HomeMy WebLinkAboutResolution 06-236-CCBOARD OF COUNTY COMMISSIONERS
GRANT COUNTY, WASHINGTON
RESOLUTION:
IN THE MATTER OF APPROVING A
PUD PRELIMINARY SUBSIVISION
OF — 695 ACRES INTO 117 LOTS FOR
FAMILGIA LLC, LOCATED IN S 36 &
32, T 19 N, R 22 E, WM, GRANT, WA.
RESOLUTION No. 2006-11 CC
APPROVING A
PUD SUBDIVISION FOR
FAMILIGIA LLC
WHEREAS, the Grant County Board of County Commissioners have been
advised that an open record public hearing was conducted, before the Grant County
Planning Commission on September 6, 2006, on the matter of a preliminary PUD
Subdivision of —695 -acres into one hundred seventeen (117) lots; located in a portion of
Section 36 & 32, Township 19 North, Range 22 East, Willamette Meridian, Grant
County, Washington; and,
WHEREAS, the Grant County Planning Commission did approve a motion to
recommend to the Board of County Commissioners to approve the proposed Preliminary
PUD Subdivision with seventeen (17) conditions of approval and sixteen (16) findings of
fact in the affirmative; and,
WHEREAS, the Grant County Board of Commissioners held a closed record
public hearing on September 18, 2006, and,
WHEREAS, the Board of County Commissioners, have reviewed the application
material, staff report and Planning Commission minutes, and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision will not adversely affect the health, safety, and general welfare of the public
in the vicinity of the proposal; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision does comply with the Grant County Comprehensive Plan, the Shoreline
Master Program, the Unified Development Code, Chapter 23.04 "Zoning", Chapter
22.04 "Subdivisions and Plats", other land use regulations, and SEPA; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision does serve the public use and interest; and,
IN THE MATTER OF APPROVING A
PUD SUBDIVISION OF —695 ACRES
INTO ONE HUNDRED SEVENTEEN
(117) LOTS
FAMILGIA LLC,
COLUMBIA RIVER RESERVE
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision does comply with the Health District's requirements for sewage disposal and
potable water supply; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision does contain an accurate legal description of the lots being created, and the
roads and easements therein; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision does function as a single site with respect to, but not limited to, access,
interior circulation, open space, landscaping, drainage facilities, facility maintenance and
parking; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision does comply with Grant County regulations pertaining to roads, utilities,
drainage, access for emergency vehicles, and other infrastructure improvements; and,
WHEREAS, the Board of County Commissioners have found that the "Best
Available Science" has been considered in the final decision regarding the PUD
Subdivision; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision is consistent in design, character and appearance with the goals and policies
for the zoning district in which the proposal is located, and,
WHEREAS, the Board of County Commissioners have found that the
characteristics of the PUD Subdivision will be reasonably compatible with the types of
uses permitted in surrounding areas; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision will not create undue noise, odor, heat, vibration, air or water pollution
impacts on surrounding existing or potential dwelling units; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision will not materially endanger the health, safety and welfare of the community;
and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision is such that pedestrian and vehicular traffic associated with the use will not
be hazardous or conflict with existing and anticipated traffic in the local area; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision does include evidence of availability of adequate public services and
facilities, including access, fire protection, storm water control, and sewage disposal
facilities, and,
IN THE MATTER OF APPROVING A
PUD SUBDIVISION OF —695 ACRES
INTO ONE HUNDRED SEVENTEEN
(117) LOTS
FAMILGIA LLC,
COLUMBIA RIVER RESERVE
WHEREAS, the Board of County Commissioners have found that the location,
size and height of buildings, structures, walls and fences and screening vegetation for the
PUD Subdivision shall not hinder or discourage the appropriate development or use of
neighboring properties; and,
WHEREAS, the Board of County Commissioners have found that the impacts on
the long-term natural resource management of adjacent lands zoned as Agriculture will
be minimized; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision will not cause significant adverse impacts on the human or natural
environments that cannot be mitigated by conditions of approval; and,
WHEREAS, the Board of County Commissioners have found that the proposed
land uses, activities, and structures do comply with applicable development standards of
GCC 23 12 and performance standards specified in GCC 23.08, and with any required
mitigation measures; and,
WHEREAS, the Board of County Commissioners have found that the PUD
Subdivision does appropriately identify and protect critical areas, archaeological and
historic resources, and visual and aesthetic resources, and environmental considerations
are employed in the design, placement and screening of facilities and amenities; and,
WHEREAS, the Board of County Commissioners have made a decision to
approve "The Columbia River Reserve PUD Subdivision."
NOW, THEREFORE, BE IT RESOLVED THAT, that the Board of County
Commissioners for Grant County, Washington approve by this Resolution, with the
conditions of approval listed below, a PUD Preliminary Subdivision of —695 -acres into
one hundred seventeen (117) lots; located in a portion of Sections 36 & 32, Township 19
North, Range 22 East, Willamette Mendian, Grant County, Washington (parcel #'s 15-
0028-000, 15-0574-000, 15-0574-010, 15-0572-000, 15-0573-000, 15-0576-002, 15-
0576-003, 20-1525-000, & 20-1526-000);
CONDITIONS OF APPROVAL:
1) Development shall be in compliance with the Washington State Environmental Policy
Act, the Grant County Comprehensive Plan, the Grant County Unified Development
Code, and all applicable local, state, and federal regulations, rulings or requirements
2) Proposal shall comply with all requirements deemed necessary by the Grant County
Health District, by the Washington State Department of Health, and the Washington
State Department of Ecology regarding domestic water supply, sewage systems
(whether single or multiple wastewater treatment facilities) and storm water control
and treatment including, but not limited to; RCW 90.48.080 Discharge of Polluting
IN THE MATTER OF APPROVING A
PUD SUBDIVISION OF —695 ACRES
INTO ONE HUNDRED SEVENTEEN
(117) LOTS
FAMILGIA LLC,
COLUMBIA RIVER RESERVE
Water Prohibited; WAC 173-201, Surface Water Standards; WAC 173-201A, Ground
Water Quality Standards; and, WAC 246-272, On -Site Sewage Systems.
3) Proposal shall comply with all requirements of the Grant County Fire Marshal and
shall comply with the Grant County Fire Flow Guidelines, the Uniform Building
Code, Uniform Fire Code and all other applicable requirements for fire protection and
life safety.
4) If any Native American Grave site(s) or archaeological/cultural resources (Indian
Artifacts) are found all construction activity shall stop and the owner/developer shall
immediately notify the Grant County Planning Department, the Colville Confederated
Tribes and the Washington State Office of Archaeology and Historic Preservation
5) Approval of the PUD Subdivision shall be contingent upon conformance with all
applicable land use rules and regulations in effect as of August 14, 2006.
6) During road grading and/or construction activities, county roads shall be maintained
clear of soil and rocks at the point of ingress / egress.
7) This proposal shall comply with the requirements of GCC 23.12.080 Clearing,
Grading and Drainage Standards, including but not limited to:
a) Clearing and grading activities shall be conducted so as to minimize
potential adverse effects on offsite property
b) All development shall ensure that soil erosion and sedimentation of
drainage -ways will be controlled to prevent damage to adjoining
properties.
c) Surface drainage shall not be directed to or discharged onto County Roads
or ditches within County right-of-ways unless approved by the County
Engineer.
8) This proposal shall comply with the requirements of GCC 23.12.100 Road Standards,
including but not limited to:
a) County and Private road names shall be approved by the Grant County
Emergency Services Department and addressing shall be established using
the addressing and grid system delineated in GCC 10.36.
9) Development shall comply with the requirements of the WA State Department of Fish
and Wildlife including, but not limited to
a) The developer shall place signs along the equestrian trails requiring riders
to stay on the established trails The signs shall be no greater than 15" x
30" as to not be a visual impact on the natural setting. Minimally, a sign
shall be placed at the head of each trail near the equestrian facility on the
lower bench.
b) No new trails shall be allowed or created on the lower western bench.
IN THE MATTER OF APPROVING A
PUD SUBDIVISION OF —695 ACRES
INTO ONE HUNDRED SEVENTEEN
(117) LOTS
FAMILGIA LLC,
COLUMBIA RIVER RESERVE
c) The Operator of the equestrian facility shall prevent the spreading of
weeds, and shall manage noxious weeds pursuant to the requirement of the
Grant County Noxious Weed Board.
d) The priority habitat and species mitigation plan will be implemented
pursuant to the plan submitted and as conditioned by this approval.
10) Development shall comply with all requirements of the Grant County Health District
including, but not limited to:
a) The water system shall be approved by the WA Department of Health.
b) Waster Water Treatment systems shall be approved by the Grant County
Health District and/or the WA State Department of Health and/or the WA
State Department of Ecology as applicable; appropriate soil testing shall
be submitted for final Health District approval.
11) Development shall comply with all requirements of Grant County's Public Works
Department including, but not limited to:
a) Provide a plat review fee of $100.00 plus $2.00 per lot for a total of
$334.00.
b) Lots 1 and 6, Block 14 shall have internal plat access only, Also lot 7
Block 14 shall have access either internally to the plat or onto West
Baseline Road.
c) Baseline road shall be improved to County Road Standards from Silica
Road to the western theatre area of the project. Improvement of Baseline
Road shall coincide with the platting and/or development of those lots/area
adjacent to Baseline Road.
d) Illumination shall be installed at the intersection of Baseline Road and
Silica Road and at the project main entrance on Silica Road.
e) During events at the Gorge amphitheater, traffic from the Columbia River
Reserve may be directed to the Silica Road and Baseline Road intersection
as contemplated in the traffic analysis. (During primary arrival and
departure times for events.)
12) Appropriate and adequate Utility and Access Easements shall be noted and/or
identified on the plat for including, but not limited to, public utilities, septic drain
field areas, sewer lines, water lines, private roads, and access easements for all lots
not fronting a private or county road.
13) At the time of application for building permits all development shall be reviewed in
conformance with the requirements of GCC § 23.04.140 Site Plan Review.
14) Employee housing located in Block 13 Lots 7-12 and Block 14 Lots I1-13 shall be
consolidated -or- have recorded covenants that ensure ongoing use consistent with the
approved master plan.
15) Development shall comply with all requirements of the Grant County Planning
Department, including but not limited to -
IN THE MATTER OF APPROVING A FAMILGIA LLC,
PUD SUBDIVISION OF —695 ACRES COLUMBIA RIVER RESERVE
INTO ONE HUNDRED SEVENTEEN
(117) LOTS
a) Comply with all requirements listed in UDC Chapter 22.04 Article V Final
Subdivisions and Short Subdivisions.
b) Comply with all requirements listed in the SEPA Mitigated Determination
of Non -Significance issued by Grant County on August 15, 2006.
c) Those areas determined to be a critical area shall be designated as open
space and non -developable on the face of the plat. Also, no trails or
accesses shall be established into or near those areas designated as
restricted open space.
d) The developer shall place a note on the plat identifying that the critical
area buffer(s) shall be required to remain in their native state.
e) Documentation, from a certified engineer, shall be submitted verifying the
required setback from the bluff along the west boundary of the subject
area is sufficient to mitigate any potential geological hazards for
development along the bluff.
f) Prior to final approval the developer shall either complete a Boundary
Line Adjustment -or- increase the boundaries of the Subdivision to include
all of parcel #15-0572-000, and a note shall be placed on the plat that this
new lot is not part of the Master Planned Resort and is subject to the
requirements of the underlying zone.
g) That portion of parcel #15-0028-000 that is a portion of this PUD
Subdivision shall be segregated -or- subdivided out of the parent parcel
area prior to final approval.
h) The following "block" of information shall be added to the final plat.
Zoning Master Planned Resort
Overall acreage: 695
Number of Lots: 117
Max Building Height: 40ft
Minimum Setback from
External County Roads: 20ft
Minimum Setback from
Internal Property Lines: Oft
Roads/Dedicated: ?-acres
16) Development shall comply with all requirements of the Quincy -Columbia Irrigation
District including, but not limited to:
a) The complete farm unit must be shown on the plat.
b) A useable irrigation right-of-way from the legal point of water delivery to
each new lot within the Farm Unit shall be drawn on the face of the plat.
If access to the turnout cannot be obtained, the water must be released
before the plat is signed
c) Right-of-ways shall be indicated as private easements or right-of-ways,
not as Federal or Irrigation District easements.
d) Useable legal road access to all lots shall be shown on the face of the plat.
Federal irrigation right-of-ways are not legal access and do not fulfill this
requirement. All imgable acres proposed for roads shall be included in
the adjoining lots in an equitable manner.
IN THE MATTER OF APPROVING A
PUD SUBDIVISION OF —695 ACRES
INTO ONE HUNDRED SEVENTEEN
(117) LOTS
FAMILGIA LLC,
COLUMBIA RIVER RESERVE
e) All Federal right-of-ways and easements shall be shown on the plat.
fj Farm unit and Block shall be included in title.
g) This plat includes land covered by a Water Service Contract. The contract
shall be rewritten or canceled before the plat is signed.
h) The signature block for QCBID and USBR shall be added to the plat.
17) Development shall comply with all requirements of the Bureau of Reclamation
including, but not limited to:
a) All Bureau of Reclamation rights-of-way shall be depicted on the final
subdivision.
b) The Reclamation Operation and Maintenance road designated as
" Sagecliff Road" shall not be developed for private or public road
purposes.
c) Permission to cross any Reclamation right-of-way, including W44C7,
shall be obtained prior to development of such facilities.
"FINDINGS OF FACT"
1) Does meet the applicable requirements of UDC Chapter 23 04 "Zoning';
2) Does comply with the Comprehensive Plan, the Shoreline Master Program, the
zoning code and other land use regulations, and SEPA;
3) Does comply with health requirements for sewage disposal and potable water
supply;
4) Does comply with Grant County and State Department of Transportation
regulations pertaining to roads, utilities, drainage, access for emergency vehicles,
and other infrastructure improvements;
5) Does function as a single site with respect to, but not limited to, access, interior
circulation, open space, landscaping, drainage facilities, facility maintenance and
parking;
6) Is consistent in design, character and appearance with the goals and policies for
the zoning district in which the proposed PUD is located;
7) The characteristics of the PUD will be reasonably compatible with the types of
uses permitted in surrounding areas;
8) The proposed PUD will not create undue noise, odor, heat, vibration, air or water
pollution impacts on surrounding existing or potential dwelling units;
9) The proposed PUD will not materially endanger the health, safety and welfare of
the community,
10) The proposed PUD is such that pedestrian and vehicular traffic associated with
the use will not be hazardous or conflict with existing and anticipated traffic in the
local area;
11) The application does include evidence of availability of adequate public services
and facilities, including access, fire protection, water, storm water control, and
sewage disposal facilities;
12)The location, size and height of buildings, structures, walls and fences and
screening vegetation for the proposed PUD shall not hinder or discourage the
appropriate development or use of neighboring properties;
13) The impacts on the long-term natural resource management of adjacent lands
zoned as Agriculture will be minimized;
IN THE MATTER OF APPROVING A
PUD SUBDIVISION OF —695 ACRES
INTO ONE HUNDRED SEVENTEEN
(117) LOTS
FAMILGIA LLC,
COLUMBIA RIVER RESERVE
14) The proposed PUD does identify and protect critical areas, archaeological and
historic resources, and visual and aesthetic resources, and environmental
considerations are employed in the design, placement and screening of facilities
and amenities,
15) The proposed PUD will not cause significant adverse impacts on the human or
natural environments that cannot be mitigated by conditions of approval; and
16) The proposed land uses, activities, and structures do comply with applicable
development standards of GCC § 23.12 and performance standards specified in
GCC § 23 08, and with any required mitigation measures.
Dated this Pst day of 2006.
Yea
■❑
M
BOARD OF COUNTY
COMMISSIONERS
Nay Abstain GRANT COUNTY, WASHINGTON
❑ ❑ Efillt-�
Richard Stevens, Chair
��i"❑ ❑ CQ,(),t_oY -
Deborah Kay Moo , ember
❑ ❑ L oy C. Allison, Mem