board.
The director shall acknowledge receipt of a proposed final plat which meets the requirements of
Section 16.20.060 and shall forward the original to the clerk of the board. (Ord. 2005-31, 2005)
16.20.080 Approval or disapproval.
1. The board, shall, at its next public meeting or any continued meeting, determine:
1. Whether conditions imposed when the preliminary plat was approved have been
met;
2. Whether the bond, if there be one, by its essential terms assures completion of
improvements;
3. Whether the requirements of state law and this title have been satisfied by the
subdivider.
2. The board shall thereupon approve or disapprove the proposed final plat. If the board
approves the plat the clerk shall forward one copy thereof to the county public works
director and one print to the county assessor, and shall transmit two polyester originals to
the county auditor for filing and submit a minimum of one digital CAD file to the county
community development services department. (Ord. 2005-31, 2005)
Chapter 16.24
SURVEY DATA - DEDICATIONS
Docket Item #1
Sections
16.24.010 Survey data requirements.
16.24.020 Orientation of the subdivision.
16.24.030 Survey - Permanent control monuments establishment.
16.24.040 Survey - Permanent control monuments setting.
16.24.050 Lot corner marking.
16.24.060 Survey - Property contiguous to natural bodies of water.
16.24.070 Dedications required.
16.24.080 Property description.
16.24.090 Dedications - Required.
16.24.110 Private road dedication.
16.24.120 Sewage disposal, potable water supply, drainage improvements.
16.24.130 Dedications - Exemption, conveyance to corporation.
16.24.140 Corporate membership and responsibilities, conditions.
16.24.150 Certifications required.
16.24.160 Certificate from platter's land surveyor.
16.24.170 Certificate of county public works director.
16.24.180 Certificate of director.
16.24.200 Certificate from Kittitas County Treasurer.
16.24.210 Certificate of county health officer.
16.24.215 Assessor's certificate.
16.24.220 Certificate of State Department of Transportation (if adjacent to state highway).
16.24.230 Certificate of city council (if adjacent to city).
16.24.240 Certificate of further restrictions.
16.24.250 Certificate of board of county commissioners.
16.24.260 Filing certificate for county recording.
16.24.010 Survey data requirements.
1. The survey of every proposed subdivision, boundary line adjustments, record of survey
and the preparation of preliminary and final plats thereof, shall be made by or under the
supervision of a registered land surveyor who shall certify on the plat that it is a true and
correct representation of the lands actually surveyed. All surveys shall conform to
standard practices and principles for land surveying.
2. The surveyor shall furnish the county engineer with a full set of survey notes upon
request, which notes shall clearly show:
1. The ties to each permanent monument;
2. At least three durable, distinctive reference points or monuments;
3. Sufficient data to determine readily the bearing and length of each line;
4. The base meridianbasis of bearing location by section, township and range with
respect to the Willamette Meridian.referred to. (Ord. 2005-31, 2005)
16.24.020 Orientation of the subdivision.
Primary survey control points shall be referenced to physical section corners and monuments.
Corners of adjoining subdivisions or portions thereof shall be identified and ties shown. (Ord.
2005-31, 2005)
Docket Item #1
16.24.030 Survey - Permanent control monuments establishment.
1. Permanent control monuments shall be established at:
1. All controlling corners on the boundaries of the subdivision;
2. The intersections of centerlines of roads within the subdivision;
3. The beginning and ends of curves on road centerlines;
4. The beginning and ends of road centerlines.
2. Permanent control monuments may be placed on offset lines or may be set as witness
points. The position and type of every permanent monument shall be noted on all plats of
the subdivision. Permanent control monuments shall be set in two inch pipe, twenty-four
inches long, filled with concrete or shall be constructed of an approved equivalent
durable, magnetic, marked with the license number of the land surveyor, and sufficient in
number so that together with existing monuments, are suitable for the perpetuation of
boundary lines. (Ord. 2005-31, 2005)
16.24.040 Survey - Permanent control monuments setting.
Permanent control monuments within the roads shall be set after the roads are graded. In the
event a final plat is approved before roads are graded, the surety deposited to secure grading
shall be sufficient to pay the costs estimated by the county public works director of setting such
monuments. (Ord. 2005-31, 2005)
Permanent Control monuments shall be set at all road intersections, horizontal points of curvature,
horizontal points of tangency, centers of cul-de-sacs, and as needed for intervisibility and any other
appropriate locations deemed necessary by the county. Points of Tangency and curvature may be
substituted by monumenting the point of intersection if the intersection falls within the road.
16.24.050 Lot corner marking.
Every lot corner shall be marked by a three-fourths inch galvanized iron pipe or approved
equivalent driven into the ground. (Ord. 2005-31, 2005) Any monument set by a land surveyor to mark or reference a point on a property or land line shall be permanent, magnetic, and marked or tagged with the certificate number of the land surveyor setting it. Monuments set by a land surveyor shall be
sufficient in number and durability and shall be efficiently placed so as not to be readily disturbed in order
to assure, together with monuments already existing, the perpetuation or reestablishment of any point or
line of a survey.
16.24.060 Survey - Property contiguous to natural bodies of water.
1. If any land in a subdivision is contiguous to a natural body of water, a meander line shall
be established along the shore at a safe distance back from the ordinary high-water mark.
Property lying beyond the meander line shall be defined by distances along the side
property lines extended from the meander line.
2. If the thread of a stream lies within a subdivision or forms the boundary of a subdivision,
such thread shall be defined by bearings and distances as it exists at the time of the
survey. (Ord. 2005-31, 2005)
Docket Item #1
16.24.070 Dedications required.
The dedication sheet shall contain a full legal description of land as stated in the title report,
notarized dedication of legal owners and interested parties of property, signed approvals and
statements as required and all as described as follows in Sections 16.24.080 through 16.24.140.
(Ord. 2005-31, 2005)
16.24.080 Property description.
1. The completed plat must show description of property platted which shall be the same as
that recorded in previous transfer of said property, or that portion of said transfer covered
by the plat.
2. Should this description be cumbersome and not technically correct, a true and exact
description shall be shown upon the plat together with original description. The corrected
description shall read as follows: "The intent of above description is to embrace all the
following described property": (Description). (Ord. 2005-31, 2005)
16.24.090 Dedications - Required.
1. There are five types of dedications and acknowledgments. The applicable dedication
(below) must be followed verbatim. The following list distinguishes the individual
dedications:
1. Corporations platting proposed private roads;
2. Corporations platting proposed public roads;
3. Individuals platting proposed private roads;
4. Individuals platting proposed public roads;
5. Proposed private roads on private property; and
6. Proposed public roads on private property.
2. Dedications for dedications (2),(4) and (6) above:
(copy as follows)
KNOW ALL MEN BY THESE PRESENTS that do hereby declare this plat and dedicate
to the public forever all roads and ways hereon with the right to make all necessary slopes
for cuts and fills, and the right to continue to drain said roads and ways over and across
any lot or lots, where water might take a natural course, in the original reasonable grading
of the roads and ways shown hereon. Following original reasonable grading of roads and
ways hereon no drainage water on any lot or lots shall be diverted or blocked from their
natural course so as to discharge upon any public road rights-of-way, or to hamper proper
road drainage. Any enclosing of drainage waters in culverts or drains or rerouting thereof
across any lot as may be undertaken by or for the owner of any lot, shall be done by and
at the expense of such owner.
(If a non-profit corporation is selected above add these paragraphs)
The costs of construction, maintaining and snow removal of all roads, streets, and alleys
within this plat and all access roads to this plat shall be the obligation of a nonprofit
corporation composed of all the owners of the lots of the plat and of any additional plats
that may be served by these roads, streets and alleys.
Docket Item #1
In the event that the owners of any of the lots of this plat or any additional plats shall
petition the County Commissioners to include the roads in the county road system, it is
understood that the roads shall first be built up to minimum county standards by said non-
profit corporation.
IN WITNESS WHEREOF, We have hereunto set our hands and seal this day of ,
A.D., 20 .
(Print name of Corporation)
(Signature of President)
President
(Signature of Secretary)
Secretary
(Use this if individual owner(s))
(Print signer's name under line)
(As many of the following acknowledgments are to be used as required to acknowledge
all signatures.)
ACKNOWLEDGEMENT
STATE OF WASHINGTON ) SS
COUNTY OF KITTITAS )
THIS IS TO CERTIFY That on this day of A.D., 20, before me, the undersigned, a
Notary Public, personally appeared to me known to the person(s) who executed the
foregoing dedication and acknowledged to me that signed and sealed the same as free and
voluntary act and deed for the uses and purposes therein mentioned.
WITNESS My hand and official seal the day and year first written.
Notary Public in and for the State of Wash., residing at
(Alternate when plattor is a corporation)
STATE OF WASHINGTON ) SS
COUNTY OF )
On this day of A.D., 20, before me, the undersigned, a Notary Public in and for the State
of Washington, duly commissioned and sworn, personally appeared and , to me known to
be the president and secretary, respective, of the Corporation, and acknowledged the said
instrument to be the free and voluntary act and deed of said Corporation, for the uses and
purposes therein mentioned, and on oath stated that they were authorized to execute the
said instrument and that the seal affixed is the corporate seal of said Corporation.
WITNESS My hand and official seal the day and year first written.
Notary Public in and for the State of Washington, residing at
Docket Item #1
In addition to owners of platted property signing the dedication, all interested parties
(mortgagee, easement grantee, etc.) shall sign and acknowledge before a notary public a
dedication of all land shown on the plat to be dedicated for public uses and a waiver by
them and their successors of all claims for damages against any governmental authority
arising from the construction and maintenance of public facilities and public property
within the subdivision.
(copy as follows)
DEDICATION:
KNOW ALL MEN BY THESE PRESENTS That (name of person or persons or
corporation having interests) the undersigned (mortgagee, easements grantee or others) of
the herein described real "property", does hereby declare, subdivide and plat as herein
described, and dedicate to the use of the public forever all roads, streets, avenues, alleys,
places, easements or whatever public property shown thereon which shall be maintained
by (county road system or private non-profit corporation) and do hereby waive all claims
for damages whatsoever against any government agency arising from the construction
and maintenance of public facilities and public property within the subdivision so platted.
IN WITNESS WHEREOF, We have hereunto set our hands and seal this day of A.D.,
20 .
(Applicable signatures as hereinbefore described)
ACKNOWLEDGEMENT: (copy as hereinbefore shown verbatim)
(Ord. 2005-31, 2005)
16.24.110 Private street dedication.
(copy as follows)
KNOW ALL MEN BY THESE PRESENTS: That the undersigned, owner(s) in fee simple of the
described real property, does hereby declare this plat and description and in lieu of dedication of
roads hereby grants forever unto all owners of lots in this plat and all future plats in (name of
plat) common ownership of all roads shown as private roads.
(If applicable add these paragraphs)
The costs of construction, maintenance and snow removal of all roads, streets, and alleys within
this plat and all access roads to this plat shall be the obligation of a nonprofit corporation
composed of all the owners of the lots of the plat and of any additional plats that may be served
by these roads, streets and alleys.
In the event that the owners of any of the lots of this plat or any additional plats shall petition the
County Commissioners to include the roads in the County Road System, it is understood that the
roads shall first be built up to minimum county standards by said non-profit corporation.
WITNESS my (our) hand(s) and seal(s) this day of A.D., 20 .
(Applicable signatures as hereinbefore described)
ACKNOWLEDGEMENT: (copy as hereinbefore shown verbatim)
Docket Item #1
(Ord. 2005-31, 2005)
16.24.120 Sewage disposal, Potable water supply, Drainage improvements.
A statement is required describing the contemplated sewage system and potable water supply.
Mitigation for water use is required per Kittitas County Code Chapter 13.
(Ord. 2014-015, 2014; Ord. 2005-31, 2005)
16.24.130 Dedications - Exemption, conveyance to corporation.
If the board concludes that the public interest will be served thereby, the board may, in lieu of
requiring the dedication of land in a subdivision for protective improvements, drainage ways,
roads, alleys, recreational, community or other general purposes, allow the said land to be
conveyed to a homeowner's association or similar non-profit corporation. (Ord. 2005-31, 2005)
16.24.140 Corporate membership and responsibilities, conditions.
A subdivider who wishes to make a conveyance as permitted by Section 16.24.130 , shall, at or
prior to the time of filing a final plat for approval, supply the board with copies of the grantee
organization's articles of incorporation and bylaws with evidence of the conveyance or a binding
commitment to convey. The articles of incorporation shall be appurtenant to ownership to land in
the subdivision; that the corporation is empowered to assess the said land for costs of
construction and maintenance of the improvements and property owned by the corporation; and
that such assessments shall be a lien upon the land. The board may impose such other conditions
as it deems appropriate to assure that property and improvements owned by the corporation will
be adequately constructed and maintained. (Ord. 2005-31, 2005)
16.24.150 Certifications required.
The certification in Sections 16.24.160 through 16.24.260 shall appear on the dedication sheet
unless not applicable. (Ord. 2005-31, 2005)
16.24.160 Certificate from platter's land surveyor.
A certificate of the registered land surveyor who made, or under whose supervision was made,
the survey of the subdivision in substantially the following language:
(copy as follows)
I hereby certify that the plat of is based on actual survey and subdivision of Section , Township
Range W.M.; that the distances and courses and angles are shown thereon correctly; that the
monuments have been set and lot and block corners staked on the ground. This map correctly
represents a survey made by me or under my direction in conformance with the requirements of the Survey Recording Act as the request of ______________________ in ____________, 20____.
Dated this day of , A.D., 20 .
Name of Person.
(signed and sealed)
Docket Item #1
Certificate Number
(seal)
Licensed Land Surveyor
(Ord. 2005-31, 2005)
16.24.170 Certificate of county Engineerpublic works director.
No plat shall be approved by the board of county commissioners until the county public works
director Engineer shall have affixed his or her signature thereto and forwarded same to the board
of county commissioners with a letter stating that requirements will be met, or suitable deposit
made or bond filed to cover estimated cost of work, prior to the issuance of the first building
permit.
(copy as follows)
EXAMINED
AND APPROVED This day of , A.D., 20 .
(seal)
Kittitas County Engineer
(Ord. 2005-31, 2005)
16.24.180 Certificate of county planning director.
A statement of the director that the subdivision conforms to the comprehensive plan.
(copy as follows)
I hereby certify that the plat of has been examined by me and find that it conforms to the
comprehensive plan of the Kittitas County Planning Commission.
Dated this day of , A.D., 20 .
Kittitas County Community Development Services Director
(Ord. 2005-31, 2005)
16.24.200 Certificate from Kittitas County Treasurer.
Certified statement from the county Treasurer showing taxes are paid for preceding year; also
taxes for the year in which the plat is filed, the latter being in an amount equal to last year's
taxes, plus twenty-five percent.
(copy as follows)
I hereby certify that the taxes and assessments are paid for the preceding years and are current as
of the date of my signature below.
Dated this day of , A.D., 20 .
Kittitas County Treasurer
Docket Item #1
(Ord. 2005-31, 2005)
16.24.210 Certificate of county health officer.
A note on any approved plat shall contain the following note: I hereby certify that the plat has
been examined and conforms with current Kittitas County Code Chapter 13.
Dated this day of , A.D., 20 .
Kittitas County Health Officer
(Ord. 2014-015, 2014; Ord. 2005-31, 2005)
16.24.215 Assessor's certificate.
Certified statement from the county assessor that no conditions exist which would encumber or
obstruct the proposed subdivision.
(copy as follows)
I hereby certify that the plat of has been examined by me and I find the property to be in an
acceptable condition for platting.
Dated this day of , A.D., 20 .
Kittitas County Assessor
(Ord. 2005-31, 2005)
16.24.220 Certificate of State Department of Transportation (if adjacent to state highway).
In the event that the property described in such plat or any part thereof shall be adjacent to a state
highway, the district administrator of the Department of Transportation shall approve such plat
before the approval of the board of county commissioners. The following form of certificate
shall be filled out on said plat and signed by the district administrator.
EXAMINED AND APPROVED This day of , A.D., 20 .
Washington State Department of Transportation
Administrator, District No. 5
(Ord. 2005-31, 2005)
16.24.230 Certificate of city council (if adjacent to city).
In the event that the property described in such plat, or any part thereof, shall be adjacent to the
corporate limits of any city or town, the council of such city or town shall approve such plat
before its approval by the board of county commissioners. The following form of certificate shall
be filled out on said plat and signed by the mayor of such city or town.
EXAMINED AND APPROVED This day of , A.D., 20 , pursuant to Ordinance No. , of the
(city/town) of , Washington, passed, 20 , and approved by the Mayor thereof , 20 .
COUNCIL OF city/town, Washington
Docket Item #1
By
Mayor
(Ord. 2005-31, 2005)
16.24.240 Certificate of further restrictions.
In the event that there are further restrictions or covenants which are to be made a part of the
plat, the following certificate shall be filled out on said plat and signed by the platters and the
county auditor.
(copy as follows)
KNOW ALL MEN BY THESE PRESENTS: That this plat of Kittitas County, Washington is
subject to additional restrictions entitled, which are filed with the Kittitas County Auditor and
which are hereby made a part of this plat. This is to certify that the above mentioned restrictions
have been filed this day of , 20 , at minutes past o'clock M., in Volume of Deeds ,
Page , Records of Kittitas County, Washington.
Kittitas County Auditor
(Ord. 2005-31, 2005)
16.24.250 Certificate of board of county commissioners.
(copy as follows)
EXAMINED AND APPROVED This day of , A.D., 20 .
Board of County Commissioners
Kittitas County, Washington
By
Chairman
ATTEST:
Clerk of the Board
(Ord. 2005-31, 2005)
16.24.260 Filing certificate for county recording.
(copy as follows)
Filed for record at the request of the Kittitas County Board of Commissioners, this day of ,
A.D., 20 , at minutes past o'clock M., and recorded in Volume of Plats , on page ,
Records of Kittitas County, Washington.
Kittitas County Auditor
Receiving No.
By
Deputy County Auditor
Docket Item #1
NOTE: "Receiving No." to be shown in the upper right hand corner on each page of the plat (if
more than one page). (Ord. 2005-31, 2005)
Chapter 16.28
DEVELOPMENT OF ILLEGALLY DIVIDED LAND
Sections
16.28.010 Application approval.
16.28.020 Innocent purchaser for value.
16.28.010 Application approval.
No application for a building permit, septic tank permit or other development permit for any lot,
tract or parcel of land divided in violation of state law or this title shall be granted without prior
approval of the board. Such approval shall only be given following a public meeting at which the
applicant shall demonstrate to the satisfaction of the board that:
1. The county sanitarian has certified that the proposed means of sewage disposal and water
supply on and to the lot, tract, or parcel are adequate;
2. The county engineer has certified that the lot, tract or parcel is served with an adequately
designed means of ingress and egress, and with adequate drainage facilities, none of
which interfere with or impair existing or planned public highway and drainage facilities
in the vicinity;
3. The planning commission has certified that the proposed development conforms to the
comprehensive plan and all zoning regulations;
4. The proposed development will not adversely affect the safety, health or welfare of
adjacent property owners, or interfere with their enjoyment of their property. (Ord. 2005-
31, 2005)
16.28.020 Innocent purchaser for value.
An application for a building permit, on site sewage permit or other development permit for any
lot, tract or parcel of land divided in violation of state law or this title shall not be granted
without prior approval of the board, which approval shall only be given following a public
meeting at which the applicant shall demonstrate to the satisfaction of the board that:
1. The applicant purchased the lot, tract, or parcel for value;
2. The applicant did not know, and could not have known by the exercise of care which a
reasonable purchaser would have used in purchasing the land, that the lot, tract or parcel
had been part of a larger lot, tract, or parcel divided in violation of state law or this title.
(Ord. 2005-31, 2005)
Docket Item #1
Chapter 16.32
SHORT PLAT REQUIREMENTS
Sections
16.32.010 Drawings - General information requirements.
16.32.020 Short plat design standards.
16.32.030 Required improvements, road standards and irrigation easements.
16.32.050 Short plat review.
16.32.070 Appeals.
16.32.080 Final approval - Filing.
16.32.090 Expiration.
16.32.100 Alterations.
16.32.010 Drawings - General information requirements.
1. All short plats shall contain information set forth in Sections 16.20.010 through
16.20.050.
2. Short plats shall be prepared according to standard formats which are to be available in
the Kittitas County community development services department. (Ord. 2005-31, 2005)
16.32.020 Short plat design standards.
Design standards for short plats are the same as those provided for in Chapter 16.12.040 through
16.12.110. (Ord. 2005-31, 2005)
16.32.030 Required improvements, road standards and irrigation easements.
Road standards and irrigation easement standards for short plats shall be the same as those
outlined in Chapter 16.18 and Title 12 of this code. Exceptions to minimum road standards shall
be made only by the board of county commissioners. Other improvements (drainage, etc.) may
be established during short plat review by the director who shall base such determination on the
written recommendation of those officials responsible for such matters. (Ord. 2005-31, 2005)
16.32.050 Short plat review.
The planning official shall be vested with the responsibility of processing short plat applications.
The county shall review and consider the proposed short subdivision with regard to:
1. Its conformance with all county subdivision, zoning, health and sanitation, roads and
bridges, and fire and life safety regulations and with laws adopted by the state of
Washington.
2. Its conformance to all standards and improvements required under this title.
3. Potential hazards created by flood potential, landslides, etc.
4. Provisions for all improvements and easements (roads, ditches, etc.) required by this title.
5. Access for all proposed lots or parcels by way of a dedicated road right-of-way or
easement.
6. All other relevant facts which may determine whether the public interest will be served
by approval of the proposed subdivision.
Docket Item #1
7. Lots or parcels created by the final platting of a subdivision or short subdivision may not
be further divided within a five-year period without filing of a final plat; except as
provided for in RCW 58.17.060
8.Its compliance with Kittitas County Code Chapter 13.35, Adequate Water Supply
Determination or work voluntarily with Kittitas County to develop an authorized
conservation easement, see section 16.08.061.
8.9.Consistency with sight triangle requirements pursuant to KCC 12.04.030.
(Ord. 2015-010, 2015; Ord. 2014-015, 2014; Ord. 2014-005, 2014; Ord. 2011-013, 2011; Ord.
2005-31, 2005)
16.32.070 Appeals.
Any person(s) aggrieved by any decision of the director may request a review of that decision by
the hearing examiner. Such request must be made pursuant to Title 15A of this code, Project
permit application process. (Ord. 2019-013, 2019; Ord. 2005-31, 2005)
16.32.080 Final approval - Filing.
1.If improvements are required, final approval and filing may be withheld until:
1. Roads within the subdivision are constructed to meet minimum platting
requirements.
2.All required irrigation delivery systems are completed.
3.There is compliance with the recommendations of the Kittitas County health
department regarding improvements or additional information.
4.It has been determined as evidenced by letters from affected agency and
department heads that satisfactory conditions exist for the subdivision of the
subject property. Where any department or agency has failed to respond to a
proposed short plat within two (2) weeks, it shall be assumed no recommendation
is intended.
5. A certificate signed by all persons having any interest in the property is filed with
the short plat indicating the subdivision is their free act and deed.
2.If all improvements and plat requirements are fulfilled, the director shall affix his (her)
name to the face of the original plat document and present it to the county auditor for
official filing. (Ord. 2005-31, 2005)
16.32.090 Expiration.
A final short plat meeting all requirements of this chapter shall be submitted and approved within
the timeframe specified by RCW 58.17.140 . Failure to do so will result in the short plat being
expired and no longer valid. No further action is necessary regarding an application once the
short plat has expired pursuant to this chapter. Any applicant who files a written request with the
administrator at least 30 days prior to the expiration date, showing that the applicant has
attempted in good faith to submit the final short plat within the time period and that the
associated fees are paid, shall be granted a one-year extension. Such an extension can be
requested and granted five times. (Ord. 2018-001, 2018; Ord. 2010-014, 2010)
Docket Item #1
16.32.100 Alterations.
Once a short plat has been recorded with the county auditor it can be altered in a manner not
involving a re-subdivision into no more than four lots from the original short plat. When a
proposed alteration or vacation involves a public dedication, the alteration or vacation shall he
processed in accordance with RCW Chapter 58.17 . If the proposed alteration or vacation does
not involve a public dedication, the short plat alteration shall be processed in accordance with the
following provisions:
1. The short plat alteration shall be processed administratively. A new survey shall not he
required except for new lines created by the amended short plat.
2. Revisions that result in any substantial changes shall be treated as a new application for
purposes of vesting.
3. The short plat alteration shall show all of the land shown on the original short plat and
shall bear the acknowledged signatures of all parties having ownership interest in the
affected lots, tracts, parcels, sites or divisions within the original short plat as shown by a
current title certificate.
4. The short plat alteration shall not increase the number of lots, tracts, parcels, sites or
divisions into more than four from the original short plat for a period of five years from
the date of recording of the original short plat, unless a final plat has been approved and
filed for record pursuant to the regular plat provisions of this title.
5. Minor errors not involving a change in lines may be corrected by the surveyor upon
approval of the administrator by recording an affidavit with the county auditor
specifically referencing the short plat by number and the correction. ( Ord. 2011-013 ,
2011)
Chapter 16.36
LARGE LOT SUBDIVISION
Sections
16.36.010 Large lot subdivision review.
16.36.015 Criteria for eligibility as a large lot subdivision.
16.36.040 Survey requirements.
16.36.050 Plat review and approval process.
16.36.010 Large lot subdivision review.
The Director shall be vested with the responsibility of processing Large Lot Subdivision
applications. The director shall review and consider the proposed subdivision as follows:
1. All large lot subdivisions shall contain information set forth in Sections 16.12.010
through 16.12.030 except that the required scale may be negotiated. (Ord. 2005-31, 2005)
16.36.015 Criteria for eligibility as a large lot subdivision.
Docket Item #1
1. All large lot subdivisions shall conform to the county comprehensive plan and all zoning
regulations in effect at the time the large lot subdivision is submitted.
2. Consistent with parcel creation by long and short subdivision provisions of this code,
preliminary approval of large lot subdivisions shall mean that road and access
requirements are identified and conformance with section 16.04 of this code has been
met.
3. Proof that all lots or tracts created by large lot subdivision are approved for irrigation
delivery by the appropriate irrigation entity or entities shall be provided.
4. Requirements for easements as set forth in Section 16.12.110 shall be met.
5. The appropriate dedication as provided for in 16.24.090 and 16.24.110, A dedication
shall appear on the face of the large lot subdivision survey with the following statement:
KNOWN ALL MEN BY THESE PRESENT: that the undersigned, owner(s) in fee
simple of the described real property, does hereby grant forever unto all owners of lots in
this survey and all future plats in this survey a common ownership interest in all private
roads shown.
6. A note shall appear on the subdivision survey with the following statement:
"NOTE: The lots in this survey are created through the large lot subdivision review
process. As such there has been review for conformance with suitability for on-site
sewage disposal and availability of potable water."
7. All large lot subdivisions shall contain information set forth in Sections 16.12.010
through 16.12.030.
8.All large lot subdivisions shall meet requirements of Kittitas County Code Chapter 13.35,
Adequate Water Supply Determination or work voluntarily with Kittitas County to
develop an authorized conservation easement, see section 16.08.061.
(Ord. 2015-010, 2015; Ord. 2014-015, 2014; Ord. 2014-005, 2014; Ord. 2005-31, 2005)
16.36.040 Survey requirements.
All survey maps shall be prepared in accordance with KCC 16.24 and relevant State laws.
(Reserved). (Ord. 2005-31, 2005)
16.36.050 Plat review and approval process.
(Reserved). (Ord. 2005-31, 2005)
Chapter 16.40
PENALTIES
Docket Item #1
Sections
16.40.010 Penalty a misdemeanor.
16.40.010 Penalty a misdemeanor.
Any person, firm, corporation, or association or any agent of any person, firm, corporation, or
association who violates any provision of this title, shall be guilty of a gross misdemeanor and
each sale, offer for sale, lease or transfer of each separate lot, tract, or parcel of land in violation
of any provision of this act or any local regulation adopted pursuant thereto, shall be deemed a
separate and distinct offense. (Ord. 2005-31, 2005)
Docket Item #1
Title 17 Proposed Updates
Docket Item #1
17.16.070 Yard requirements - Side.
There shall be a side yard of not less than five (5) feet in width on each side of a building. (Side of
building means outer face, any part of building nearest to the side line, not including roof eaves.)
Side yard setbacks may be modified in accordance with KCC 16.10.065. (Ord. 2019-013, 2019; Ord.
2013-001, 2013; Res. 83-10, 1983)
17.16.080 Yard requirements - Rear.
a.There shall be a rear yard with a minimum depth of twenty-five (25) feet to the main building.
b.The rear yard setback depth shall be fifteen (15) feet to the main building for parcels within
the Snoqualmie Pass LAMIRD.
b.c. Rear yard setbacks may be modified in accordance with KCC 16.10.065. (Ord. 2019-013,
2019; Ord. 2013-001, 2013; Res. 83-10, 1983)
17.18.070 Yard requirements - Side.
There shall be a side yard of not less than ten (10) feet on one side, and five (5) feet on the opposite
side of a building. (Side of building means outer face, any part of building nearest to the side line,
not including roof eaves.) Side yard setbacks may be modified in accordance with KCC 16.10.065.
(Ord. 2019-013, 2019; Ord. 2013-001, 2013; Ord. 89-10 (part), 1989)
17.18.080 Yard requirements - Rear.
a.There shall be a rear yard with a minimum depth of twenty-five (25) feet to the main building.
However one accessory structure may be constructed within five (5) feet of the rear lot line.
b.The rear yard setback depth shall be fifteen (15) feet to the main building for parcels within
the Snoqualmie Pass LAMIRD.
b.c. Rear yard setbacks may be modified in accordance with KCC 16.10.065. (Ord. 2019-013,
2019; Ord. 2013-001, 2013; Ord. 8910 (part), 1989)
17.19.050 Yard requirements.
There shall be a minimum front yard setback of twenty-five (25) feet. Side and rear yard setbacks
shall be fifteen (15) feet. Side and rear yard setbacks may be modified in accordance with KCC
16.10.065. (Ord. 2013-001, 2013; Ord. 92-4 (part), 1992)
17.22.060 Yard requirements.
No structure shall be built or located closer than twenty-five (25) feet to the front and rear property
line or within fifteen (15) feet of any side property line. Side and rear yard setbacks may be modified
in accordance with KCC 16.10.065. (Ord. 2013-001, 2013; Res. 83-10, 1983)
17.28.050 Yard requirements - Side.
Side yard shall be a minimum of five (5) feet. Side yard setbacks may be modified in accordance with
KCC 16.10.065. (Ord. 2019-013, 2019; Ord. 2013-001, 2013; Res. 83-10, 1983)
17.28.060 Yard requirements - Rear.
There shall be a rear yard with a minimum depth of twenty-five (25) feet to the main building. Rear
Docket Item #1
yard setbacks may be modified in accordance with KCC 16.10.065. (Ord. 2013-001, 2013; Res. 83-10,
1983)
17.28A.050 Yard requirements - Side.
Side yard shall be a minimum of five (5) feet. Side yard setbacks may be modified in accordance with
KCC 16.10.065. (Ord. 2019-013, 2019; Ord. 2013-001, 2013; Ord. 2005-05, 2005)
17.28A.060 Yard requirements - Rear.
There shall be a rear yard with a minimum depth of twenty-five (25) feet to the main building. Rear
yard setbacks may be modified in accordance with KCC 16.10.065. (Ord. 2013-001, 2013; Ord. 2005-
05, 2005)
17.29.060 Yard requirements - Side yard.
Side yard shall be a minimum of five (5) feet. Side yard setbacks may be modified in accordance with
KCC 16.10.065. (Ord. 2019-013, 2019; Ord. 2013-001, 2013; Res. 83-10, 1983)
17.29.070 Yard requirements - Rear yard.
There shall be a rear yard with a minimum depth of twenty-five (25) feet to the main building. Rear
yard setbacks may be modified in accordance with KCC 16.10.065. (Ord. 2013-001, 2013; Res. 83-10,
1983)
17.30.050 Yard requirements.
There shall be a minimum front yard setback of twenty-five (25) feet. Side and rear yard setbacks
shall be fifteen (15) feet. Side and rear yard setbacks may be modified in accordance with KCC
16.10.065. (Ord. 2013-001, 2013)
17.31.060 Yard requirements - Side yard.
Side yard shall be a minimum of five (5) feet. Side yard setbacks may be modified in accordance with
KCC 16.10.065. (Ord. 2019-013, 2019; Ord. 2013-001, 2013; Ord. 96-15 (part), 1996)
17.31.070 Yard requirements - Rear yard.
There shall be a rear yard with a minimum depth of twenty-five (25) feet to the main building. Rear
yard setbacks may be modified in accordance with KCC 16.10.065. (Ord. 2013-001, 2013; Ord. 96-15
(part), 1996)
17.44.050 Setback requirements.
1.Front Setback. There shall be a minimum front yard depth of fifteen (15) feet. Off-street
parking and maneuvering area shall not be considered as front yard;
2.Side Setback. Ten (10) feet;
3.Rear Setback. Ten (10) feet.
3.4. Side and rear yard setbacks may be modified in accordance with KCC 16.10.065. (Ord. 2013-
001, 2013; Ord. 2007-22, 2007; Ord. 83-Z-2 (part), 1983)
Docket Item #1
17.59.050 Yard requirements.
Yard requirements are as follows:
1.Front yard: twenty (20) feet;
2.Side yard: five (5) feet;
3.Rear yard: twenty-five (25) feet;
3.4. Side and rear yard setbacks may be modified in accordance with KCC 16.10.065.
4.5. Setback from USFS boundary: fifty (50) feet. (Ord. 2013-001, 2013)
17.56.060 Yard requirements.
1.Front Yard. There shall be a minimum front yard of twenty-five (25) feet.
2.Side Yard. Side yard shall be ten (10) feet.
3.Rear Yard. There shall be a rear yard with a minimum depth of ten (10) feet to the main
building.
3.4. Side and rear yard setbacks may be modified in accordance with KCC 16.10.065. (Ord. 2021-
015, 2021; Ord. 2013-001 ,2013;Ord. 96-19 (part), 1996; Ord. 92-6 (part), 1992: Res. 83-10,
1983)
Docket Item #1
Title 12 Proposed Updates
12.01.130 Variances (Departures from the Standards) and Appeals.
Variances from these Standards may be granted by the Road Variance Committee County
Engineer. The variance will be heard by the County Engineer, and he/she shall render a decision
in writing to the applicant. The applicant may then appeal the administrative decision of the
County Engineer to the Hearings Examiner, pursuant to KCC 15A.07.015., comprised of the
Public Works Director, Community Development Services representative, Fire Marshal, or
designees, and three citizens appointed by the BOCC.
If the proposed road variance is located within a fire district, notice of the proposed variance
shall be provided to the applicable fire district a minimum of 14 days prior to at the same time
the Road Variance Committee application is submitted to the County Engineer. The Fire District
shall have a minimum of 14 days to submit comments between when copies of the variance
application are submitted to them for comment and when the County Engineer takes up the
matter for decision. meeting scheduled for consideration of the variance request. The fire district
may submit comments on the road variance request up until the committee has made a decision
on the request.
The granting of a variance shall be in the public interest. When the need for a variance can be
identified in advance, the variance should be proposed at preliminary plat stage and be included
for consideration during plan review and public hearing. Variances from the standards in this
title will be considered on a case-by-case basis. Variances will be granted only upon evidence
that the variance demonstrates the following:
1. Unusual circumstances or conditions apply to the property and/or the intended use that do
not apply generally to other property in the same vicinity or district; and
2. Such variance is necessary for the preservation and enjoyment of a substantial property
right of the developer possessed by the owners of other properties in the same vicinity or
district; and
3.The authorization of such variance will not be materially detrimental to the public
welfare or injurious to property in the vicinity or district in which the property is located;
and
4. Special conditions and circumstances do not result from the actions of the developer; and
5. The granting of such variance will not adversely affect the realization of the Kittitas
County Comprehensive Plan, Long-Range Transportation Plan or this title.
The variance request(s) shall consist of:
1.Variance fee.
2. Variance application.
3. Identification of the standard provision to be waived or varied.
4. Identification of the alternative design or construction standards to be adhered to.
5. A thorough justification of the variance request.
Requests may be prepared by the developer, professional civil engineer licensed to practice in
Washington, or professional land surveyor licensed to practice in Washington. To appeal the
denial or imposition of conditions of a variance decision, an appeal shall be filed per KCC
Docket #2
15A.07 or KCC 15A.08, based on the underlying land use decision in accordance with Ch.
36.70B RCW. (Ord. 2018-001, 2018; Ord. 2015-010, 2015)
12.01.135 Variance Fairness Standard.
1.Disqualification
1.A Road Variance Committee member shall disqualify himself or herself from a
proceeding in which the committee member’s impartiality might reasonably be
questioned. The fact that a committee member has considered the same or a
similar proposal in another hearing, has made a ruling adverse to the interests of a
party in this or another hearing, or has previously considered and ruled upon the
same or a similar issue, is not a basis for disqualification.
2.A request for disqualification shall be granted whenever the committee member:
1. Has a personal bias or prejudice concerning the party;
2. Has served in a professional or business relationship with respect to the
matter in issue, or is currently associated with a person who is or was so
engaged; or
3. Has directly, or through a family member or fiduciary relationship, a
financial or personal interest in the outcome of the matter or issue.
2.Ex Parte Contacts
1.All Road Variance Committee quasi-judicial proceedings are subject to the
appearance of fairness doctrine. No person shall contact a Road Variance
Committee member off the record for the purpose of influencing the committee
member’s decision. Ex parte contacts limited strictly to the clarification of
procedural matters (and not to the merits of a dispute) are permitted. A deliberate
ex parte contact in violation of this section may be deemed an attempt to interfere
with Road Variance Committee duties. If a substantive ex parte communication is
made to or by the committee member, the committee member shall publicly
disclose it. (Ord. 2018-001, 2018)
Docket #2
Title 15A Proposed Updates
15A.01.040 Roles and responsibilities.
The regulation of land development is a cooperative activity including many different elected
and appointed bodies and county staff. The specific responsibilities of these bodies is set forth
below and outlined in Table A at the end of this title.
1. Applicant. An applicant is expected to read and understand the county comprehensive
plan and code and be prepared to fulfill the obligations placed on the applicant. Pre-
application conferences are available to anyone who wishes to discuss such obligations
prior to submittal.
2. Community Development Services Director.
a. The Community Development Services Director (CDS Director) is responsible
for the administration of portions of KCC Title 15, Environmental Policy, Title
15A, Project Permit Application Process, Title 16, Subdivisions, Title 17, Zoning,
Title 17A, Critical Areas, and the shoreline master program.
b. Upon request or as determined necessary, the CDS Director shall interpret the
meaning or application of the provisions of said titles and issue a written
administrative interpretation. Requests for interpretation shall be written and shall
concisely identify the issue and desired interpretation.
c. Administrative land use decisions on certain zoning conditional uses, and
variances from the standards and dimensional regulations of the zoning code,
KCC Title 17, such as setback and yard restrictions.
d. The CDS Director or his/her designee shall have the authority to review and
approve, deny, or approve with conditions, applications for the following:
i. Letters of exemption from a shoreline substantial development permit;
ii. Shoreline substantial development permits;
iii. Revisions to shoreline substantial development permits; and
iv. Requests for timing extensions for i through iii above.
3. Board of County Commissioners. In addition to its legislative responsibilities under
KCC Title 15B, the board shall review and act on the following subjects pursuant to this
title:
a. Recommendations of the Planning Commission. Decision-making process by the
board shall consist of a public meeting or meetings wherein the board reviews the
written record transmitted from the Planning Commission for Legislative matters
and issues a written decision in resolution or ordinance form. During such
meeting(s), appropriate county staff will present the record to the board, providing
information as necessary to ensure county code compliance. No new comment or
information will be allowed by the board during the decision-making process.
b. Appeals of site-specific rezones.
c. Development Agreements.
4. Hearing Examiner - Decision. The Hearing Examiner shall review and make a final
decision for the purposes of appeal under KCC section 15A.07 on the following
applications and subjects pursuant to this title:
a. Initial local County decision on Shoreline Conditional Use Permits subject to the
Shoreline Master Program;
b. Initial local County decision on Shoreline Variances pursuant to the Shoreline
Master Program;
Docket Item #3
c.Shoreline substantial development permits that are included in consolidated
permit applications that are subject to Hearing Examiner review and action;
d. Conditional use permits pursuant to the zoning code, KCC Title 17;
e.Application for preliminary plats;
f.Site-Specific Rezone applications;
g. Appeals of administrative SEPA actions regarding an action without an
underlying permit;
h.Open record appeal of administrative SEPA actions;
i.Appeal of administrative determinations such as short plats, variances, and code
interpretations; and
j.Other actions requested or remanded by the Board of County Commissioners.
j.k. Appeal of administrative determinations regarding road standard variance decisions.
5.Washington State Department of Ecology. The Washington State Department of
Ecology shall be responsible for the final approval, denial, or approval with conditions
for the following:
a.Shoreline conditional use permits and revisions to same; and
b.Shoreline variances and revisions to same.
(Ord. 2018-021, 2018; Ord. 2016-006, 2016; Ord. 2014-008, 2014;)
15A.01.050 Severability.
If any chapter, section, subsection, sentence, clause, phrase, part or portion of this title is for any
reason held to be invalid or unconstitutional by any court of competent jurisdiction, such
decision shall not affect the validity of the remaining portions of this title or the application of
the provisions to other persons or circumstances. (Ord. 2000-07; Ord. 98-10, 1998)
Formatted: Indent: Left: 0"
Docket Item #3
BOCC 2022 Non-Annual Docket Public Hearing Staff Report Page 4
May 24, 2022
Appendix B
2022 Non-Docket Item Comments
From:Early, Shane (DNR)
To:Jeremy Johnston
Cc:Andrews, Garren (DNR)
Subject:RE: Notice of SEPA Action- Kittitas County Non-Docket Cycle 2022
Date:Thursday, March 10, 2022 11:47:57 AM
Attachments:image001.png
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Good morning Jeremy,
As always, the DNR appreciates the opportunity to review and comment on SEPA related matters in
Kittitas County. For this particular non-project SEPA, we have no specific comments to contribute.
Best regards,
Shane
Shane Early
Forest Practices Coordinator
Southeast Region
Washington State Department of Natural Resources (DNR)
( (509) 925-0948
* shane.early@dnr.wa.gov
www.dnr.wa.gov
Please consider whether you can save paper by not printing this message.
From: Jeremy Johnston <jeremy.johnston@co.kittitas.wa.us>
Sent: Thursday, March 10, 2022 8:34 AM
To: Ryan McAllister <ryan.mcallister@co.kittitas.wa.us>; Kim Dawson
<kim.dawson@co.kittitas.wa.us>; George Long <long@kittcom.org>; Julie Kjorsvik
<julie.kjorsvik@co.kittitas.wa.us>; Toni Berkshire <toni.berkshire@co.kittitas.wa.us>; Jesse Cox
<jesse.cox@co.kittitas.wa.us>; Holly Erdman <Holly.erdman@co.kittitas.wa.us>; Lisa Lawrence
<lisa.lawrence@co.kittitas.wa.us>; Patti Stacey <patti.stacey@co.kittitas.wa.us>; Candie Leader
<candie.leader@co.kittitas.wa.us>; Ken Grannan <ken.grannan@co.kittitas.wa.us>;
'enviroreview@yakama.com' <enviroreview@yakama.com>; 'corrine_camuso@yakama.com'
<corrine_camuso@yakama.com>; 'jessica_lally@yakama.com' <jessica_lally@yakama.com>;
'noah_oliver@yakama.com' <noah_oliver@yakama.com>; 'casey_barney@yakama.com'
<casey_barney@yakama.com>; 'kozj@yakamafish-nsn.gov' <kozj@yakamafish-nsn.gov>;
'matj@yakamafish-nsn.gov' <matj@yakamafish-nsn.gov>; 'barh@yakamafish-nsn.gov'
<barh@yakamafish-nsn.gov>; Clear, Gwen (ECY) <GCLE461@ECY.WA.GOV>; White, Lori (ECY)
<lowh461@ECY.WA.GOV>; ECY RE Former Orchards <formerorchards@ECY.WA.GOV>; Neet, Wendy
(ECY) <wnee461@ECY.WA.GOV>; Downes, Scott G (DFW) <Scott.Downes@dfw.wa.gov>; Nelson,
Jennifer L (DFW) <Jennifer.Nelson@dfw.wa.gov>; Torrey, Elizabeth M (DFW)
<Elizabeth.Torrey@dfw.wa.gov>; DAHP SEPA (DAHP) <sepa@dahp.wa.gov>; 'jorgenja@cwu.edu'
<jorgenja@cwu.edu>; 'nelmsk@cwu.edu' <nelmsk@cwu.edu>; Jeremy Larson
<jeremy.larson@co.kittitas.wa.us>; Steph Mifflin <stephanie.mifflin@co.kittitas.wa.us>; Mau, Russell
E (DOH) <Russell.Mau@DOH.WA.GOV>; Carter, Brietta J (DOH) <brietta.carter@doh.wa.gov>; DNR
RE AQ LEASING RIVERS <DNRREAQLEASINGRIVERS@dnr.wa.gov>; Early, Shane (DNR)
<Shane.Early@dnr.wa.gov>; DNR RE SEPACENTER <SEPACENTER@dnr.wa.gov>; Andrews, Garren
(DNR) <Garren.Andrews@dnr.wa.gov>; MAUNEY, MARTY (DNR) <MARTIN.MAUNEY@dnr.wa.gov>;
'brooksideconsulting@gmail.com' <brooksideconsulting@gmail.com>; 'tribune@nkctribune.com'
<tribune@nkctribune.com>; 'terry@nkctribune.com' <terry@nkctribune.com>;
'mwoodruff@kvnews.com' <mwoodruff@kvnews.com>; 'mbreckenridge@kvnews.com'
<mbreckenridge@kvnews.com>; 'legals@kvnews.com' <legals@kvnews.com>;
'Deborah.j.knaub@usace.army.mil' <Deborah.j.knaub@usace.army.mil>; 'lhendrix@usbr.gov'
<lhendrix@usbr.gov>; 'mark.a.gradwohl.civ@mail.mil' <mark.a.gradwohl.civ@mail.mil>;
'Kimberly.peacher@navy.mil' <Kimberly.peacher@navy.mil>; 'Robert.d.bright10.civ@army.mil'
<Robert.d.bright10.civ@army.mil>; Haley Mercer <haley.mercer@co.kittitas.wa.us>; Christy Garcia
<christine.garcia@co.kittitas.wa.us>; 'steve@snoqualmietribe.us' <steve@snoqualmietribe.us>;
'guy.moura@colvilletribes.com' <guy.moura@colvilletribes.com>;
'Aren.Orsen.HSY@colvilletribes.com' <Aren.Orsen.HSY@colvilletribes.com>;
'sam.rushing@colvilletribes.com' <sam.rushing@colvilletribes.com>; matt.boast@kittitaspud.com;
'kdkistler@bpa.gov' <kdkistler@bpa.gov>; 'klarned@fs.fed.us' <klarned@fs.fed.us>;
'SCPlanning@wsdot.wa.gov' <SCPlanning@wsdot.wa.gov>; Graham, Ken (PARKS)
<Ken.Graham@PARKS.WA.GOV>; Rich Elliott <elliottr@kvfr.org>; 'delvoj@kvfr.org'
<delvoj@kvfr.org>; 'jwiseman@snoqualmiepassfirerescue.org'
<jwiseman@snoqualmiepassfirerescue.org>; 'office@kcfd7.com' <office@kcfd7.com>;
'sara@krdistrict.org' <sara@krdistrict.org>; 'cid@fairpoint.net' <cid@fairpoint.net>;
'baileyj@fairpoint.net' <baileyj@fairpoint.net>; 'eburgwater@yahoo.com'
<eburgwater@yahoo.com>; 'jbbrunson@elltel.net' <jbbrunson@elltel.net>;
'ktbrunson@fairpoint.net' <ktbrunson@fairpoint.net>; 'Lakeshore206@fairpoint.net'
<Lakeshore206@fairpoint.net>; 'robertsb@cersd.org' <robertsb@cersd.org>;
'chandod@eastonsd.org' <chandod@eastonsd.org>; 'simonettam@eastonsd.org'
<simonettam@eastonsd.org>; 'fwalker@eburg.wednet.edu' <fwalker@eburg.wednet.edu>;
'lonnie_allphin@ksd403.org' <lonnie_allphin@ksd403.org>; 'monty_sabin@ksd403.org'
<monty_sabin@ksd403.org>; 'martinl@thorpschools.org' <martinl@thorpschools.org>;
'roslyn@inlandnet.com' <roslyn@inlandnet.com>; 'planner@ci.roslyn.wa.us'
<planner@ci.roslyn.wa.us>; 'publicworks@ci.roslyn.wa.us' <publicworks@ci.roslyn.wa.us>; Mike
Engelhart (GOV) <mengelhart@cleelum.gov>; KathiSwanson <kswanson@cleelum.gov>;
'mhayes@cleelum.gov' <mhayes@cleelum.gov>; VirgilAmick <vamick@cleelum.gov>;
CleElumPlanning <planning@cleelum.gov>; 'clerk@cityofkittitas.com' <clerk@cityofkittitas.com>;
'debbie.lee@cityofkittitas.com' <debbie.lee@cityofkittitas.com>; 'kurin.simplot@cityofkittitas.com'
<kurin.simplot@cityofkittitas.com>; 'pubworks@ci.ellensburg.wa.us'
<pubworks@ci.ellensburg.wa.us>; 'comdev@ci.ellensburg.wa.us' <comdev@ci.ellensburg.wa.us>;
'energyservices@ci.ellensburg.wa.us' <energyservices@ci.ellensburg.wa.us>;
'townofsouthcleelum@gmail.com' <townofsouthcleelum@gmail.com>; 'sce@inland.net'
<sce@inland.net>
Cc: Dan Carlson <dan.carlson@co.kittitas.wa.us>; Nicole Ogan <nicole.ogan@co.kittitas.wa.us>
Subject: Notice of SEPA Action- Kittitas County Non-Docket Cycle 2022
External Email
Good Morning,
Kittitas County has issued a DNS in reference to proposed non-docket cycle updates to Title 12, Title
15A, and Title 16. Attached is the DNS and associated SEPA checklist. The specific proposed changes
can be found on the Kittitas County website at
Kittitas County 2022 Non-Docket Cycle Update
The comment period for this SEPA determination will conclude on March 25, 2022 at 5pm. Please let
me know if you have any questions or issues accessing the documents.
Jeremy Johnston
Kittitas County Planning Official
jeremy.johnston@co.kittitas.wa.us
(509) 962-7065
The information transmitted by this email is intended only for the person or entity to which it is addressed. This email may contain
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message id: 38eb45916c6dcbdac24bb8719d004a14
KITTITAS VALLEY FIRE & RESCUE
400 E Mt View Ave Ellensburg WA 98926 (509) 933-7241 Fax (509) 933-7245 prevention@kvfr.org
KVFR Prevention SEPA Comments
Project: Kittitas County Non-docket cycle updates to Title 12, Title 15A, Title 16
Permit#: N/A
Date: 03/10/2022
I have reviewed the SEPA Checklist and associated documents for the listed proposed changes
for Kittitas County Fire District 2.
Comments:
- I do not support or agree with the changes in Title 12 replacing the Road Variance
Committee with a single person. Everyone on the Variance committee has a specific code
or jurisdiction that they represent.
- The committee was formed in response to variances being allowed that did not meet code
or operational requirements.
Thank you,
Joe Delvo
Fire Prevention Captain
Fire Investigator, IAAI-FIT
Kittitas Valley Fire & Rescue
400 East Mountain View Ave.
Ellensburg, WA
Phone: 509-933-7241
Cell: 509-856-4455
Fax: 509-933-7245
prevention@kvfr.org
From:Rich Elliott
To:Jeremy Johnston
Cc:Brandon Schmidt
Subject:RE: [Ext] Notice of SEPA Action- Kittitas County Non-Docket Cycle 2022
Date:Thursday, March 10, 2022 4:08:12 PM
CAUTION: This email originated from outside the Kittitas County network. Do not click
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Jeremy –
Regarding Project: Kittitas County Non-docket cycle updates to Title 12, Title 15A, Title 16
I have reviewed the SEPA Checklist and associated documents for the listed proposed changes for
KVFR.
I am concerned that dissolving the Road Variance Committee and going to the county engineer will
result in increased liability for fire department personnel. Our county has a history of approving
inadequate roads. Over the last few years, that has largely not happened under the variance
committee. The expertise this group brings to the table is varied and valuable. I understand the
hearings examiner’s role and support that being the appeal option.
Rich Elliott – Deputy Fire Chief
Kittitas Valley Fire and Rescue
509-201-6280
From: Jeremy Johnston <jeremy.johnston@co.kittitas.wa.us>
Sent: Thursday, March 10, 2022 8:34 AM
To: Ryan McAllister <ryan.mcallister@co.kittitas.wa.us>; Kim Dawson
<kim.dawson@co.kittitas.wa.us>; George Long External <long@kittcom.org>; Julie Kjorsvik
<julie.kjorsvik@co.kittitas.wa.us>; Toni Berkshire <toni.berkshire@co.kittitas.wa.us>; Jesse Cox
<jesse.cox@co.kittitas.wa.us>; Holly Erdman <Holly.erdman@co.kittitas.wa.us>; Lisa Lawrence
<lisa.lawrence@co.kittitas.wa.us>; Patti Stacey <patti.stacey@co.kittitas.wa.us>; Candie Leader
<candie.leader@co.kittitas.wa.us>; Ken Grannan <ken.grannan@co.kittitas.wa.us>;
'enviroreview@yakama.com' <enviroreview@yakama.com>; Corrine Camuso
<corrine_camuso@yakama.com>; Jessica Lally <jessica_lally@yakama.com>; Noah Oliver-External
<noah_oliver@yakama.com>; Casey Barney <casey_barney@yakama.com>; 'kozj@yakamafish-
nsn.gov' <kozj@yakamafish-nsn.gov>; 'matj@yakamafish-nsn.gov' <matj@yakamafish-nsn.gov>;
'barh@yakamafish-nsn.gov' <barh@yakamafish-nsn.gov>; 'gcle461@ecy.wa.gov'
<gcle461@ecy.wa.gov>; 'lowh461@ECY.WA.GOV' <lowh461@ECY.WA.GOV>;
'FormerOrchards@ecy.wa.gov' <FormerOrchards@ecy.wa.gov>; 'wendy.neet@ecy.wa.gov'
<wendy.neet@ecy.wa.gov>; 'Scott.Downes@dfw.wa.gov' <Scott.Downes@dfw.wa.gov>;
jennifer.nelson@dfw.wa.gov; Elizabeth Torrey <Elizabeth.Torrey@dfw.wa.gov>; SEPA DAHP
<sepa@dahp.wa.gov>; 'jorgenja@cwu.edu' <jorgenja@cwu.edu>; 'nelmsk@cwu.edu'
<nelmsk@cwu.edu>; Jeremy Larson <jeremy.larson@co.kittitas.wa.us>; Steph Mifflin
<stephanie.mifflin@co.kittitas.wa.us>; 'russell.mau@doh.wa.gov' <russell.mau@doh.wa.gov>;
'brietta.carter@doh.wa.gov' <brietta.carter@doh.wa.gov>; 'rivers@dnr.wa.gov'
<rivers@dnr.wa.gov>; 'shane.early@dnr.wa.gov' <shane.early@dnr.wa.gov>;
'SEPACENTER@dnr.wa.gov' <SEPACENTER@dnr.wa.gov>; 'Garren.Andrews@dnr.wa.gov'
<Garren.Andrews@dnr.wa.gov>; 'MARTIN.MAUNEY@dnr.wa.gov' <MARTIN.MAUNEY@dnr.wa.gov>;
'brooksideconsulting@gmail.com' <brooksideconsulting@gmail.com>; 'tribune@nkctribune.com'
<tribune@nkctribune.com>; 'terry@nkctribune.com' <terry@nkctribune.com>;
'mwoodruff@kvnews.com' <mwoodruff@kvnews.com>; 'mbreckenridge@kvnews.com'
<mbreckenridge@kvnews.com>; 'legals@kvnews.com' <legals@kvnews.com>;
'Deborah.j.knaub@usace.army.mil' <Deborah.j.knaub@usace.army.mil>; 'lhendrix@usbr.gov'
<lhendrix@usbr.gov>; 'mark.a.gradwohl.civ@mail.mil' <mark.a.gradwohl.civ@mail.mil>;
'Kimberly.peacher@navy.mil' <Kimberly.peacher@navy.mil>; 'Robert.d.bright10.civ@army.mil'
<Robert.d.bright10.civ@army.mil>; Haley Mercer <haley.mercer@co.kittitas.wa.us>; Christy Garcia
<christine.garcia@co.kittitas.wa.us>; 'steve@snoqualmietribe.us' <steve@snoqualmietribe.us>;
'guy.moura@colvilletribes.com' <guy.moura@colvilletribes.com>;
'Aren.Orsen.HSY@colvilletribes.com' <Aren.Orsen.HSY@colvilletribes.com>;
'sam.rushing@colvilletribes.com' <sam.rushing@colvilletribes.com>; Matt Boast
<Matt.boast@kittitaspud.com>; 'kdkistler@bpa.gov' <kdkistler@bpa.gov>; 'klarned@fs.fed.us'
<klarned@fs.fed.us>; SCPlanning <scplanning@wsdot.wa.gov>; 'Graham, Ken (PARKS)'
<Ken.Graham@PARKS.WA.GOV>; Rich Elliott <elliottr@kvfr.org>; Joe Delvo <delvoj@kvfr.org>;
'jwiseman@snoqualmiepassfirerescue.org' <jwiseman@snoqualmiepassfirerescue.org>;
'office@kcfd7.com' <office@kcfd7.com>; 'sara@krdistrict.org' <sara@krdistrict.org>;
cid@fairpoint.net; 'baileyj@fairpoint.net' <baileyj@fairpoint.net>; eburgwater@yahoo.com;
'jbbrunson@elltel.net' <jbbrunson@elltel.net>; 'ktbrunson@fairpoint.net'
<ktbrunson@fairpoint.net>; 'Lakeshore206@fairpoint.net' <Lakeshore206@fairpoint.net>;
'robertsb@cersd.org' <robertsb@cersd.org>; 'chandod@eastonsd.org' <chandod@eastonsd.org>;
'simonettam@eastonsd.org' <simonettam@eastonsd.org>; 'fwalker@eburg.wednet.edu'
<fwalker@eburg.wednet.edu>; 'lonnie_allphin@ksd403.org' <lonnie_allphin@ksd403.org>;
'monty_sabin@ksd403.org' <monty_sabin@ksd403.org>; 'martinl@thorpschools.org'
<martinl@thorpschools.org>; 'roslyn@inlandnet.com' <roslyn@inlandnet.com>;
'planner@ci.roslyn.wa.us' <planner@ci.roslyn.wa.us>; 'publicworks@ci.roslyn.wa.us'
<publicworks@ci.roslyn.wa.us>; Mike Engelhart (GOV) <mengelhart@cleelum.gov>; KathiSwanson
<kswanson@cleelum.gov>; 'mhayes@cleelum.gov' <mhayes@cleelum.gov>; VirgilAmick
<vamick@cleelum.gov>; CleElumPlanning <planning@cleelum.gov>; 'clerk@cityofkittitas.com'
<clerk@cityofkittitas.com>; 'debbie.lee@cityofkittitas.com' <debbie.lee@cityofkittitas.com>;
'kurin.simplot@cityofkittitas.com' <kurin.simplot@cityofkittitas.com>; Public Works
<pubworks@ci.ellensburg.wa.us>; Community Development <comdev@ci.ellensburg.wa.us>; Kim
Bowie <bowiek@ci.ellensburg.wa.us>; 'townofsouthcleelum@gmail.com'
<townofsouthcleelum@gmail.com>; 'sce@inland.net' <sce@inland.net>
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Cc: Dan Carlson <dan.carlson@co.kittitas.wa.us>; Nicole Ogan <nicole.ogan@co.kittitas.wa.us>
Subject: [Ext] Notice of SEPA Action- Kittitas County Non-Docket Cycle 2022
Good Morning,
Kittitas County has issued a DNS in reference to proposed non-docket cycle updates to Title 12, Title
15A, and Title 16. Attached is the DNS and associated SEPA checklist. The specific proposed changes
can be found on the Kittitas County website at
Kittitas County 2022 Non-Docket Cycle Update
The comment period for this SEPA determination will conclude on March 25, 2022 at 5pm. Please let
me know if you have any questions or issues accessing the documents.
Jeremy Johnston
Kittitas County Planning Official
jeremy.johnston@co.kittitas.wa.us
(509) 962-7065
The information transmitted by this email is intended only for the person or entity to which it is addressed. This email may contain
confidential and/or privileged material. If you are not the intended recipient of this message, be aware that any use, review,
retransmission, distribution, or reproduction is strictly prohibited. If you received this in error, please contact the sender immediately and
delete the material from all devices.
message id: 38eb45916c6dcbdac24bb8719d004a14
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From:Marc Kirkpatrick
To:Jeremy Johnston
Subject:Comments to Kittitas County SEPA DNS issued for Proposed Amendments to Title 16, 15A and 12
Date:Monday, March 14, 2022 2:49:28 PM
Attachments:image001.png
CAUTION: This email originated from outside the Kittitas County network. Do not click
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Dear Mr. Johnston,
Public Comments related to proposed Code Updates:
Title 12 Proposed Update:
I’ve personally been on the variance committee since its inception in 2005. It was created to
insure transparency, intent, and to consider situations that are not specifically addressed in
the road standards. I personally provide a history to the committee that would ultimately be
lost.
Am I being fired from my 17 year volunteer position?
Based on the recent study session, the proposed changes to the road variance are based upon
the difficulty of getting a quorum for these meetings. I will say that this was not an issue over
the past 16 years and only recently when the committee no longer had a set date per month
to attend. Scheduling the meetings one to 2 weeks ahead made it difficult for many to attend
regularly.
If the road variance committee is reduced to only the County Engineer, then I recommend the
application fee to be reduced since 2 out of the 3 County staff are no longer needed at the
meeting.
The current road variance committee allows/requires 3 citizens of the public to attend on a
regular basis. The public participation will no longer be occurring under these proposed
changes.
As an engineering, surveying, and land planning consultant in Kittitas County’s development
industry, consistency of code interpretation from County staff is critical to my office’s ability
to provide quality services to our clients. I’m concerned that this may be lost without some
ability for the public to be heard beyond the Public Work’s engineer.
Title 15A Proposed Updates:
What is the fee if there is an appeal, of the administrative decision, to the Hearings Examiner?
These costs should be shared and known before making a decision on this matter.
Title 16 Proposed Updates:
This will have a significant and unnecessary impact on existing lots that are currently
buildable. As we all know, the road standards have evolved a lot over the past 17 years.
Allowable road grades have gone from 15% to 10% for private roads.
Road surfacing requirements have changed.
Number of lots on a dead end road have changed from 40 to 30 lots maximum.
This proposed code change to the existing exemption would make MANY lots unbuildable by a
minor boundary line adjustment. Is this the direction we want to go when we have an
inventory problem?
Example: How would lots within a 15 year old development, under the older road standards,
be able to adjust a simple property line to an existing fence line without becoming
unbuildable under current road standards?
This proposed code change is a good example of the consequences that can occur without a
broad knowledge, history, and expertise that can be discussed collectively with the Public
Works Engineer, Planning Official, Fire Marshal and 3 members of the public at the same
table.
I STRONGLY oppose this update.
Thank you for the opportunity to provide comments and questions on these latest proposed
updates.
Best Regards,
Marc Kirkpatrick
Principal
D: (509) 656-4176
MKirkpatrick@EncompassES.net
www.EncompassES.net
Eastern Washington: 407 Swiftwater Blvd., Cle Elum, WA 98922 | P: (509) 674-7433
Western Washington: 165 NE Juniper St., Suite 201, Issaquah, WA 98027 | P: (425) 392-0250
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To:Kittitas County Community Development Services,411 North Ruby
Avenue,Suite 2,Ellensburg,WA 98926
Subject:Title 12 Proposed Updates.pdf
Comments:
12.01.130 Variances (Departures from the Standards)and Appeals.With
the elimination of the Road Variance Committee and replacing them with a
County Engineer seems like a good and bad plan.It might seem good for
maybe processing time rather than having a committee but if we are having
a single person making decisions seems very risky.Whoever gets assigned
the position of County Engineer would have too much single power.Do we
have other options?What are the checks and balances we will have?
FYI..I am all for efficiencies and saving dollars but please be wise in
making this revision.
Submitted by;
Curtis E.Dahl
1831 Kimberly LN
Ellensburg WA 98926
206-747-9978