HomeMy WebLinkAboutLPF-26-00001 Parke Creek Landing Exhibit A Hearing Examiner RecommendationEJTTITAS COUNTY
LAND USE HEARING EXAMINER
IN THE MATTER OF
PD-24-00002 and LP-25-000024
Parke Creek Long Plat and PUD
RECOMMENDED FINDINGS OF
FACT, RECOMMENDED
CONCLUSIONS OF LAW,
RECOMMENDED DECISION AND
RECOMMENDED CONDITIONS OF
APPROVAL
r on
THIS MATTER having come on for hearing in ont of the Kittitas County evidence hereby submitsl earing the followingeRecomornended
24, 2025 the Hearing Examiner having taken
Findings of Fact, Recommended Conclusions of Law, Recommended Decision and Recommended
Conditions of Approval as follows:
I. RECOMMENDED FINDINGS OF FACT
i . Frank Ragland, authorized agent for Parke Creek
submitted
ltiple t
it
applications for a development. The qSdPeslude a Planned LniDeveloPmen(PUD),
SEPA, Checklist and long plat (LP).
2. Location: one parcel, parcel 295134 located off lParke ts WA n Sectionoad oximately .5 miles 34 Township 18 Range 20� in
of
the intersection of Vantage Hwy, northeast o
Kittitas County.
3. Total Property Size: 185.30 acres
4. Number of Lots: portion of one (1), 128.03 acres to be rezoned to a PUD and platted into
25 lots
5. Domestic Water: Proposed Group A Water System
6. Sewage Disposal: individual septic tanks and Portable Toilets.
7. Power/Electricity: Puget Sound Energy
8. Fire Protection: Fire District 2
9. Irrigation District: KRD
10. Site Characteristics:
10.1. North: Mostly sage land
10.2. South: irrigated agricultural lands and scattered home sites
10.3. East: Operating Engineers training facility
10.4. West: Irrigated agricultural lands and scattered home sites
10.5. Access: The site is accessed off Parke Creek Road.
10.6. Densi : current zoning of Rural Recreation
lots through a minimum
lot size of 5 at w 11 not exceed with
128 acres the property is capable o supporting
underlying zoning.
11. ZONING AND DEVELOPMENT STANDARDS
LP-25-000024
Parke Creek Long Plat and PUD
Page I of 13
ximately .5 miles
east of
11.1. The subject property is located off ParkeCreek Road A and s zoned Rural Recreation Per
the intersection of Vantage Highway, northeast
Kittitas County Code (KCC) 17.30.010, the purpose and intent of the Rural -Recreation zone is
s or in
to provide areas where residential adevelopment
and intent in siting R-R zonesis density o promote recreation
residential clusters. A primary go
residential development associated with the many natural amenities found within Kittitas
County.
.010 Pur ose and intent: The applicant seeks os zone
zone
the PUD Ruralm the
11.2. KCC 17.36to
Recreation zone to a PUD. Per Kittitas County 17.36.010, the pure
provide for departures from strict �arnpanli nce demonstrate that suthe ch departures ds tlined in other
will protect the public
sections of this Title for projects
interest and accomplish one or more of the following objectives:
11.2.1. To encourage more innovative design than is generally possible under conventional zoning
and subdivision regulations;
11.2.2. To encourage more economical and efficient use of land, streets, and public services;
amenities superior to conventional
11.2.3. To preserve and create usable open space and other
developments;
11.2.4. To preserve important natural features of the land, including topography, natural
vegetation, and views;
11.2.5. To encourage development of a variety of housing types and densities;
11.2.6. To encourage energy conservation, including the use of passive solar energy in project
design and development to the extent possible;
11.2.7. To encourage development of areas or site characterized by special features of geography,
topography, size, shape; and/or
11.2.8. To permit flexibility of design that will create desirable public and private open space; to
vary the type, design and layout of buildings; and to utilize the potentials of individual sites
and alternative energy services to the extent possible;
11.3. KCC 17.36.15 2 A lieabiii
11.3.1. Outside the Urban Growth Area (UGA) and Rural LAMIRDs: The provisions of this
chapter can be used for ro
prohibited on Resource sand Rural Lands nty �nexcept) acres in size, Ds are
the Rural Working Use
Designation.
11.3.2. Staff Res onse s in size, and is outside the
ban Growth
11.3.2.1. The subject property is. A 8 acre
Areas and Rural LAMIRD proposed, the project is consistent wrth this provision.
11.3.2.2. Uses proposed in the proposal include:
9 acres
onal
11.3.2.3. 25 residential lots, may
clude and a Offtiple-family lots on -Road Road Vehicle area. on approximately pproximately 613.73
Vehicle storage on 21.11 acres
acres.
11.4. KCC 17.36.02 2 Allowed uses
LP-25-000024
Parke Creek Long Plat and PUD
Page 2 of 13
11.4.1. Under KCC 17.36.020(2), the allowed residential uses outside of an Urban Growth Area
include:
11.4.1.1. Accessory dwelling unit;
11.4.1.2. Accessory living quarters;
11.4.1.3. Dwelling, single-family;
11.4.1.4. Dwelling, two-family;
11.4.1.5. Dwelling, multiple -family;
11.4.1.6. Special care dwelling;
11.4.1.7. Parks and playgrounds
11.4.2. Under 17.36.020(2)(b) the following uses are allowed provided they only serve the
residential PUD:
11.4.2.1. Community buildings;
11.4.2.2. Indoor recreation facilities including athletic clubs, fitness centers, sports courts,
swimming pools, and other similar uses;
11.4.2.3. Outdoor recreation facilities including swimming pools, sports courts or Similar
uses;
11.4.2.4. Electrical vehicle infrastructure, pursuant to KCC Chapter 17.66; and
11.4.2.5. Recreation vehicle storage areas.
11.5. KCC 1736.025 2 Allowed Densi
11.5.1. Outside the Urban Growth Area he existing densitylwithlin t�heDbo��ries of thedensity of tproposed
underlying zone combined with
PUD shall not be exceeded by a PUD.
11.6. KCC 17.36.045 Review criteria
11.6.1. Preliminary development plan: The Hearing Examiner shall evaluate a planned unit
development application and other evidence and testimony submitted into the record and shall
issue a recommendation based on the following considerations and criteria:
11.6.1.1. Criteria applicable to all PUDs:
11.6.1.1.1. PUD complies with all amendment criteria in KCC Chapter 17.98; 11.6.1.1.2. PUD makes economic and efficient use of land, streets, and public
services;
11.6.1.1.3. PUD preserves usable open space, important natural features, and other
a
amenities;
I1.6.1.1.PUD provides site design features that reasonably mitigate off -site
impacts; and
11.6.1.1.5. Public benefits of PUD outweigh the effect of the modification of
underlying zoning standards.
11.6.1.2. Additional criteria applicable to PUDs on Rural Lands:
LP-25-000024
Parke Crcck Long Plat and PUD
Page 3 of 13
11.6.1.2.1. PUD is developed in a manner that maintains rural character; appropriate for
11.6.1.2.2. Non-residential uses within PUD are designed at a scale appro p
rural area and intended to serve only the residents of the PUD; and
11.6.1.2.3. PUD provides appropriate transitions to surrounding properties and land
uses.
ards
11.6.1.2.4. All new structures shall ations for Developmentsy with the Forested ed Areas:Fined
ire
in: (1) "Fire Safety Cons (Northwest Interagency
Hazard Severity Rating and Recommended Standards" (N
Fire Prevention Group) Washington Department of Natural Resources Severity
Type Rating System; (2) standards adopted by Kittitas County Fire Protection
Cooperative - "Recommendations For Fire Safety and Prevention of Forest and
Range Land in Kittitas County Including Rural, Commercial and Private
Developments"; and/or (3) Urban Wildland Interface Code for structures outside
a fire district.
ard shall
11.6. L2.5. Final development plan: The Director shallevaluate
the conand ditions ons posed
approve final development plans for the PUD, provided
on the preliminary PUD approval, if any, have been satisfied. (Ord. 2013-001,
2013)
11.7. Rea ing Examiner Recommended Findin with all of 17.36.045. A final development plan
1 l .7.I . As conditioned, the proposal is consistent
shall be submitted in accordance with KCC 17.36.
11.8. KCC 16.12.010 Lon at review: The planning official shall be vested with the
responsibility of processing long plat applications. The county shall review and consider the
proposed subdivision regarding:
11.8.1. Its conformance with all county subdivision,and with law g, health and adopted by thse totationt of Washingto n
, roads and
bridges, and fire and life safety regulations
11.8.2. Its conformance to all standards and improvements required under this title.
11.8.3. Potential hazards created by flood potential, landslides, etc.
11.8.4. Provisions for all improvements and easements (roads, ditches, etc.) required by this title.
11.8.5. Access for all proposed lots or parcels byway of a dedicated road right-of-way or easement.
11.8.6. All other relevant facts which may determine whether the public interest will be served by
approval of the proposed subdivision.
5, Adequate
11.8.7. Its compliance with Kittitas County
unwith Kett Chapter County3 to develop anater autho Supply
Determination or work voluntarily
conservation easement, see section 16.08.061.
11 8 8 Hearin Examiner Recommended Finding
11.8.8.1. The proposal; 1) conforms to 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) conforms to all standards and improvements required under this title,
3) has no hazards created by flood potential, landslides, etc., 4) makes provisions for all
improvements and easements, 5) outlines access for all proposed lots, 6) indicates no
hindrance to the public interest, 7)complies with KCC 13.35 to determine adequate
000024
Parke Creek Long Plat and PUD
Page 4 of 13
water supply. The Hearing Examiner finds that the proposed plat, as conditioned, is
consistent with all applicable Washington State and Kittitas County codes.
12. ADMINISTRATIVE REVIEW
12.1. Notice of Application: ApplicaCommunons for a Planned
la elopmelnt Development
(CDS) on Decembera3,
Plat were submitted to Kittitas County Community
ponse to comments on August 21, 2025
2024 with updated application files submicomplete on January 21, 2025 (Index # 2). The
(Index #s 1, and 10). The application was d 22,eemed com 2025 (Index # 5). A Notice of Application
site was posted with a sign for Notice on January
was mailed to all state and local agencies/da artments s located tend withinwith tfive hundred ( 00) feet of any
ial interest in the project and
required by SEPA, as well as to adjacent lan
portion of the boundary of the proposal's tax parcel on January 23, 2025 (Index # 3.) and Notice
ace
to the Upper Kittitas County Tribud on Hold
ne was oated cant the o respond to commenon was tland concerns
on February 20, 2025 at the request of thepp
raised during the comment period ( Index #8, 9). Notice of SEPAAction and the SEPA MI3NS was
issued on September 24, 2025 (Index Al 1,12). A notice of Public Hearing was issued on November
13, 2025 (Index # 13, 14). Project application process and review was performed in conformance
with the Kittitas County Project Permit Application Process (Title 15A).
13. COMPREHENSIVE PLAN
13.1. The Kittitas County Comp PA ensive s taloc tend oesignaff Parke Crtes the eek Road approxam tely five
unit
development with a plat, and a SE checklist
miles east of Kittitas, with Rural Recreation
acti �aties in d use these arteas. ThesKittitas
e goals and policies wee established
the following goals and policies to guide support the County Wide
developed in response to identified needs within the county, and
Planning Policies:
13.2. LU-G4: Maintain a flexible balance of land uses which will protect, preserve, and
enhance the rural character, historical forest lands, agricultural industries, mineral lands, and
high -quality environment.
13.3. Consistency Statement of the
13.3.1. The long plat will create thirty-six
ORV Park will be located in the center of boundary parcel while
parcel along the KRD
preserving a 200 foot buffer for
Parke
of the Creek that ty.ws through the parcel, allowing
continued open range use of
the h are served
sewer
13.4. Hpav Identify lands within areas d have otherpublic sery ces provided t themcentralized
which are suitable for
systems, paved streets, an
higher density residential use, including multi -family and single family planned unit
developments and clustered housing.
13.5. Consistency Statement
13.5.1. The planned unit development will utilize a
residential centralizedgroupA water system and paved
streets to support the higher density clustered
13.6. RR-G8: The County should strive to sustain and protect the westerly mountainous,
recreational open space, and its easterly non -resource agricultural and rangeland activities.
13.6.1. Consistency Statement
LP-25-000024
Parke Creek Long Plat and PUD
Page 5of13
mate
13.6.2. The creation of Tract D around the Shrub Steppe
and designated
sire to protect the the;easterly non -
resource 1
from the project promotes the applicants
ag and rangeland activities. This measure will allow for he protection and
conservation of those acres for open space.
13.6.3. RR G16: Allow for residential opportunity with rural character and a variety of densities
outside UGAs without population expecting all urban services.
13.7. Consistency Statement
i tots will be 13.7.1. Up to 25 single family and/or multiple -family �e rural character and meet the density on the er
dentia
43.19 acres allowing the develop
requirements of Title 17.30.
14. ENVIRONMENTAL REVIEW cates a e 2 fish
14.1. A critical area g through
th performed
middle of the parcel. The G S datGIS data a indicates priority habitat
bearing) stream running thro g
species on the property as well. The GIS data indicates a Critical Area Aquifer Recharge
(CARA) for Group A Wellhead Protection Areas. SEPA Checklist was submitted with the
application and an 1MNS was issued on September 24, 2025
15_ AGENCY AND PUBLIC COMMENTS
15.1. Applicable agencies, adjacent property owners, and interested parties have been given the
opportunity to review this proposal.
he f agencies and individuals commented on the
application. All comments were included n
15.2. Kittitas Reclamation District
15.3. The proposal lies within the KRD service area, and a portion of the land does have KRD
water rights assigned to hem. Park Creek will need to follows KBD's guidelines.
15.3.1. Applicant's response: Applicant will comply with requirements of KRD.
15.3.1.1. County Response: Staff
the find provided the comments to the applicant and will review
that KRD is a signature o plat.
15.4. Bonneville Power Administration
15.4.1. The proposal will not directly impact BPA facilities. BPA does not have any objections to
the approval of this request at
this time.
15.4.1.1. Applicant's response: Understood.
15.4.2. County Response: Staff provided the comments to the applicant.
15.5. Wasliin on De artment of Archeol and Historic Preservation
15.5.1. "Our statewide predictive model indicates that there is a moderate to high
robabof he ility f
encountering cultural resources within the proposed project area. Further, he
scaleproposed ground disturbing actions would destroy any archaeological resources present.
Identification during construction is not a recommended detection method because
to the
inadvertent discoveries often result in costly construction delays and damage
resource. Therefore, we recommend a professional archaeological survey of the project area
be conducted and a report rbe�� duced prior to ground for Cultural Resource Reporting activities. This report
should meet DAHP's S LP-25-000024
Parke Creek Long Plat and PUD
Page 6of13
15.5.2. Applicant Response: The applicant has a cultural resource study that was published by
the previous owner of this property and has included it within the comments response
package.
ion has been conditioned to include an IDP and a
15.5.3. County Response: The SEPA Determinat
cultural resource study
15.6. State of Washin Bon De t of Children. Youth. and Families
15.6.1. "We appreciate the opportunity to feedback �ldevelopment proposal.
O
ur
facility focuses on delivering therapeutic andprovide care in an enironmenhat
supports young peoples growth and rehabilitation. The addition of 37 homes aligns well
with the mission, as positive interactions are essential for our youths successful
reintegration into their communities across the state. ementS and impacts to wildlife. concernsme we have would be
increased traffic, wastewatermanagement,
15.6.2, Applicant response: See applicant response to comments
15.6.3. County Response: Applicant has coordinated with DCYF to adjust the proposal for
limited impacts to the facility and reduced the proposal to not include any of the shrub step
environment.
15.7. Washiu on De artment of Health — office of Drinldn Water
15.7.1. "The development is envisioned for at least 37 homes, this meets the definition of both a
project and a group A water system for this development. As a Group A public water, DOW
ODW is the exclusive administrative authority.
15.7.2. Applicant Response: The applicant plans to construct a Group A water system for this
development and will abide by DOHODW standards.
15.7.3. County Response: Staff provided the comments to the applicant.
15.8. Yakima Nation
15.8.1. "Yakama Nation requests a cultural resources for the full proposed project area in
preparation for future residential or other construction, which should include a sub -surface
testing component as ground breaking for when new construction is expected. and that
during implementation that there be an inadvertent discovery plan or (IDP) in place to
ensure compliance with all Section 106 and relevant cultural resource laws both federally
and to the state of Washington."
15,8.2. Applicant Response: We have included a copy of the cultural resource survey previously
conducted on the property by previous owners.
15.8.3. County Response: The SEPA Determination has been conditioned to include an IDP and a
cultural resource study.
15.9. Kittitas Coun Fire Marshal
15.9.1. "Building construction occurring subsequent to this application shall be in accordance
with the provisions of the county's building and fire codes. Additional specific requirements
may be made at the time of building construction as a result of the permit review and
approval process,
15.9.2. Fire apparatus access is required for this application. Provide fire apparatus access roads
unobstructed vertical clearance of
with an unobstructed width of not less than 20 feet, an
riot less than 13.5 feet, with an all-weather driving surface and capable of supporting P he
00024
Parke Creek bong Plat and PUD
Page 7 of 13
unposed loads of fire apparatus. Roads constructed in grades steeper than fifteen percent
(15%) shall be constructed with Portland cement concrete with grooved surfacing.
15.9.3. This application is sited in the designated high fire hazard Wildland - Urban Interface
zone. Additional setback, building construction, access, fire flow and addressing
requirements will be applied at the time of building permit application.
15.9.4. No gate may be installed across a required fire department access road or driveway
without first obtaining a permit from the fire marshal's office. Inspection and testing of the
gate will be required."
15.9.5. Applicant Response: Understood.
15.9.6. County Response: Staff provided the comments to the applicant.
15.10. Kittitas County Public Works
15.10.1.Access: De artment of
15.10.1.1. Approved access permits shall be required from the Kittitas County p
Public Works prior to creating any new driveway access or altering an existing access.
15.10.1.2. Crossing permits are required to cross Parke Creek prior to issuance of the access
permit.
15.10.1.3. Maintenance of driveway approaches shall be the responsibility of the owner
whose property they serve. The County will not maintain accesses.
15.10.1.4. Road easement may be required.
15.10.1.5. Road certification and road naming will be required.
15.10.1.6. Second access for
nd north greysdevelgreys may be required with lot count
exceeding 30 lots in
15.10.1.7. Any further subdivision
See Kittitas County Road Standards,access may result in
further access requirements.
15.10.1.8. In addition to the above -mentioned conditions, all applicable Kittitas County Road
Standards apply to this proposal. Access is not guaranteed to any existing or created
parcel on this application.
15. l 0.2.Engineering:
15.10.2.1. Except as exempted in KCC 14.05.060, no grading or filling upon a site
involving more than one hundred (100) cubic yards shall be performed without
grading permit from the County Engineer or Public Works designee
An application for grading in excess of five hundred (500) cubic yards shall be
accompanied by an engineered grading plan (KCC 14.05.080).
15.10.2.2. All road construction within the public or private right-of-way shall be designed
by or under the direct supervision of a civil engineer, licensed to practice in the State
of Washington. Please submit road plan and profile drawings along with any
associated drainage reports for a formal Civil Review to Kittitas County Public
Works. (KCC 12.04.020).
15.10.3.Survey
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Parke Creels Long Plat and PUD
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15.10.3.1. All Plans prepared by a
Lice s d Engineer
Or Surveyor showing elevation
elements must meet the requirements
15.10.4.Transportation Concurreney
15.10.4.1. A concurrency evaluation and determination shall be required for all
development applications in which the proposed development is projected to have an
impact upon the transportation corridor or intersection. Developments generating 41
or fewer daily trips are exempt from TIA and concurrency evaluation requirements.
(KCC 12.04.02.020)
15.10.5.Flood
15.10.5.1. FEMA is in the process of conducting a floodplain study for Park Creek that
includes this property. Preliminary modeling results are expected in the near future, as
soon as 1-2 months. Public Works will provide preliminary data to the applicant as the
information becomes available. The preliminary maps will be considered the best
available information for all future development-
15.10.6.Water Mitigation/Metering
15.10.6.1. The following comments outline the requirements for legal availability of water
and metering for the proposed new use:
15.10.6.2. The applicant must provide legal water availability for all new uses on the
proposed lots of this project, which can be provided through a letter from a water
purveyor stating that the purveyor has adequate water rights and will provide the
necessary water for the new use. Prior to final plat approval and recording, the
following conditions shall be met:
15.10.6.3. In accordance with KCC
final plat 5.027, the applicant shall provide one of
before
the following documents P
15.10.6.4. A letter from a water purveyor
waterstating
for the new u purveyor has adequate water rights
and will provide the necessary
15.10.6.5. An adequate water right for the proposed new use; or
15.10.6.6. A certificate of water budget neutrality from the Department of Ecology or other
adequate interest in water rights from a water bank.
15.10.6.7. All applicants for land divisions shall also submit information on "proximate
parcels" held in "common ownership" as those terms are defined in WAC 173-539A-
030 and otherwise demonstrate how the proposed new use will not violate RCW
90.44.050 as currently existing or hereafter amended. Failure to obtain mitigation
before commencement of an activity requiring mitigation shall be a code violation
subject to enforcement under Title 18 KCC.
15.10.7.Final Plat Notes:
15.10.7.1. The following notes shall be placed on the face of the plat:
15.10.7.2. Metering is required for all new uses of domestic water for residential well
connections and usage must be recorded in a manner consistent with Kittitas County
Code Chapter 13.35.027 and Ecology regulations."
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Parke Creek Long Plat and PUD
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ion of land provides no
ntee
t use of water under
15.10.7.3. The approval of this divisRCW 90.44.050) for this Platt Or anyaportion thereof will
the ground water exemption
not be subject to curtailment by the Department of Ecology or a court of law."
15.10.8.Applicant Response: Understood.
15.10.9.County Response: The SEPA Determination has been conditioned to meet the
requirements of Kittitas County Public Works.
15.11. Public Comments ived
included cs
15.11.1.Public comments are shown Exonoaisrece
concerns: traffic, ofroad vehicle usage on roadspollution and encroachments
into wildlife areas.
16. In review of this proposal, it is important to �dent wed environmental concerns andsals and policies of the comprehensive tate
applicable county code, public and agency comments, ny
and federal requirements. Identified below is the Hearing Examiner's analysis and consistency review
for the subject application.
17. Consistent with the Com rehensive Plan:
17.1. The proposal is consistent with the goals and policies of the Kittitas County
Comprehensive Plan. As referenced above in Section V of this staff report, the following
Comprehensive Plan policies apply to this proposal: LU-G4, RR-G8, RR-G16.
17.2, Consistent with the rovisions of KCC 17A Critical Areas:
17.2.1. A critical area review was performed by staff, and GIS data indicates a Type 2 (fish
bearing) stream running through the middle of the parcel. The GIS data indicates priority
habitat species on the property as well. The GIS data indicates a Critical Area Aquifer
Recharge (CARA) for Group A Wellhead Protection Areas. SEPA Checklist was submitted
with the application and an NMNS was issued on September 24, 2025
17.3. Consistency with the rovisions of KCC 16.12.010 Prelimina r
Plat Review:
17.3.1. This proposal, as conditioned, is consistent with the Kittitas County gat Review
requirements. The proposal; 1) conforms to 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 conforms to all standards and improvements required under this
title, 3) has no hazards created by flood potential, landslides, etc., 4) makes provisions for all
improvements and easements, 5) outlines access for both proposed lots, 6) indicates no
hindrance to the public interest, and 7) complies with KCC 13.35 to determine adequate water
supply.
17.4. Consistency with the provisions of KCC Title 12. Roads and Bridges.
17.4.1. As conditioned, the proposal must be consistent with the provisions of KCC Title 12.
17.5. Consistent with the rovisions of KCC Title 14. Buildin s and Construction:
17.5.1. As conditioned, the proposal must be consistent with the provisions of KCC Title 14.
17.6. Consistency with the rovisions of KCC Title 8 Health Welfare and Sanitation:
17.6.1. As conditioned, the proposal must be consistent with the provisions of KCC Title S.
17.7. Consistency with the provisions of KCC Title 13. Water and Sewers:
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Parke Creels Long Plat and PUD
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17.7.1. As conditioned, the proposal must be consistent with the provisions of KCC Title 13.
17.8. Consistency with the rovisions of KCC 17.30 R R — Rural Recreation Zone:
17.8.1. This proposal is consistent with the Kittitas County Zoning Code for the R-R — Rural
Receation Zoning designation.
17.9. Consistent • with the rovisio is of KCC 17 Zonin
17.9.1. The proposal is consistent with KCC Title 17. The entirety of the revised proposal falls
within the current Rural Recreation Zoning District. The Rural Recreation zoning district
requires a 5-acre minimum lot size (KCC 17.30.040). The proposed development includes
smaller lot sizes but does not exceed the overall allowable density for the property. KCC
17.36 allows limited departures from underlying minimum lot sizes upon successful
application for a rezone to a PUD, provided that the underlying zoning density is respected.
The proposal calls for 25 single family and/or multi -family lots, on 83 acres in the lower
portion of the development.
ons of KCC 17.35 Planned Unit Development
17.10. Consistency with rovisi
17.10.1.This proposal is consistent with the Kittitas County Zoning Code for the Planned Unit
Development Zoning designation.
18. An open record public hearing was held, after legal notice, on November 24, 2025.
le testifie
19. Appearing and testifying on behalf of the and speaicant was Laura k owner Appl c ant t She
thashe
was an agent authorized to appear Peakon behalf of the property
testified that she had reviewed and had no objection to either the representations in the staff report or
proposed conditions of approval. She offered further testimony consistent with the application
materials. In response to a Hearing Examiner question, she stated that the off -road recreational vehicle
park would be open from 8:00am to 8:OOpm seven days a week. She stated that when the park was
closed, access to the park would be prohibited by fences, gates and security cameras. She indicated that
lighting is also onsite that is motion activated.
20. Testifying from the public was Cheri Byers.
20.1. Ms. Byers testified that she lives directly south of the project area. She had concerns about
traffic impacts on the county roads indicating that the road is not striped for two lanes and has no
shoulders. She stated that it is used by bikers and walkers.
21. In response, Ms. Hinkle indicated that if approved, they would perform a traffic concurrency study and
submit that to the county.
22. The following exhibits were admitted into the record:
22.1. Ex 1 PD-24-00002 Parke Creek - Application
22.2. Ex 2 Deemed Complete
223. Ex 3 Notice of Application
22.4. -Ex 4 Legal Notice
22.5. Ex 5 Affidavit of Posting
22.6. Ex 6 Transmittal of Comments
22.7. Ex 7 Comments
22.8. Ex 8 Request to Place Application on Hold
22.9. Ex 9 Application on Hold
22.10. Ex 10 Response to Comments and Revised Application
22.11. Ex 11 Notice of SEPA Action
LP-25-000024
Parke Creek Long Plat and PUD
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22.12. Ex 12 Mitigated Determination of Non -significance
22.13. Ex 13 Legal Notice of Hearing
22.14. Ex 14 Notice of Public Hearing
22.15. Ex 15 Staff Report
23. The Kittitas County Hearing Examiner considered all evidence within the record in rendering this
decision.
ctly a Finding of Fact is hereby incorporated as such by this
24. Any Conclusion of Law that is more corre
reference.
H. RECOMMENDED CONCLUSIONS OF LAW
1. The Kittitas County Hearing Examiner has been granted the authority to render this decision.
2. As conditioned, the planned development rezone is consistent with the Kittitas County Comprehensive
Plan and Zoning Code.
3. As conditioned, the Long Plat is consistent with the Kittitas County Comprehensive Plan and Zoning
Code.
4. As conditioned, this proposal is consistent with applicable federal and state laws and regulations.
5. Public use and interest will be served by approval of this proposal.
6. As conditioned, the proposal is code 15 Environmental, Title 12 Roads and Bridges, and Title 20 Fire
sistent with Kittitas county Code Title 16 Subdivision, Title 17
Zoning, Title 17A Critical Areas, Ti
& Life Safety.
7. Any Finding of Fact that is more correctly a Conclusion of Law is hereby incorporated as such by this
reference.
III. RECOMMENDED DECISION
Based on the above Findings of Fact and
Conclusions 'he foliowfig ConditionsPD-24- of 02 and
Approv iP-25-00004, is hereby
recommended to be APPROVED subject
IV. RECOMMENDED CONDITIONS OF APPROVAL
1. The applicant shall submit to Kittitas County a final PUD development plan in accordance with KCC
17.36.
2. All development shall conform substantially to the application and accompanying materials submitted
on August 21, 2025.
3. Applicant shall comply with the mitigation measures outlined in SEPA Determination SE-24-0001
issued on September 24, 2025.
4. Applicant shall meet all state and federal regulations.
THE REMAINDER OF THIS PAGE IS INTENTIONALLY BLANK
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Parke Creek Long Plat and PUD
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Dated this day of December, 2025
KITTITAS COUNTY HEARING EXAMINER
Andr Kottkamp
This Decision is subject to appeal pursuant to the Kittitas County Code and the Revised Code of
Washington.
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Parke Creek Long Plat and PUD
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