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HomeMy WebLinkAboutLPF-26-00001 Parke Creek Landing Exhibit B KC Ordinance 2026-001BOARD OF COUNTY COMMISSIONERS COUNTY OF KITTITAS STATE OF WASHINGTON ORDINANCE NO. 2026- 00 1 AN ORDINANCE GRANTING APPROVAL TO PARKE CREEK PLANNED UNIT DEVLOPMENT (PD-24-00002) AND LONG PLAT (LP-24-00004) WHEREAS, according to Kittitas County Code Titles 15A, 16 & 17, relating to rezones and plats and adopted pursuant to RCW 36.70B , 36.70, and 58.17, an open record hearing was held by the Kittitas County Hearing Examiner on November 24, 2025 for the purpose of considering a zone change consisting of approximately 128.03 acres from Rural Recreation to Planned Unit Development, 25 residential lots and open space is for proposed natural areas and recreation such as hiking & motorized trail use, an ORV Park and Recreational Vehicle Storage on 1 parcel of land described as follows: The subject property consists of 1 parcel, located off Parke Creek Road approximately .5 miles northeast of the intersection of Vantage Highway, northeast of Kittitas, WA in SEC 34 TWP 18 RGE 20; in Kittitas County, bearing Assessor's map numbers 18-20-34000-0011; and WHEREAS, testimony was taken on November 24, 2025 from those persons present who wished to be heard during said open record hearing before the Kittitas County Hearing Examiner; and WHEREAS, due notice of the hearing had been given as required by law, and the necessary inquiry has been made into the public interest to be served by proposed zone change and long plat; and WHEREAS, the Hearing Examiner recommended approval of proposed rezone and long plat with recommended findings of fact, conclusions of law, and conditions of approval, on December 8, 2025;and WHEREAS, a public meeting was held by the Board of County Commissioners on February 3, 2026 to consider the Hearing Examiner's recommendation on this matter; and WHEREAS, atthe February 3, 2026 public meetingthe Board of Commissioners voted to approve the proposed application; and WHEREAS, the following FINDINGS OF FACT and CONCLUSIONS OF LAW regarding the planned unit development and long plat have been made by the Board of County Commissioners concerning said rezone and preliminary plat: 1. Frank Raglund, authorized agent for the Parke Creek Landing, has submitted multiple permit applications for a development. The application is a rezone to a Planned Unit Development and includes a 25 lot Plat on approximately 185.30 acres that are currently zoned Rural Recreation. The project is designed and planned to include 25 single family & multiple family housing sites over approximately 43.19 acres, recreational vehicle storage on 21.11 acres and an off -road vehicle park with open space for proposed natural areas and recreation such as hiking & motorized trail use. The project is proposed to be developed in 3 phases over a 20-year period. 2. The project, consisting of 1 parcel, is located off Parke Creek Road located off Parke Creek Road approximately .5 miles northeast of the intersection of Vantage Highway, northeast of Kittitas, WA in SEC 34 TWP 18 RGE 20; in Kittitas County, bearing Assessor's map numbers 18-20-34000- 0011. 3. The Kittitas County Comprehensive Plan's Land Use Element designates the subject property as Rural Recreation and the current zoning is Rural Recreation. 4. Community Development Services received the rezone application and the short plat application on December 3, 2024, with updated application files submitted on August 21, 2025. A Notice of Application was issued on January 21, 2025. 5. Community Development Services issued a Mitigated Determination of Non -Significance (MDNS) on September 24, 2025. No appeals were filed. 6. On November 24, 2025, the Kittitas County Hearing Examiner conducted an open record hearing where testimony was heard. On December 8, 2025 the Hearing Examiner submitted his Recommended Findings of Fact, Conclusions of Law, and Conditions of Approval of the Parke Creek PUD Rezone and Preliminary Plat. 7. The Board of County Commissioners conducted a public meeting on February 3, 2026 for the purpose of considering the Parke Creek PUD Rezone (PD-24-00002) and Preliminary Plat (LP-24- 00004). 8. The Board of County Commissioners, after review of the record, a motion was made and seconded that the proposed Parke Creek PUD Rezone (PD-24-00002) and Preliminary Plat (LP-24- 0004) be approved, the motion carried with a vote of to NOW, THEREFORE BE IT ORDAINED: That the Kittitas County Board of Commissioners hereby grants approval of the Parke Creek PUD Rezone (PD-24-00002) and Preliminary Plat (LP-24-00004), adopts the Kittitas County Land Use Hearing Examiner's Recommended Finds of Fact, Conclusions of Law, Decision and Conditions of Approval (Attachment A) and adopts the Official Zoning Map for Kittitas County be changed as set forth in Attachment B. DATED this —day of —E-ekLUOiY , 2026, at Ellensburg, Washington. Cory Wright, Chairman Brett smith, Vice -Chairman 1 ` Louria Osiadacz, Commissioner Clerk of the Board - Julie Kjorsvik Deputy Clerk of �theBoqrd - Mandy Buchholz r APPROVED AS TO FORM: Stephanie Hartung, Deputy Prosecuting Attorney Attachment "A" IQTTITAS COUNTY LAND USE HEARING EXAMINED IN THE MATTER OF ) RECOMMENDED FINDINGS OF j FACT, RECOMMENDED CONCLUSIONS OF LAW, PD-24-00002 and LP-25400024 ) RECOMMENDED DECISION AND Parke Creek Long Plat and PUD ) RECOMMENDED CONDITIONS OF APPROVAL THIS MATTER having come on for hearing in front of the Kittitas County Hearing Examiner on November 24, 2025 the Hearing Examiner having taken evidence hereby submits the following Recommended Findings of Fact, Recommended Conclusions of Law, Recommended Decision and Recommended Conditions of Approval as follows: I. RECOMMENDED FINDINGS OF FACT 1. Frank Ragland, authorized agent for Parke Creek Landing, LLC has submitted multiple permit applications for a development. The requested permits include a Planned Unit Development (PUD), SEPA Checklist and long plat (LP). 2. Location: one parcel, parcel 295134 located off Parke Creek Road approximately .5 miles northeast of the intersection of Vantage Hwy, northeast of Kittitas, WA in Section 34 Township 18 Range 20; in 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 requires a minimum lot size of 5 acres, with 128 acres the property is capable of supporting 25 lots through a PUD that will not exceed underlying zoning. 11. ZONING AND DEVELOPMENT STANDARDS LP-25-000024 Parke Creek Long Plat and PUD Page 1 of 13 Attachment "A" 11.1. The subject property is located off Parke Creek tRoad A and s zoned Rural Recreation Per proximately .5 miles northeast of the intersection of Vantage Highway, northeast Kittitas County Code (KCC) 17.30.010, the purpose and intent a low dR ratity bases ea in n zone is to provide areas where residential develop Y occur residential clusters. A primary goal and intent in siting R-R zones is to promote rural recreation residential development associated with the many natural amenities found within Kittitas County. 11.2. KCC 17.36.010 Pur ase and intent: The applicant seeks a rezone from the Rural Recreation zone to a PUD. Per Kittitas County with he010, zoniing starnpose of dards otutlinehe dD other zone is to provide for departures from strict compliance sections of this Title for projects that can de �mo1 nst a� obJ�such departures will protect the public interest and accomplish one or more of t1 11.2.1. To encourage more innovative design than is generally possible under conventional zoning and subdivision regulations; l ical and efficient use of land, streets, and public services; 1.2.2. To encourage more econom ace and other amenities superior to conventional 11.2.3. To preserve and create usable open sp 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; se of passive solar energy in project 11.2.6. To encourage energy conservation, including the u 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 ble c and private open space; to 11.2.8. To permit flexibility of design that t will cgs; and sirs utilize thelpotentials of individual sites vary the type, design and layout and alternative energy services to the extent possible; 11.3. KCC 17.36.IS 2 A 1ic86i11 of this 11.3.1. Outside the Urban Growth Area (UGA) and Rural AMI The except ons that�PUDs are chapter can be used for properties over twenty ( ) acres P prohibited on Resource Lands and Rural Lands in the Rural Working Land Use Designation. 11.3.2. Staff Res onse 11.3.2.1. The subject property is 128.3 acres in size, and is outside the Urban Growth Areas and Rural LAMIRDs. As proposed, the project is consistent with this provision. 11.3.2.2. Uses proposed in the proposal include: 11.3.2.3. 25 residential lots, may include multiple -family lots on 43.19 acres ecr ationa Vehicle storage on 21.11 acres and an Off -Road Vehicle area on approximately 673 acres. 11.4. KCC 17.36.020 2 Allowed uses LP-25-000024 Parke Creek Long Plat and PUD Page 2 of 13 Attachment "A" 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; sports courts, 11.4.2.2. Indoor recreation facilities including athletic clubs, fitness centers, 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 I and 11.4.25. Recreation vehicle storage areas. 11.5. 025 Z Allowed Density ity of the 11.5.1. Outside the Urban Growth Area (eUX And � Rural W AMtRDsTdaries of the proposens d underlying zone combined with the PUD shall not be exceeded by a PUD. 11.6. KCC 17.36.045 Review criteria 11.6.1. Preliminary d tanned unit ca©oa and other.evidenclshall and testimony into the record and shall development app issue a recommendation based on the following considerations and criteria: 11.6.1.1. Criteria applicable to all PUDs: PUD complies with all amendment criteria in KCC Chapter EA-9 public 11.6.1.1.2. PUD makes economic and efficient use of land, streets, and services; 11.6.1.1.3. PUD preserves usable open space, important natural features, and other amenities; 11.6.1.1.4. PUD provides site design features that reasonably mitigate off -site impacts; and 11.6.1.1.Public benefits ofPUD 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 Attachment "A" 11.6.1.2.1. PUD is developed in a manner that maintains rural character; 11.6-1.2.2. Non-residential uses within PUD rare designed ents of the PUD; le appropriate for rural area and intended to serve only 11.6.1.2.3. PUD provides appropriate transitions to surrounding properties and land uses. 11.6.1.2.4. All new structures hall in: (l) "Fire Safety Considerations for �Deve opmentsith the amLFore Forested Areas:standards Fire i Hazard Severity Rating and Recommended Standards" (Northwest Interagency Fire Prevention Group) Washington Department of Natural Resources Sevto r n Type Rating System; (2) standards adopted by Kittitas County 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. rd shall 11.6.1.2.5. Final development plan: The Director ,halo/ ided the conditions and the imposed approve final development plans for the PUD, p<. on the preliminary PUD approval, if any, have been satisfied. 2013) 11.7. Hearin Examiner Recommended Findin 11.7.1. As conditioned, the proposal isvc th KCC with all of 17.36.045. A final development plan shall be submitted in accordance 11.8. vesed with the KCC 16-12.010 Lan lat �applications.ieThepllan icountyi shall hevliewe andtconsider the responsibility of processing long plat proposed subdivision regarding: d sanitation, roads and 11.8.1. Its conformance with all county subdivision, and with laws , health an d by the state of Washington 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, t) required way or easement. 11.8.5. Access for all proposed lots or parcels byway of a dedicated roadg 11.9.6. All other relevant facts which may determine whether the public interest will be served by approval of the proposed subdivision. er er Supply 11.8.7. Its compliance with Kittitas County ode KittCh pt ounty3 to Adevelop andequate atautho ized Determination or work voluntary y with conservation easement, see section 16.08.061. 11.8.8. 1learin 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 or all no improvements and easements, 5) outlines access for all proposed lots, ) 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 Attachment "A" water supply. The Hearing Examiner finds that the proposed plat, as conditioned, is consistent with all applicable Washington State and Kittitas County codes. 12. ADMIlVISTRATIVE REVIEW 12.1. Notice of A�-lication: Applications for a Planned Uni# llevelopnrenf and a Preliminary Plat were submitted to Kittitas County Cm�tted w hllres response comments oil August 21nt Services (CDS) on , 2025 2024 with updated application files sub (Index #s 1, and 10). The application was deemed complete on January 21, 2025 (Index # tice of Application site was posted with a sign for Notice on January 22, 2025 (Index # 5). AN was mailed to all state and local agencies/departments interest in the project and acent landowners joca ed withintfive hundred (500) feet of any required by SEPA, as well as to adJacent tanand Notice portion of the boundary of the proposal's tax parcel on January 23, 20cation was plat d on Hold to the Upper Kittitas County Tribune was posted the same date. App comments and concerns on February 20, 2025 at the request of the appiNotice of S Fant to respond AActioto ,' le and the SEPA MDNS was raised during the comment period (index 0, 9).on November issued on September 24, 2025 (Index #1 1, li?,). A notice of Public Hearing conforr $nice 13, 2025 (index # 13, 14). Project application process and review was performed with the Kittitas County Project Permit Application Process (Title l 5A). 13. COMPREHENSIVE PLAN 13.1. The Kittitas County Comprehensive Plan designates the proposal as a planned unitve development with a plat, and a SEPA cat onrland use designation. Kittitas County has establ sst located off Parke Creek Road approximatelyrhed miles east of Kittitas, with Rural Recrea the following goals and policies to guide activities in these areas.nsuppo�g�eCo ntpyoWide were developed in response to identified needs within the county, support Planning Policies: land uses which will preserve, and 13.2. LU-G4: Maintain a flexiblebalanceforest lands agricultural industries, protect i eral lands, and enhance the rural character, historical high -quality environment. 13.3. Cons'sstenc Statement red along 13.3.1. The long plat will create thirty-six ste parcel along the KRD Canal, e ORV Park be located n tile souticenter of he parcern boundary of el while preserving a 200 foot buffer for Parke Creek e propeflows through the parcel, allowing continued open range use ore 13.4. H-P3: Identify lands and have public sere ices provh are served ided t them whiy centralized ch areter suitable for sewer systems, paved streets, and P higher density residential use, including multi -family and single family planned unit developments and clustered housing. 13.5. Consistent Statement 13.5.1. The planned unit development will utilize a centralized group A water system and paved streets to support the higher density clustered residential use. 13.6. RR-G8: The County ihts easter}uld vnonsresour a agricultural and rangeland austain and protect the westerly ctivities. recreational open space, and Y 13.6.1. Consistent Statement LP-25-000024 Parke Creek Long Plat and PUD Page 5 of 13 Attachment "A" mate removal 13.6.2. The creation of Tract D around the Shrub awSteppe designated lands reness and desire to protect the easterly aeasterly non - from the project promotes the applicants resource ag and rangeland activities. This measure will allow for the 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. Consistent StaY_. tement 13.7.1. Up to 25 single family and/or multiple -family intai the rural characterll andmee createt the dension the ty 43.19 acres allowing the development requirements of Title 17.30. 14. ENVIRONMENTAL REVIEW GIS data indicates a Type 2 (fish 14.1. A critical area review was performed by the parcel Ti o GIS data indicates prio ity habitat bearing) stream running through themiddle of species on the property as well. The GIS data indicates a Critical Area Aquifer Recharge (CARA) for Group A Wellhead protection Septembers.SEPA 24, Checklist was submitted with the application and an MDNS was issued 025 15. AGENCY AND PUBLIC COMMENTS 15.1. Applicable agencies, adjacent property owners, and interested parties have been given the opportunity to review this proposal. A variety of agencies and individuals commented on the application. All comments were included in the record. 15.2. )K,ittitas Reclamation District 15.3. The proposal lies within the KReDsery ek � ce need to fo lows KRD'sarea, and a portion fguidel rethe land does have ICRT3 water rights assigned to them. Park Cr 15.3.1. Applicant's response: Applicant will comply with requirements of KRD. 15.3.1.1. County Response: Staff efinal provided the comments to the applicant and will review that KRD is a signature on plat. 15.4. BonneviltePowerAdministration 15.4.1. The proposal will not directlyimpactBPA facilities. BPA does not have any objections to the approval of this request at this 15.4.1.1. Applicant's response: Understood. 15.4.2. County Response: Staff provided the comments to the applicant. 15.5. Washin ton De artment ofArcheoio v and Historic Preservation 15.5.1. "Our statewide predictive model lindicates oliosthere prajeet areais a . Further, the starate to high te of lie f encountering cultural resources wit proposed proposed ground disturbing actions would destroy any archaeological resources present. Identification during construction is not a reco©nmended detection on delays and method because e to the inadvertent discoveries often result in costlyof the resource. Therefore. werecommod recommendroio grounddisturbingagical urviy Thisro ec area be conducted and a report be p prior should meet DAHP's Standards for Cultural Resource Reporting. LP_25_000024 Parke Creek Long Plat and PUD Page 6 of 13 Attachment lished 15.5.2. Applicant Response: Tile applicant and within the cohtmment at was Presponse by the previous owner oFthis propertyd has included package. etermination has been conditioned to include an 1DP and a 15.5.3. County Response: The SEPA D cultural resource study ate of Washin ton De it of Children Youth and Families 15.6. St 15.6.1. "We appreciate theopportunity to provide feedback on this development proposal. Our facility focuses on delivering therapeutic supports young peoples growth d rehabilitation The addition oF37 homes alignsd auma-informed care in an environment that well With the mission, as positive interactions are essential for our youths successful reintegration into their communities across the state. Some concerns we have would be increased traffic, wastewater management, and impacts to wildlife. 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. 'VVashin ton De iartment of Ifealth —Office of Drinking Water his meets the definition of both a 15.7.1. "The development is envisioned systemfora Group A public water, DOW project and a group A water for this development. 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 for ll proposed prcjeci area in 15.8.1. "Yakama Nation requests a cultural sconstrue eource y whicuh sl ould include a sub -surface preparation for future resident rother testing component as ground breaking for when new construction is expected. and tot during implementation that there be an inadvertent discovery plan or (iDP) in p ensure compliance with all Section 106 and relevant cultural resource laws both federally and to the state of Washingtot 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 Count 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 less than 20 feetfor this tion. Provide fire an unobstructed vertacaluclearanee of roadss access with an unobstructed width of � not less Than i3.5 feet, with an all-weather driving surface and capable of su I P 5 the 00024 Parke Creek Long Plat and PUD Page 7 of.13 Attachment "A" s. Roads constructed in grades steeper than fifteen percent unposed loads of fire apparatu (15%) shall be constructed with Portland cement concrete with grooved surfacing. rban 15.9.3. This application is sited in designated high fire hazard construction, access fire flow and add ss ng Interface zone. Additional setback, building rmit a application. requirements will be applied at the time of building permit pp 15.9.4. No gate may be installed erlendacrossmrmrequired the fire marshal' office. ffice Inspection and testing of the without first obtaining 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 Coun Public Works 15.10. l .Access: 15.10.1.1. Approved access permits shall a driveway access' or altering arequired from the Kittitas n existing accessepartment • Public Works prior to creating y 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 emergency ingress egress may be required with lot count exceeding 30 lots in the mid and north developments. 15,10.1.7. Any further subdivision or lots to be served by proposed access may result in further access requirements. See Kittitas County Road Standards. 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. 15.10.2.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 perforated without a grading permit from the County Engineer or Public Works designee (KCC 14.05.050). An application for grading in excess of five hundred (500) cubic yards shall be accompanied by an engineered grading plan (KCC 14.05.080). all 15.10.2.2. All road construction within hthe of a cbvil engineer, licelic or private nsed to praeticebn the State e designed by or under the direct supervision 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 LP-25-000024 Parke Creek Long Plat and PUD Page 8 of 13 Attachment "A" 15.10.3.1. All Plans prepared by a Liceents of d Engineer or Surveyor showing elevation elements must meet the require 15.10.4.Transportation Concurrency 15.10.4.1. A co ent applicationstion and determination shall be which the proposed development is projectefor ld to have an development apph impact upon the transportation corridor or intersection. Developments generating 41 or fewer daily trips are exempt from T1A and concurrency evaluation requirements. (KCC 12.04.02,020) 15.10.5.Flood rk Creek that 15.10,5.1. FEMA is in the process of coninary model ng resultlaare expected inin study for athe near future, as includes this property. 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: new uses on the 15.10.6.2. The applicant must .lprovidede le can bal waterprovideavail d�th ugh ality for l letter from a water proposed lots of this p and purveyor stating that the purveyor has adequate water rightand willrecr B dhehe necessary water for the new use. Prior to final plat approval following conditions shall be met: 15.10.6.3. In accordance with before final plat approval:e applicant shall provide one of the following documents 15.10.6.4. A letter from a water es a water stating for the new seurveyor has adequate water rights and will provide the nec necessary 15.10.6.5. An adequate water right for the proposed new use; or 15.10.6.6. A certificate of water budget om a wa a from bank he Department of Ecology or other adequate interest in water rig htsn "Proximate 15.10.6.7. All applicantstfO ownership,, aslthose ern stare defined noWAC 173 539A- parcels held in 030 and otherwise demonstrate how the proposed new use will not violate RC 90.44.050 as currently existing or hereafter amended. Failure to obtain mitigation before commencement under Title 8activity rKCCtng mitigation shall be a code violation subject to enforcement 15.10.7.Final Plat Notes: 15,10.7.1. The following notes shall be placed on the face of the plat: ic water for well 15.10.7.2. Metering is required teecoel new d for rrdin a mannerses of econsistenttwithiKittitasiCounty connections and usage mu Code Chapter 13.35.027 and Ecology regulations." LP-25-000024 Parke Creek Long Plat and PUD Page 9 of 13 Attachment "A" 15.10.7.3. The approval of this division of land provides no guarantee that use of water under thereof will the ground water exemption (RCW 90A4.050) for this plat or any portion 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 15.11.I .Public comments are shown a usage on iroibit # 7ads�uoisentlight pollutionved land encroachments the concerns: traffic, off road vehicle into wildlife areas. 16. In review of this proposal, it is important t resider le goals any identified en lhe iranmes of tenta} c ncen ssandstate applicable county code, public and agency comments, and federal requirements. Identified below is the Hearing Examiner's analysis and consistency review for the subject application. 17. Consistenc with the Com rehensive Plan: 17.1. The proposal is consistent with the goals and policies of the Kittitas County following Comprehensive Plan As referenced above in Section V of this staff report, Comprehensive Plan policies apply to this proposal: LU-G4, RR-G8, RR-G 16. 17.2. Consistenc with the revisions of KCC 17A Critical Areas: y 2 fish 17.2.1. A critical area review was performed by staff', and G1S data indicates a Type bearing) stream running through the middle of the parcel. The G1S 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 MDNS was issued on September 24, 2025 , Plat Review: 17.3. Consistenc •with the irolvisions of KCC 16.12 17.3.1. This proposal, as conditioned, is consistent with the Kittitas County long Flat 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 alstandards ad dal and eta 4) ma es ¢ro� ions for aer ll title, 3) has no hazards created by potential,osed lots,provisions o no improvements and casements, c in erest, and 7) complies wi h KCC 3 35 to determine adequate water hindrance to the public supply. 17.4. Cansistenc4 with the rovisians 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. Consistenc with the envisions of KCC Title 14. Buildin YS and Construction: 17.5.1. As conditioned, the proposal must be consistent with the provisions of KCC Title 14. 17.6. Consistenc with the )rovisions of KCC Title 8,17lealth Welfare and Sanitation: 17.6.1. As conditioned, the proposal must be consistent with the provisions of KCC Title 8. 17.7. Consistenc , with the revisions of KCC Title 13 Water and Sewers: LP-25-000024 Parke Creek Long Plat and PUD Page 10 of 13 Attachment "A" 17.7.1. As conditioned, the proposal must be consistent with the provisions of KCC Title 13. 17.8. Consisteacv with the provisions 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 witb the rovisions of KCC 17. Zonin 17. rety of the 17.9.1. The proposal is consistent with ZonT�itlelt. T1�etRu al Recreation district within the current Rural Recreation g 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. 17.10. Consistenev with provisions of KCC 17.36 planned Unit Develo )ment 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. 19, Appearing and testifying on behalf of the Applicant was Laura Hinkle, Ms. Hinkle testified and that she was an agent authorized to appear and speak on behalf of the property testified that she had reviewed and had no objection to either the representations in the staff report o j proposed conditions of approval. S�� offeredsfurther o h she stated that thesistent with off road recrehe ational aivehicle materials. In response to a Nearing C qShe stated park would be open from $:OOam to 8:00pm seven days asnd security cameras. security She hdreated that closed, access to the park would be prohibited by fences, gates lighting is also onsite that is motion activated. 20. Testifying from the public was Cheri Byers. 20.1. Ms. Byers testified that roads �Vng that thely of the road oad is not striped for twot area. She lanes and has no rns about traffic impacts on the county 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 eoncurrency 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 22.3. 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 Page 11 of 13 Attachment "A" 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. that is more correctly a Finding of Fact is hereby incorporated as such by this 24. Any Conclusion of Law reference. U. 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 consistent with Title 15 EnvtronmLental, Title 12 Rods ttitas County Ce Title Bridges,andTitle 20 Fire Zoning, Title 17A Critical Areas, & 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 of w, PDi24-ons 0 02 anApproLP 25-00004, is hereby recommended to be APPROVED subject o the following rv, 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 24-0001 issued on September 24, 2025. 4. Applicant shall meet all state and federal regulations. THE REMAINDER OF THIS PAGE IS INTENTIONALLY BLANK LP-25-000024 Parke Creek Long Plat and PLM Page 12 of 13 Attachment "A" Dated this -Y- day of December, 2025 KITTITAS COUNTY HEARING EXAMINER r r — Andr . Kottkamp This Decision is subject to appeal pursuant to the Kitdw County Code and the Revised Code of Washington. LP-25-000024 Parke Creek Long Plat and PUD Page 13 of 13 South Christensen RD A de Slum R PD-24-00002 Parke Creek Eilensbu \ vantage HWY s4��t �„ RO 4�. ' - ., PD-24-00002 Parke Creek 0 750 1,500 Feet Exhibit B Ellie Myers 1-9-2026 Source: Kittitas County GIS