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R-2025-124 Closed record public hearing and Resolution to consider the Hearing Examiner's recommendation regarding the master planned development and subdivision for Champions Park Phases 2 - 6
A RESOLUTION RESOLUTION NO. R-2025424 approving the Master Planned Development of Champions Park Phases 2 — 6 and authorizing and directing the City Manager to execute a Development Agreement with Prickly Pear Holdings LLC (herein after "Developer) to provide for the terms and conditions of development of a preliminary long plat and planned development to be located at the vicinity of Sorenson Rd. between S. 38th Ave. and S. 52nd Ave., in the City of Yakima. WHEREAS, on February 20, 2025, HLA Engineering & Surveying on behalf of Prickly Pear Holdings LLC, submitted an application for a 221-lot preliminary subdivision (PLP#001- 25/SEPA#002-25/CAO#001-25) and planned development (PD#001-25/DEV#001-25) known as Champions Park Phases 2 — 6 (the "Project") for 218 residential lots, two commercial lots, and one lot for an RV park and recreation area; and WHEREAS, Developer has obtained development rights for eight parcels of approximately 85 acres at the vicinity of Sorenson Rd. between S. 38th Ave. and S. 52nd Ave., Yakima, Washington (the "Property"), which is legally described in the Development Agreement as Exhibit "A", attached hereto as Exhibit "A" and incorporated herein by this reference; and WHEREAS, the City of Yakima (herein after "City") is a first class charter city incorporated under the laws of the State of Washington and has the authority to enact laws and enter into agreements to promote the health, safety, and welfare of its citizens and thereby to control the use and development of property within its corporate limits; and WHEREAS, the City has the authority to enter into development agreements with those who own or control property within its jurisdiction pursuant to RCW 36.70B.170 through 36.70B.210, and YMC § 15.28.050; and WHEREAS, on April 7, 2025, the City issued a Notice of Application and Environmental Review for the Project; and WHEREAS, Developer has proposed separate legal parcels by a subdivision of the property, as defined in YMC § 14.10.020 and described in YMC Chapter 14.20; and WHEREAS, the specific proposed use of the property identified by Developer is that of a mixed -use master planned subdivision; and WHEREAS, Developer intends to take appropriate steps to comply with environmental and land use requirements related to development of the property; and WHEREAS, the City of Yakima Planning Division conducted environmental review of the Project under the State Environmental Policy Act ("SEPA") and issued a Determination of Nonsignificance ("DNS") on the Project on June 5, 2025; and WHEREAS, on June 26, 2025, the Hearing Examiner held an open record public hearing in consideration of the Project; and WHEREAS, on July 10, 2025, the Hearing Examiner issued his land use recommendation proposing that the Project be approved subject to conditions, attached hereto as Exhibit "B" and incorporated herein by this reference; and WHEREAS, on August 19, 2025, after notice duly given according to the requirements of the City of Yakima. Municipal Code, the City Council held a closed record public hearing and adopted the recommendation of the Hearing Examiner; and WHEREAS, the City has determined that the Project is a development for which this Agreement is appropriate, and desires to enter into this Agreement. This Agreement will amongst other things, implement the conditions in the Final Decision, eliminate uncertainty over development of the Project, provide for the orderly development of the Project consistent with the City's current Comprehensive Plan and zoning for this Property, mitigate environmental impact, and otherwise achieve the goals and purposes for which the Development Agreement Statute was enacted; now, therefore, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF YAKIMA: Section 1. Incorporation of Recitals. The above recitals are hereby incorporated into this resolution. Section 2. Incorporation of the Hearing Examiner's Recommendation and Conditions of Approval. The Hearing Examiner's Recommendation is hereby adopted and ratified by the Yakima City Council as its conditional decision and approval of the Application herein. A copy of the Recommendation is attached hereto as Exhibit "B" and fully incorporated herein by this reference. Section 3. Findings. The Yakima City Council adopts the findings of the Hearing Examiner as its own findings herein, and further finds that the requirements of RCW § 58.17.110 have been met. Section 4. Development Agreement. The City Manager of the City of Yakima is hereby authorized and directed to execute the attached and incorporated Development Agreement. The Yakima City Council, after a duly noticed public hearing, has determined that execution of this Agreement furthers the public health, safety and general welfare, and that the provisions of this Agreement are consistent with the Comprehensive Plan and applicable development regulations. Section 5. Severability. If any section, subsection, paragraph, sentence, clause, or phrase of this resolution is declared invalid or unconstitutional for any reason, such decision shall not affect the validity of the remaining portions of this resolution. AIIEST: ADOPTED BY THE CITY COUNCIL this 19th day of August, 2025. osalinda Ibarra, City Clerk Patricia Byers Or Development Agreement By and Between City of Yakima, Washington, nd Prickly Pear Holdings, LLC This Development Agreement ("Agreement')ismade and entered into between the City of Yakima. a Washington municipal corporation ("City") and Prickly Pear Holdings, LLC ("Developer"). 1. RECITALS WHEREAS, the City is a first class charter city incorporated under the laws of the State of Washington and has the authority to enact laws and enter into agreements to promote the health, safety, and welfare of its citizens and thereby to control the use and development of property within its corporate limits; and WHEREAS, the City has the authority toenter into development agreements with those who own or control property within its jurisdiction pursuant to RCVV36.7O13.17C- 36.70B.210. and YK0C 15.28.050; and VVHEREAS, Developer owns several parcels hzbs|inQ approximately 85 ooroo (the "Subject Property") within the city limits of the City of Yakima in the Suburban Residential (SR) Single -Family Residential (R-1). l\mo-Farnik/ Residential (R-2). Multifamily Residential (R-3). and General Commercial (GC) zoning districts; and VVHEREAS, Developer has applied for a Preliminary Long Plat and Mixed Use Planned Development in accordance with the Chx'mSubdk/ksion Ordinance and Master Planned Development Overlay Ordinance, YK8C Chopter14.20 andYK8C Chaptmr15.28. respectively. The parties intend that this Agreement guide the future uoao of the Subject Property, the legal description of which appears on the attached Exhibit ^/\^;and WHEREAS, the parties intend this agreement toguide the current and future uses of the property; now, therefore, |nconsideration ofmutual benefits, the parties agree as follows: ILAGREEIVIENT 1. The proposed development. Developer's proposal for the property is hereby acknowledged and warranted to befor the purpose of constructing a mixed use planned development. Developer specifically eohnow/wdgma and warrants that the proposal for the property is construction of approximately 173 single-family lots, 40 common -wall lots; and 4 multifamily |obo containing 25 duplex bui|dingm(5O-units); a private community park; and a 15-acre RV park with recreation area. Additionally, there are approximately 7 acres of commercial development space for restaurants and a 11 0-room hotel. The Developer's preliminary plat/planned development application has been filed with the City. |thas been mn/iamxsd and recommended for approval by the City of Yakima Hearing Examiner to the Yakima City Council. The Hearing Examiner's Recommendation, dated July 10. 2025. is incorporated herein and attached hereto osExhibit ^B^ The said subdivision and planned development ioreferred bzherein omthe .proposed development." 2. Conditions of approval. Developer agrees to abide by the terms and conditions of approval recommended by the Hearing Examiner, including construction of all infrastructure descried on the preliminary plat/planned development site plan map and incorporated herein by this rohenanoa as if set forth in full, including the same may be revised to conform with conditions of approval set forth in the Hearing Examiners Recommendation. Developer agrees that the use ofthe property pursuant bmthis agreement shall be consistent with the project description identified in the Washington State Environmental Policy Act Determination ofNoneignificanoeissued by the City of Yakima onJune 5.2O25. and incorporated herein by this reference as ifset forth in full (the "DNS"). Developer agrees bmabide by the conditions of such further or additional land use permits or approvals as may be identified in the DNS, or as may otherwise be required by applicable federal, state, and local law including but not limited to the City's Title 12 and all other applicable development standards, as the same may currently exist or may be hereafter amended; provided, however, that the procedures and substantive rules of the City's Master Planned Development ordinances, as codified in YMC Chapter 15.28 as it existed as of the date of this agreement and incorporated herein by this reference, shall guide and control all matters related to said ordinances and to the planned development aspect of the proposed development until this agreement terminates as provided elsewhere herein. Developer agrees to make future applications or submissions as may be necessary to fully implement any phased review of the proposed development and any specific project proposed therein. 3. Developer's Compliance. Developer agrees to abide by all such conditions as identified as a part of the Developer's Home Owner's Association and Declaration of Covenants, Conditions and Restrictions for the proposed development and incorporated herein by this reference as if set forth in full. 4. Appeals. In the event that any of the permits or approvals associated with the proposed development, including but not limited to SEPA determinations, preliminary plat, or planned development approval, are or may be appealed, then in that event, the City's obligations under this Agreement, and under the above -referenced development entitlements, shall be suspended, and may be terminated upon either order of court of competent jurisdiction or mutual agreement of the parties. Developer agrees not to appeal any of the previously required permits or approvals associated with the proposed development, including but not limited to SEPA determinations, preliminary plat, or planned development approval. 5. Default/Notices. No party shall be in default under this Agreement unless it has failed to perform as required for a period of thirty (30) days after written notice of default to the other party. Each notice of default shall specify the nature of the alleged default and the manner in which the default may be cured satisfactorily. The party not in default under this Agreement shall have all rights and remedies provided by law or equity, including without limitation, damages, specific performance or writs to compel performance or require action consistent with this Agreement. 6. No third party beneficiary. This agreement is made and entered into for the sole protection and benefit of the parties hereto and their successors and assigns. No other person shall have any right of action based upon any provision of this agreement. 7. Third -Party Legal Challenge. In the event any legal action or special proceeding is commenced against the City by any person or entity other than a party to this Agreement to challenge this Agreement or any provision herein, including any of the permits, approvals, or entitlements associated with this Agreement, the City may elect to tender the defense of such lawsuit or individual claims in the lawsuit to Developer, and Developer shall have the sole responsibility for defense of the third -party legal challenge. The tender and acceptance thereof shall relate solely to defense of the claims but shall not include assumption of any municipal liability, obligation or legal responsibility arising from or related to challenged municipal acts or omissions. The Developer shall not settle any such tendered lawsuit without the consent of the City, which consent shall not be unreasonably withheld. 8. Term. This Agreement shall continue in force for a period of thirty (30) years unless extended or terminated as provided herein or when the property has been fully developed, whichever first occurs, and all the Developer's obligations in connection herewith have been satisfied to the sole reasonable discretion of the City. Provided, however, that termination of this agreement shall not affect any of Developer's obligations to comply with the Yakima Urban Area Comprehensive Plan, any applicable zoning, subdivision or other municipal codes, or any land use entitlements approved with respect to the property or proposed development. Termination of this agreement shall not affect any Developer's obligations herein which expressly or by implication are to continue after the termination of this agreement; notwithstanding the generality of the foregoing, the parties expressly agree and covenant that the streets within the proposed development shall be required to be private and shall never be accepted by the City of Yakima as public streets. 9. Citv'sReservation of Riqhts.The parties intend this agreement is interpreted to the full extent authorized by law aoanexercise of the City'sauthority toenter into development agreements pursuant to RCW 36.70B. 170. Provided, however, that this agreement shall be construed to exclude from its scope and reserve hothe City the authority which is prohibited by law from implementation by mutual agreement with consideration of parties acting under Ch. 38.708 RCW. Without |immitaUon, this shall include the right of the City to impose new or different conditions on the property to the extent required by ohzrnnwmbar development standards and any serious threat to public health and safety. Developer acknowledges that any phased approach to developing the proposed development contemplates and requires the exercise of further discretionary powers by the City. These powers include, but are not limited to, review of additional permit applications under SEPA and other applicable |mxv. Nothing in this agreement shall be construed to limit the authority or the obligation of the City or any of its officials or officers in complying with or applying applicable law during review ofspecific project proposals or other subsequent phases mf the proposed development. 10. Developer's Warranties and Representations. Developer represents and warrants to City that Developer has a property interest in the propedy, and that the covenants and obligations of Developer in this Aom»amnant and in the pemnds, approvs|s, and entitlements associated with this Agreement and the proposed development donot violate orconstitute a default under orbreach ofany agreement between Developer and any third party by which Developer is bound. Developer represents and warrants to City that Developer is fully authorized to enter into and perform its obligations under this ABramrnenL Developer represents and warrants to City that there is neither pending nor, to the knowledge of Developer, any threatened legal action, arbitration or administrative hearing before any governmental authority to which Developer is m party and which could enjoin or restrict Developer's right or ability to perform its obligations under this Agreement. 11. Development Standards. Developer proposes the following development standards for residential and commercial uses within the K800te, Planned Development, which are proposed to allow flexibility in accordance with YMC 15.28.010(A)(1): Residential Uses: Single-FmmmUUxRemidemtiaU Minimum Lot Size 6.0008quons-Feet Maximum Lot Coverage 80% Minimum Lot Width 50-feet Setbacks Consistent with TYNC16.05.O3U.Table 5-i Common -Wall Residential Minimum Lot Size 3.500Squone'Fmot Maximum Lot Coverage 60% Minimum Lot Width 35-feet Setbacks Consistent with YK8C15.O5.O3O.Table 5-1 Multifamily Residential Minimum Lot Size 0.000Gqumna-Feet Maximum Lot Coverage BO% Minimum Lot Width 50-feet Setbacks Consistent with YK8C 15.05.030. Table 5-1 Commercial Uses: Maximum Lot Coverage 8056 Maximum Building Height 354ee Setbacks Consistent with YK8C 15.05.030. Table 5-1 Minimum Lot Size for non-residential uses None Block Length. Developer proposes to provide no pedestrian access points at mid -block within Phase 6 (YMC 14.25.050). Because this is a master planned development with access to the recreational amenities in Phase 3 via a 9-foot pathway access easement on lots 6-82 and 6-83, a mid -block pedestrian access is not desirable. Additionally, developer proposes a block of less than 250-feet in Phase 2 to serve lots 2-19 through 2-24. Total block length is approximately 146-feet from the Right -of -Way line. This type of access would not typically require a turnaround. Lots 2-19 through 2-22 already have access and frontage to adjacent streets. 12. Modification of an Approved Master Planned Development Overlay. Modifications to the adopted master development plan and/or development agreement may be requested from time to time. Minor modifications will undergo Type (1) or Type (2) review as defined in YMC Chapters 15.13 and 15.14. The administrative official shall review modification to the adopted master development plan and/or development agreement as a minor modification if it has been determined that: A. The amendment does not increase the areas identified for any particular land use or increase the residential density approved in the master plan or as permitted in the underlying zoning district; B. The amendment does not increase the total area of nonresidential uses by more than five percent; C. The amendment does not materially change the type and character of approved uses; i. Phase 5 Commercial Area: For the purpose of determining a material change in the type and character of approved uses in the Phase 5 Commercial Area, that shall be defined as any use that is not a Class 1 or 2 Permitted Use in the General Commercial (GC) zoning district (YMC § 15.04.030, Table 4-1). For the purposes of determining future processing of a Minor Modification to the Commercial Area, Class 1 uses shall undergo Type 1 review and Class 2 uses shall undergo Type 2 review. D. The amendment does not materially change parking or traffic circulation within the development; E. The amendment does not materially change setbacks, buffers, landscaping, critical areas, or other mitigation measures; F. The amendment does not materially impact the overall design of the approved master plan; and G. Other similar changes of a minor nature proposed to be made to the configuration, design, layout or topography of the master planned development which are deemed not to be material or significant in relation to the entire master planned development and are determined not to have any significant adverse effect on adjacent or nearby lands or the public health, safety or welfare. Major modifications will undergo Type (3) review as defined in YMC Chapter 15.15 and shall be referred to the hearing examiner in accordance with YMC 15.15.040. A "major modification" shall be any modification to an approved master development plan or development agreement that is deemed more significant than a "minor modification" as described hereinabove. 13. Vesting. The master planned development review shall be vested to development regulations, standards, conditions, and laws applicable at the time the development agreement is recorded, inclusive of specific conditions and standards set forth in said Development Agreement to the extent it complies with applicable Washington law. The vesting period shall be for the "Term" as stated in the development agreement and shall be agreed upon by the parties to the Development Agreement after giving consideration to the extent and complexity of the proposed development as well as specific development planning considerations raised by the developer. 14. Severability. If any provision of this Agreement are determined to be unenforceable or invalid pursuant to a final decree or judgment by a court of law or tribunal with jurisdiction, then the remainder of this Agreement not decreed or adjudged unenforceable or invalid shall re al una and in full force and effect. ected 15. Agreement to be Recorded. This Agreement may be modified only by written agreement of the parties hereto. This Agreement or a memorandum thereof shall be recorded against the Property as a covenant with the land which touches and concerns the Property and shall be binding. upon the City and Developer, their heirs, successors and assigns, and all future owners of the Property. Developer shall be responsible for the costs of recording. Any approved modifications to this Agreement shall also be recorded against the Property. 16. Agreement Approval. This Agreement may only become effective upon execution by the City of Yakima following adoption of a resolution approving the same following a public hearing in compliance with Ch. 36.70B RCW. 17. Entire Agreement. This Agreement constitutes the entire agreement of the parties and incorporates all prior discussions and agreements. IN WITNESS WHEREOF, this Agreement has been entered into between the City and Developer, and is effective as of the day of , 2025. PRICKLY PEAR HOLDINGS, LLC a Washington limited liability company By: Its: CITY OF YAKIMA, a political subdivision of the State of,Washineton By: APPROVED AS TO FORM B STATE OF WASHINGTON County of Yakima Mayor ACKNOWLEDGEMENTS ON FOLLOWING PAGE] On this day of 2025, before me the undersigned, a NiVary Public in and for the State of Washington, duly commissioned and sworn, personally appeared Imo,, to me known to be the ,^v,-car ed- of PRICKLY PEAR HOLDINGS, LLC, the limited liability company that executed the foregoingnstrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company for the uses and purposes therein mentioned, and on oath stated the (s)he is authorized to execute the same instrument on behalf of the limited liability company. Witness my hanc ostiltt6figfii4I seal hereto affixed the day and year first above written. SANA/ '1,, NOTARY PUBLIC, in an Washington, residing My commission Expire STATE OF WASHINGTON ) ) ss. County of Yakima he State of On this i day of , 2025, I certify that I know or have satisfactory evidence that CA &s.1 MAYOR of the CITY OF YAKIMA, is the person who appeared before me, and said person acknowledged that they are authorized to sign this instrument on behalf of the City of Yakima, and acknowledged it to be their free and voluntary act for the uses and purposes of mentioned in the instrument.. Witness my hand and official seal hereto affixed the day and year first above written. # OTAR y NO. 107265 WASH, +rtt���dttitiN� NOTARY PUB I , in and to Washington, res ding at My commission Expires: EXHIBIT "A" LEGAL DESCRIPTION Parcels and Legal Description: 181203-22005: W 257.75 FT OF E 287.75 FT OF W1/2 NW1/4 LY N OF BELLMAR ADD EX N 647.5 FT 181203-22007: Section 03 Township 12 Range 18 Quarter NW: S 310.61 FT OF N 491.11 FTOF W 257.75 FT OF E 287.75 FT OF GOV LOT 4 181203-22008: Section 03 Township 12 Range 18 Quarter NW: GOV LOT 4 EX E 287.75 FT ALSO W 257.75 FT OF E 287.75 FT OF N 180.5 FT ALSO TH PT OF SW1/4 NW1/4 LY N OF BELLMAR ADD: EX E 287.181204-11002: 181204-12001: Section 04 Township 12 Range 18 Quarter NE: Government Lot 2, Section 4, Township 12 North, Range 18 East, W.M.; ANO the West 30.00 feet of Government Lot 1 of said Section 4 as measured perpendicular to the West line thereof; AND the West 30.00 feet of the following described parcel as measured perpendicular to the West line thereof: That portion of the Southeast 1/4Northeast 1/4 of said Section 4 described as follows: Commencing at the Southeast corner of said subdivision; thence North 00°39120" East along the East line thereof, 1353.31 feet to Beginning; thence North 89?°44145'm West, 1317.31 feet to a point on the West line of said subdivision which lies 1345.36 feet North 00?°50"45" East from the Southwest corner of said North 00?°50145" East along said West line, 15.27 feet to the Northwest corner of said subdivision; thence South 89°58'06" East along the North line thereof, 1317.31 feet to the North; thence South 00°39'20" West along the East line of said subdivision, 20.39 feet to the Point of Beginning; AND that portion of Vacated South 46th Avenue lying Northerly of L(Extended) and Westerly of Lot 1, BeliMar Addition, located In the Northeast 1/4 of Section 4, Township 12 North, Range 18 East, W.M., records of Yakima County Washington; AND the North East 165 feet of the North 1/2 of the Southwest 1/4 of the Northeast 1/4 of Section 4, Township 12 North, Range 18 East, W.M. 181204-11002: Section 04 Township 12 Range 18 Quarter NE: GOV LOT 1 EX W 30 FT & BEG 1353.31 FT N OF SE COR NE1/4, TH N 89" 44' 45"" W 1317.31 FT, TH N 00" 50' 45" E 15.27 FT, TH S 89"TH S 00" 39' 20'" W 20.39 FT TO POB BELLMAR ADD RES # 6661980 AF# 2619536 181204-14409: Section 04 Township 12 Range 18 Quarter NE: SHORT PLAT 88025 Lot 1 181333-44008: N1/2 51/2 SE1/4 SE1/4 181334-33401: Section 34 Township 13 Range 18 Quarter SE: SPM AF 7893928 The west 280.70 ft of Lot 7 and the South 219.66 ft of the West 280.70 feet of Lot 8 COMM UIVITYDEVELOPMENT"DEPA LITE NT Bill Preston, Ja,T„ TEirectar Trevor Martin, A ICP, Manager Planning Division 129 N©rtba Second Street; 2ru1 Floor Yakima, W Phone (509) 575-6183 Fax (509) 575-6105 = Fin( Exhibit B arg yca:kiraaaa tcwa.g ov NOTIFICATION OF HEARING EXAMINER'S RECOMMENDATION TO THE YAKIMA CITY COUNCIL DATE: July 14, 2025 TO: Applicant, Adjoining Property t3watcrs and Parties of Record SE('R,IECT: Notice of the Hearing Examiner's litec:omarendation l [L1 #(S) PD001-25, DEVn001-25, P1,P#001-25 S1 PA#0{12-25, CA08001- 25 II1..A Fngineerin & Surveying. Inc, on behalf of Pris:k)y Peer Holdings LLC PROJECT LOCATION: Vicinity or Sorenson Rd. between S.38th Ave, & S. 52nd Ave, APPLICANT: On July 10, 2025, the City a f "ak.inta Hearing Examiner issued their rec:omrnendation for I°f#1101-25, .DE104001-25, PLl'#025, SEPA#002-25, and CA04001-25, the .Plat of Champions Park Phases 2 6 is a mi ed tale master planned development in the SR, R-2, and R- 3 zoning districts spanning 85 acres and includes: Phase 2: 27,46 acres with b4 residential lots (60 single-family, 4 common wall), Phase 3: 8,65 acres with 42 lots f1 sinelc-family, 25 duplexes across 4 lots, 36 common wall, and 1 floodplain lot),. Phase 4: 15.23 acres I r an RV park with 7 stalls, a clubhouse, and recreational amenities. Phan: 5: 6,99 acres for commercial development. including a tap house/restaurant, 2 QSRs, hotel (I10 rooms), and green space.. This application was reviewed during an open record public hearing held on June 26. 2025, Enclosed is a copy of the Hearing E xa t ainer's Recommendation. The recommendation will he considered by the Yakima City Council tat a public hearing, which will he scheduled at a later date, The City Clerk's Office will notify you of the date, time, and location of the hearing. if you have any questions or need further assistance, please contact the assigned planner. Eric Crowell, Senior Planner, at (509) 576-6736, or e-mail to cat ic.crow ll a 1. sttiaante .cad. Rivera Planning Technic Date of Mailing: July 14, 2025 Enclosures: Hearing Examiner' ;s Recommendation RECEIVED JUL 1 0 2025 CRY OF YAKIMA FLAMMMG ON. CITY OF YAKIMA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION July 10, 2025 In the Matter of an Application for a ) Planned Development and a Preliminary ) Plat with Some Type (2) Uses, and SEPA ) And Critical Areas Review Submitted by: ) PD#001-25 DEV#001-25 Prickly Pear Holdings, LLC ) PLP#001-25 SEPA#002-25 To be Located on 85 Acres on the South ) CAO#001-25 Side of Sorenson Road between South 38=a ) Avenue and South 52ad Avenue in the SR, ) R-1, R-2, R-3 & GC Zoning Districts South ) Of the SOZO Sports Complex to be known ) As the "Plat of Champions Park Phases 2-6" ) A. Introduction. The preliminary findings relative to the hearing process for this matter are as follows: (1) The Hearing Examiner conducted an open record public hearing for this master application for a Planned Development and a Preliminary Plat on June 26, 2025. (2) The detailed and thorough Planning Division staff report presented by Associate Planner Eric Crowell recommended approval of this Planned Development and Preliminary Plat subject to enumerated conditions. (3) Testimony regarding this master application was presented by the Applicant's representative, Joseph Calhoun of HLA Engineering and Land Surveying, Inc., who had previously submitted a very thorough narrative explanation of the proposal with his master application and who followed up at the hearing by requesting some minor revisions to two of the recommended conditions; was presented by a South 52nd Avenue resident Harold I3ullington and property owner Steve Hart who both indicated that South 52nd Avenue should be widened and improved with curbs, gutters and sidewalks; was Prickly Pcar Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 3/0 Ave. to S. 52"d Ave. PD#001-25; DEVN001-25; PLP0001-25; SEPAN002-25 1 RECEIVED JUL 1 0 2025 CITY OF YAIUMA PLANNING DIV. presented by the Applicant's representative Mike Heit also of HLA Engineering and Land Surveying, Inc. who indicated that South 52"d Avenue in this location is a County Road, that there were numerous meetings regarding this proposal without any request from the County for improvements to South 52"d Avenue and that the requisite nexus would limit any requirement of that type to the Applicant's very minimal proportionate share of traffic that would be utilizing the road; and was presented by Kenneth Thoms who expressed concerns about his potential loss of view to the south, the traffic on South 52"d Avenue and the proposed construction in the floodplain. (4) This recommendation has been issued within ten business days of the open record public hearing. B. Summary of Recommendation. The Hearing Examiner recommends approval of this Planned Development and approval of this Preliminary Plat subject to conditions and based on reasons that are similar to those set forth in Eric Crowell's staff report. C. .Basis for Recommendation. Based on a view of the site and surrounding area with no one else present on Junc 25, 2025; the staff report, exhibits and testimony presented at the open record public hearing on Junc 26, 2025; and a consideration of the applicable Planned Development criteria, Preliminary Plat requirements, development standards and consistency criteria; the Hearing Examiner makes the following: FINDINGS I. Applicant/Property Owner/Representative. The Applicant and property owner is Prickly Pear Holdings, LLC, 2550 Borton Road, Yakima, WA 98903-9766. The representatives of the Applicant and property owner for this proposal who testified at the Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38h Ave. to S. 52"d Ave. PD(1001-25; DEVi$001-25; PLP#001-25; SEPA#002423 2 RECEIVED JUL 1 0 2025 CITY OF YAKIMA PLANNING 0IV. hearing are Joseph Calhoun and Mike Heit of HLA Engineering and Land Surveying, Inc., 2803 River Road, Yakima, WA 98902. II. Location. The location of the proposal is on the south side of Sorenson Road between South 38th Avenue on the east and South 52nd Avenue on the west. The SOZO Sports Complex is on adjacent property to the north. III.,Annlication. The "Plat of Champions Park Phases 2 — 6" is a proposed mixed -use master planned development in the SR, R-1, R-2, R-3 and GC zoning districts spanning 85 acres and includes the following phases: Phase 2 consisting of 27.46 acres with 64 residential lots (60 single-family, 4 common wall); Phase 3 consisting of 8.65 acres with 42 lots (1 single-family, 25 duplexes across 4 lots, 36 common wall lots, and 1 floodplain lot); Phase 4 consisting of 15.23 acres for an RV park with 71 stalls, an office/store, a clubhouse, and recreational amenities; Phase 5 consisting of 6.99 acres for commercial development, including a tap house/restaurant, a quick service restaurant, a 1 l0-room hotel, and green space; and Phase 6 consisting of 29.60 acres for 112 single-family home lots. 'The total residential use across Phases 2, 3 and 6 total 218 lots for 263 dwelling units. This master application was received on February 20, 2025, and deemed complete for processing on April 3, 2025. IV. Jurisdiction. Sections 1.43.080, 15.28.040 and 14.20.100 of the Yakima Muni- cipal Code (YMC) provide that the Hearing Examiner shall hold a public hearing and submit recommendations to the City Council relative to the Planned Development criteria listed in YMC § I5.28.040 and the Preliminary Plat criteria listed in YMC §14.20.100 and Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38tb Ave. to S. 52nd Ave. PD#001-25; DEVN00I-25; PLP00I-25; SEPA0002-25 RECEIVED JUL 1 0 2025 CITY Of YAKIMA PLANMKG QN. in RCW Chapter 5.8.17. Since this is a master application, the City Council will make the decision regarding all of the aspects of this application which include some Type (2) uses in the development allowed under YMC Chapter 15.14 and which include a Critical Areas review required under YMC Chapter 15.27. V. Notices. The property was posted with a land use action sign on April 2, 2025. A Notice of Application and Environmental Review was sent to the Applicant, SEPA agencies and property owners within 300 feet of the subject property on April 7, 2025. The 14-day public comment period for the SEPA review ended on April 21, 2025, with four agency comments and no public comments being received. A Notice of the preliminary Determination of Nonsignificance and of the open record public hearing set for June 26, 2025, was sent to the Applicant, SEPA agencies and property owners within 300 feet of the subject property on June 5, 2025, and was also published in the Yakima Herald -Republic on June 5, 2025. VI. Zoning and Land Use. The subject property consisting of approximately 85 acres is zoned Suburban Residential (SR), Single -Family Residential (R-1), Two -Family Residential (R-2), Multifamily Residential (R-3), and General Commercial (GC). It is currently vacant except for a few single-family homes. The zoning and land uses of surrounding properties are as follows: North SR, GC. M-1 Residential, Parks Residential Industrial South R-1. R-2 East M-1 West SR. R-1 Residential Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38tAve. to S. 52"d Ave. PDM001-25; DEV0001-25; PLPN001-25; SEPA '002-25 4 ' cr:EIVE® 0 2025 tAPtt4INur YAKIMA PLG QIV. VII. Yakima Comprehensive Plan 2040. The subject property is located within the Low Density Residential, Mixed Residential and Commercial Mixed -Use Comprehensive Plan designations. VIII. Environmental Review. This master application was required to undergo a State Environmental Policy Act (SEPA) review. On June 5, 2025, the City's SEPA Responsible Official issued a Determination of Nonsignificance (DNS) which became final without an appeal. IX. Transportation Concurrence Ordinance. The Applicant applied for Transportation Concurrency (TCO#004-25) on February 20, 2025. A very lengthy and detailed Transportation Impact Analysis was also submitted, which recommended that the development be responsible for adding turn lanes and installing a traffic signal at the intersection of South 52nd Avenue and West Washington Avenue. X. Applicant's Statement of Details and Benefits of this Development. The Applicant's narrative answers to specific questions required of this type of development describe the following details and benefits of this proposal: (1) What land uses arc proposed? The Champions Park Mixed Use Planned Development proposed land uses will consist of low density residential, multi family residential, and general commercial uses. The project consists of 5 current phases located on approximately 85 acres of land. The Master Planned Development includes the following Phases and Uses: o Phase 2: 64 total lots across 27.46 acres. This phase will include 60 single-family home lots and 4 common -wall lots. o Phase 3: 42 total lots across 8.65 acres. This phase will include 1 single-family home lot, 25 multifamily dwellings (50 units) across 4-lots, Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38'Ave. to S. 52' Ave. PDk001-25; DEVN001-25; Pl,P#001-25; SEPA#002.25 5 RECEIVED JUL 10 2025 U1 v OF YAKIMA PLANIVI G DM and 36 common -wall lots, including 1 non -buildable lot that includes mapped floodplain and floodway. o Phase 4: 15.23-acre RV Park with recreation area. This includes 71 RV stalls, a 10,200 square foot office/store, and a 3,625 square foot clubhouse with pool, tennis courts, basketball courts and open space. o Phase 5: There are approximately 6.99 acres of commercial development space proposed for the following uses and site configuration: o Tap house/restaurant area - 7,520 sf. o Patio area - 1,400 sf. o Greenspace / yard area - approximately 45,737 sf. o Quick Service Restaurant (QSR)- 2,510 s.f. o 110-room hotel with associated parking, landscaping, and greenspace. A conceptual layout of the commercial area is provided on the site plan which shows parking/drive aisles, building location(s) and possible uses. It is anticipated that the final determination on land use(s) and site layout will be authorized through the Type 1 Review process. Potential uses include Class 1 permitted uses in the GC Zone per YMC § 15.04.030, Table 4-1. o Phase 6: 112 single-family home lots across 29.60 acres. Total residential use across Phases 2, 3 and 6: 218 lots, 263 dwelling units. For the purpose of analyzing the overall development in the area, we want to reference Champions Park Phase 1, approved on March 19, 2024 by Resolution R-2024-051. This Phase includes 47 single-family lots and 46 common -wall lots (City File PLP#002-23). The Final Plat was recorded on December 11, 2024 (City File FLP#004-24). Since this phase is completed it is not part of the current 5 remaining phases or included in the Development Agreement. However, analysis of the total project considerations for overall traffic generation, utility extension, etc. included and will reference Phase 1. (2) Will the land be subdivided? If so. what type of subdivision? (Long Plat, Short Plat. Binding Site Plan. etc.). Proposed long -plat subdivisions will occur over several phases and includes approximately 85 acres for a combination of single-family, common wall, and multi family dwelling units. The subdivisions will create 218 lots and propose 263 dwelling units. (3) How does the proposed Planned Development allow flexibility in development standards and pe '_tted uses while ensuring compatibility with neighboring uses? Underlying land zoning includes a combination of SR, R-1, R-2, R-3 and GC. The Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38' Ave. to S. 52" Ave. PD#001-25; DEV#OOI-2S; PLP#00I-25; SEPA#002.25 6 RECEIVED JUL 1 0 2025 GTY OF YAKIMA PLANNING DIY. proposed Planned Development is intended to allow for commercial development which would otherwise not be allowed in the residential zoning districts. The residential development will conform to residential development standards, including building height, density, lot coverage, setbacks of the underlying zone. Density range for the residential development is approximately 4 dwelling units/acre. The proposed com- mercial development and RV park will complement surrounding uses and provide additional services that support the SOZO Sports Complex, airport to the northeast, and the proposed residential development to the west. The proposed commercial development will meet all development standards associated with the type of development, including parking, setbacks, lot coverage, landscaping, and appropriate site screening and buffers where required. (4) Describe how the proposed Planned Development facilitates the efficient use of the land, Over 85 acres of the proposed development will be a mixture of residential and multi family construction providing approximately 218 lots and 264 dwelling units. Proposed are 173 single-family lots, 40 common wall lots, and 4 multi family lots containing 25 duplex units (50 total units). One final lot is proposed that encompasses non -buildable floodway/floodplain area in Phase 3. All but one road servicing the residential subdivisions will be public, and all streets will be built to city standards with corresponding curb, gutter, sidewalk, and streetlights. Lot sizes range from 3,561 SF to 65,778 SF. Approximately 6.5 acres are in the flood plain, with 25 duplexes planned on four large parcels to efficiently maximize the use of these parcels and meet flood plain lot size requirements of YMC Ch. 15.27. There is a connecting road proposed over the mapped floodway area, but otherwise, construction is limited in the floodplain. Road and utility construction within the mapped floodway/floodplain will adhere to applicable Critical Areas Ordinance standards found in YMC Ch. 15.27. Approximately 22 acres are devoted to commercial uses that enhance and support the surrounding uses in the area by providing services and amenities. A private access road will be constructed to serve the RV Park, and on -site parking lots will be constructed for the commercial development properties. (5) Describe how the proposed Planned Development increases economic feasibility (i.e.. fostering efficient arrangement of land use, buildings. transportation systems. open space and utilities). The proposed layout is such that the commercial development is located closest to existing commercial and recreational uses in the area, and the residential development will act as infrll to other residential development in the area. Zoning to the north of the proposed commercial development is Light Industrial Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38'h Ave. to S. 52nd Ave. PDe001-25; DEYN001-25; PLPN001-25; SEPAN002-25 7 RECEIVED JUL 1 0 2025 t TY OF YAKIMA PLAT OIV. (M-1 ), and to the west is Multifamily Residential (R-3). Property to the east of the proposed commercial area is outside of city limits and is a combination of Industrial and Single Family Residential. Property to the south is also outside city limits and is zoned Single -Family Residential. Public infrastructure will be extended throughout the site including water, sewer, streets, streetlights, and sidewalks. Access points for the development will be on Ahtanum, a minor arterial county road; S 52nd Ave, a collector arterial county road; Sorenson Road, a city local access road; and S 38th Ave, a city local access road. A traffic study was conducted to review potential impacts to adjacent intersections. This development will bring utilities into areas that are not currently served. The residential development will provide much needed housing for the city and the commercial development will support and complement surrounding uses. (6) How d s the proposed Planned Development preserve or enhance natural amenities, features, shorelines and critical areas in the development of the site? The proposed Master Planned Development will preserve the character of the adjoining neighborhoods while the commercial development will complement the surrounding uses by providing much needed services to the area. Portions of the property contain mapped floodplain and floodway. A north -south roadway is proposed over a portion of the floodplain and floodway on parcel 181334-33401 . The roadway will be constructed in accordance with YMC 15.27.411 (H). Proposed new lots within the floodplain are consistent with the subdivision standards in YMC 15.27.321 (8) and 15.05.030(C) - lots are a minimum of 1-acre or contain at least a 5,000 square foot buildable area outside the floodplain. (7) )dentify environmental impacts and appropriate mitigation measures. SEPA review has been completed on Phase 1 and a DNS was issued on December 13, 2023. SEPA review has not been completed on the remaining property at this time but will be conducted concurrently with the MPD and Subdivision. Significant environmental impacts are not expected. The development is occurring on flat, vacant agricultural land. The development proposed in the floodplain and floodway will meet all development standards required by the Yakima Municipal Code including employing engineering practices to keep floodwaters from being diverted from the floodplain or increasing flooding impacts on surrounding properties. (8) How does the proposed Planned Development encourage environmentally sustainable development? The project utilizes "low -impact development" concepts via stormwater management and land use development strategies that emphasize conservation and use of existing natural site features integrated with disturbed, small - Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 380`Ave. to S. 52"d Ave. PDA00I-25; DEV4001-25; PLP41001-25; SEPAA002-25 8 RECEIVED JUL 1 0 2025 CITY OF YAKIMA PLANNING DN. scale stormwater controls that mimic natural hydrologic patterns in residential settings. Stormwater will be retained on -site, and drainage and infiltration facilities provided. The proposal accommodates population growth, and density proposals are consistent with the municipal code and the city's 2040 comprehensive plan. Open space is included in the proposal and the design facilitates accommodation of floodwaters and stormwater. (9) What services and facilities are available to serve the property? Are those services adequate? Sewer and water will be extended throughout the site to serve the development. Fire hydrants will be located throughout to serve the community. Wide Hollow Elementary School, West Valley Middle School and West Valley High School would serve the needs of the development. There are several parks within 2 miles of the site including Randall and Kissel Park, and the SOZO sports complex located north of Sorenson Road. Transit lines are available approximately two miles away from the site. (10) Will the proposed development promote economic development; job creation, diversification or affordable housing? The mixed -use development will provide construc- tion jobs as well as long term service industry jobs. The proposed housing is a mix of single-family, common wall, and multi family structures, providing varied housing opportunities that are much needed. (11) Now does the proposed development create vibrant mixed -use neighbor- hoods, with a balance of housing. commercial. and recreational facilities? The mixed -use development creates a balance of housing, commercial and recreational facilities. The development incorporates open space amenities such as a pool, basketball and pickleball courts, an RV park, and commercial services which further support the residential development, such as restaurants and a hotel. Housing is mixed with common wall structures and single-family residences including a small, gated community within the development which provides for larger lots. (12) How is the proposal consistent with goals. policies. and objectives of the Yakima Urban Area Comprehensive Plan? This project will help the city reach the goals of the Comprehensive Plan 2040 and Housing Action Plan by providing much needed housing by creating 263 additional dwelling units which will help the city achieve its annual target of approximately 295 dwelling units per year. This mixed -use development proposal is consistent with several of the comp plans goals and policies, including: • Goal 2.2: Provide a mix of land use designations consistent with the community's vision. • Policy 2.2.4: Commercial Mixed -Use: Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38'"Ave. to S. 52n1 Ave. PI0W01-25; DEYN001.25; PLPI001-25; SEPAN002-25 9 RECEIVED JUL 1 0 2025 CiTY OF YAIUMA PLAMMNO DIV. A. Purpose: This designation promotes the greater integration of mixed uses that offer greater development choices to property owners, increased housing options, strengthened commercial retail areas, and lively pedestrian -oriented development. B. Locational criteria: Existing and planned commercial centers (except for the CBD) and primary arterial corridors. C. Principal uses & density: A wide range of retail and general service uses plus residential uses on upper floors on key retail focused streets and single purpose residential on other streets. This includes a mixture of apartments, townhouses, and assisted living facilities. New residential uses should feature densities supportive to transit use. • Goal 2.3: Residential Uses. Preserve and enhance the quality, character, and function of Yakima's residential neighborhoods. • Policy 2.3.1: Provide for a wide variety of housing types within the city to meet the full range of housing needs for Yakima's evolving population. B. Standard single family. Continue to allow for detached single family dwellings in residential districts. E. Duplexes. Continue to allow duplexes in appropriate residential zones, provided density standards are met. Consider incorporating design standards that emphasize a pedestrian oriented design and the inclusion of usable open space. • Policy 2.3.3: Create walkable residential neighborhoods with safe streets and good connections to schools, parks, transit, and commercial services. A. Construct sidewalks along all new residential streets. B. Provide streetscape standards that create safe and walkable streets within residential developments. C. Promote small block sizes to ensure good connectivity and reduced walking distances between residences and schools, parks, and services. Commercial and mixed -use designations: Configure development to provide pedestrian connections at 300 to 660 feet intervals. Configure development to provide vehicular connections at 600 to 1,320 feet intervals. Allow flexibility for private internal streets to meet connectivity objectives. • Goal 2.5: Arterial corridors and other mixed -use centers. Enhance the character, function, and economic vitality of Yakima's arterial corridors and mixed -use centers. • Policy 2.5.1: Allow for a mixture of compatible land uses along corridors and within mixed -use designated areas. This includes the integration of multi family Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38thAve. to S. 52"d Ave. P0a001-25; DEYA001-23; PLPN001-25; SEPA#002-25 10 RECEIVED JUL 1 0 2025 CITY OF YAKIMA PLANNING INV. residential, and office uses with retail and service commercial uses. Provide zoning and design standards to maintain compatibility between different uses and zones. • Goal 5.1: Encourage diverse and affordable housing choices. Policy 5.1.2: Promote the preservation, improvement, and development of single- family homes in Yakima. • Goal 5.4: Encourage design, construction, and maintenance of high -quality housing. • Policy 5.4.1: Promote sustainable development practices in housing develop- ment. • Policy 5.4.2: Use transitional densities, design and landscape standards to ensure housing is compatible with existing character and planned goals. • Policy 5.4.3: Encourage development of well -designed new housing in coordination with population growth, employment growth, and transportation goals. • Goal 8.2: Ensure that utilities are provided in a reliable, sustainable, and safe manner. • Policy 8.2.1: Use land use, design, and construction policies and regulations to manage placement and construction of utilities, encouraging the efficient use of land and co -location of facilities where feasible. • Policy 8.2.2: Ensure that utility facilities are designed, built, and maintained to have a minimal impact on surrounding neighborhoods. • Goal 9.1: Enhance and protect surface, storm, and groundwater quality and quantity. • Policy 9.1.1: Implement the City's stormwater program and require use of appropriate stormwater manuals or best management practices for the design, construction, and operation of developments or activities which could alter surface or ground water quantity or quality. • Goal 9.1. Protect and enhance air quality. • Policy 9.2.1: Cooperate with local, State and federal air pollution control agencies and comply with applicable regulations that govern air pollutants during land development, construction and operation. • Goal 9.3: Manage floodplains to protect public health and safety, and to support ecological function. • Policy 9.3.1: Protect natural drainage systems associated with floodways and floodplains through application of regulations based on best available science. Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2.6" Sorenson Rd. from S. 38'Ave. to S. 52' Ave. P101001.25; DEVg001-25; PLPe1001-25; SEPAH002-25 11 RECEIVED JUL 1 0 2025 CITY OF YAKIMA PLANNING DIV. • Policy 9.3.2: Ensure adequate protection of life and property from flood events in floodways and ,floodplains through application of appropriate !imitations on and mitigation requirements for development, and implementation of Compre- hensive Flood Hazard Management Plans, when available. (13) How does the proposed Planned Development utilize unique and innovative facilities that encourage the efficient and economical use of the land? This mixed use planned development proposes to utilize the existing vacant land in numerous ways to provide for a wide variety of uses and services. The proposal supports the surrounding uses and provides much needed housing. Portions of the property that contain mapped floodplain and floodway are designed to meet applicable code sections for construction within those areas, using the smallest footprint possible. (14) Does the proposed Planned Development promote a sound system for traffic and pedestrian circulation? Describe. A traffic study was conducted to review potential impacts to the surrounding arterial access points. The site includes public roads built to city standards that include curb, gutter and sidewalks throughout, connecting and providing easy access through the entire development for both vehicles and pedestrians. The development includes 4 separate access points for entry and exit into the site, and one private access point for the RV Park. (15) How does the proposed Planned Development promote open space and use of natural and/or developed amenities? Residences and RV campers will have an oppor- tunity to take advantage of devoted open space at the shared recreation center which will include onsite parking, clubhouse, pool. tennis and pickleball courts, basketball courts and a park. (16) Will the proposed Planned Development provide an architecturally attractive. durable and energy efficient development? Residential building design includes pitched roofs, articulated facades with siding, stone veneer, and decorative moldings. All buildings part of the development will conform to current building codes and the Washington State Energy Code. (17) Please provide a summary of all previously known land use decisions affecting the applicant's property and all outstanding conditions of approval with respect to such prior land use decisions. The property was annexed into the city, under Ordinance No. 2023-011, Prickly Pear Annexation. The Plat of Champions Park - Phase 1 has been submitted under file numbers PLP#002-23, SEPA#011-23. The DNS for SEPA#011-23 was issued on December 13, 2023. The Hearing Examiner recommended approval on Prickly Pear Holdings, LLC Planned DevelopmentlPreliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38thAve. to S. 52o4 Ave. PDN001-25; DEVg001-25; PLPA001-25; SEPA0002-25 12 IlECEIUED Ilk. 1 0 2025 or i' OF YAKIMA PLANNING DIV. January 25, 2024, and City Council approved the Preliminary Plat on March 19, 2024 (Resolution R-2024-051). The Final Plat was recorded on December 11, 2024 (FLP1004-24). Previous use of this land was agriculture. According to the Washington State Department of Ecology's Dirt Alert Map, there were no past orchard uses during the time when lead arsenate was used as a pesticide. (18) My other development standards proposed to be modified from the underlying zoning district requirements. The planned development does propose modification to the underlying zoning district requirements, consistent with the allowed uses and flexibility of a mixed -use planned development as outlined in YMC §15.28.020(A) (4). (19) What are the aesthetic considerations related to building bulk. architectural compatibility. light and glare. urban design. solar access and shadow impacts. The proposed residential dwellings are designed 10 be compatible architecturally with new residential structures in the surrounding neighborhoods. Lot sizes, setbacks and building heights are consistent with typical regulations for the use. Building height, solar access and shadow impacts are not considered to be significant, as the structures will meet building height standards of the underlying and adjacent zoning districts and the Airport Safety Overlay (ASO). Where provides; lighting will be directed to reflect away from adjacent and abutting properties. Parking lots adjacent to residential districts or uses will be designed with down -shielding and luminaries creating no lighting pollution upon those properties. A photometric lighting plan will be provided at the time of building plan submittal. (20) Please provide an inventory of any on -site cultural. historic and/or archaeological resources. Review of public records available on-line from the Department of Archaeology and Historical Preservation showed no inventoried resources. If during construction artifacts are found, then work within the area will cease and the proper authority will be notified DAHP's statewide predictive model indicated that there is a high probability of encountering cultural resources within the proposed project area, Project Tracking Code (2023-022-07771). XI. Development Services Team and Interested Agency Comments. The following comments were submitted by the Development Services Team as a result of its Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38thAve. to S. 52" Ave. PD#001-25; DEV#001-25; PLP$100I.25; SEPA#002-25 13 ..,ECE VED Ili. 1 0 2025 r Uf YAKIMA PLANNING DIY. technical review conducted on March 11, 2025, and by the other public agencies which submitted information regarding this proposal: (1) Code Administration: Pursuant to the Chapter 5 of the Washington State Fire Code (WSFC), publicly available fire hydrants will be required along streets spaced at intervals that will provide required fire flow coverage for proposed structures in accordance with WSFC Appendix C. Installation of approved hydrants must be completed prior to final plat approval. These findings are not intended to be an exhaustive review of this proposal. (2) Engineering: Comments from Engineering include the following ordinance provisions: (a) This project proposes that 85 acres be developed into: Phase 2: 27.46 acres with 64 residential lots (60 single-family, 4 common -wall). Phase 3: 8.65 acres with 42 lots (1 single-family, 25 multifamily units, 36 common -wall, and 1 lloodplain lot). Phase 4: 15.23 acres for an RV park with 71 stalls, a clubhouse, and recreational amenities. Phase 5: 6.99 acres for commercial development, including a tap house/restaurant, QSR, hotel (110 rooms), and greenspace. All improvements being done at Parcel #18120322005, also known as "Plat of Champions Park Phases 2-6". The property currently is vacant parcels. The proposed development will cause increased pedestrian and vehicle traffic without adequate safety precautions for pedestrians. The proposed development has the potential for more frequent trips in and out of the property. Current frontage infrastructure is not adequate enough to handle the new proposed master planned development that is a balanced mix of residential, commercial, and recreational spaces in the R-1 zoning district. (b) In order to alleviate the resulting impacts from the change in use proposal, the City is requiring the following improvements: (i) YMC 8.60 and 12.05 — New curb, gutter, ADA ramps and 5-foot sidewalk, including associated storm drainage, shall be installed. Street improvements shall conform to standard detail R3. New sidewalks shall be constructed per standard detail R5. (ii) YMC 8.64 and 15.06.065 — Residential driveway approaches are required which meet the requirements of this chapter and standard detail R4. Driveway width shall be a maximum of 20 feet. (iii) YMC 8.64 and 15.06.065 — Commercial Type 1 driveway approaches are required which meet the requirements of this chapter and Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 3 8t Ave. to S. 52' d Ave. PD4001-25; DEV#001-25; PL.P#001-25; SEPA#002-25 14 RECEIVED JUL 1 0 2025 CffY OF YAKIMA PLAMO DIV. standard detail R4. Driveway approach shall be a maximum 35 feet and a minimum of 24 feet wide. Driveway locations shall meet the requirements of YMC 15.06.065. (iv) YMC 12.06.020 — Right-of-way — Applicant shall determine adequate dedication of right-of-way for all new/proposed roads. (c) YMC 15.05.040 — Clear vision triangle shall be maintained per this chapter. (d) YMC 12.06.080 — Street lighting — Street lights shall be installed per this chapter. (e) YMC 12.02 — Easements shall be established and maintained per this chapter. (f) YMC 8.72 — An excavation and street break permit shall be obtained for all work within the public right-of-way. (g) An ENG permit is required for all civil work to be performed on site. Professional engineered civil plans with PE stamp shall be submitted for review and approval. All improvements shall be completed prior to Certificate of Occupancy. (3) Nob Ilill Water Association: Sufficient domestic water facilities are in the area to serve this development. Water main extension and improvements are to be done by Nob Hill Water, at the developers expense. Standard Nob 1-hill Water development policies and irrigation policies apply. Please contact Nob Hill Water for more information. (4) Surface Water comments indicate that the following stormwater requirements apply to this proposal: (a) As this project involves clearing or grading one acre or more, a Large Project Stormwater Permit shall be required from the applicant. The requirements of a Large Project Stormwater Permit are: - Drainage plan(s) and calculations Stormwater maintenance agreement and plan - Proof that the maintenance agreement was recorded in the Yakima County Auditor's Office Construction Stormwater Pollution Prevention Plan (SWPPP) or Erosivity Waiver. The Construction SWPPP (or Erosivity Waiver Certificate Statement) shall be reviewed and approved by the Surface Water Engineer prior to any grading or construction. A Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38'hAve. to S. 52"d Ave. PD#001-25; DEV4001-25; PLP#00I-25; SEPAa002-25 15 RECEIVED JUL 1 0 ZI Z5 CITY OF YAKIMII1 PLANNING DN. Temporary Erosion and Sediment Control (TESC) plan shall be submitted for approval. In lieu of turning in a Construction Stonnwater Pollution Prevention Plan, the applicant can satisfy this requirement by obtaining a Construction Stormwater General Permit through the Washington State Department of Ecology. A copy of the signed General Permit shall be delivered to the Surface Water Engineer. Go to https: l/ec ology.wa.gov/regulations-perm its/permits-certi fications/stormwater stormwater-general-permits/construction-stormwater-permit for more information on how to apply for the General Permit. A narrative explaining how Core Elements 1-8 are being satisfied. An operation and maintenance plan for the perpetual maintenance of the facilities is now required. (b) Grading and/or building permits shall not be issued without the project site first passing an erosion control inspection. (c) Complete stormwater design plans, specifications and runoff/storage calculations supporting the stormwater design are required pursuant to the Eastern Washington Stormwater Manual and City of Yakima standards. These plans and control measures must be completed by a licensed Professional Engineer and then be reviewed and approved by the City of Yakima Surface Water Engineer prior to construction. (d) UIC Registration — Stormwater (i) In accordance with the August 2019 edition of the Department of Ecology's Stormwater Management Manual for Eastern Washington (SMMEW), Underground Injection Control (UIC) wells constructed on or after February 3, 2006 are considered new and must be registered with the Department of Ecology (DOE) 60 days prior to construction. To register your UIC wells, you must go through the Secure Access Washington website. Go to secureaccess.wa.gov/ecy/wqwebportal/ to create an account and register your wells. UIC wells that receive polluted runoff shall retain the larger of the 100-year 3-hour and 100-year 24-hour storms and shall be designed for treatment using Table 5.23 of the SMMEW. (ii) More information on the Industrial Stormwater General Permit Notice of Intent can be found at httpsJ/ecology.wa.gov/Regulations- Permits/Permits-certi fications/Stormwater-general-permits/Industrial- stolmwater-permit. Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38th Ave. to S. 52"d Ave. PDN001-25; DEV#001-25; PLP#001-25; SCPA#002-25 16 RECEIVED JUL 1 0 2025 GIiY OF YiuuMA PAAMM DIV. (5) Traffic Engineering: 1 agree with the Kittelson & Associates TIA conclusion that the traffic generated at full buildout at the Washington Ave. and 52nd Ave. intersection will create the need for a signal. The signal should be installed prior to Sorenson Rd. being opened to allow traffic to access 52nd Ave. Once Sorenson Rd. is open, it will not only get traffic from this planned development, but it will get traffic generated by the SOZO sports complex. Given the current procurement issues with signal equipment, the signal construction should be started a minimum of nine months prior to the opening of Sorenson Rd. to assure the signal is in place prior to opening. (6) Wastewater: Sewer will need to be installed throughout site per YMC and COY Engineering and Wastewater standard details and requirements. (7) Department of Archaeology & Historic Preservation (Project Tracking Code: 2025-04-02782): Thank you for contacting the Washington State Historic Preservation Officer (SHPO) and Department of Archaeology and Historic Preservation (DAHP) and providing documentation regarding the above referenced project. As a result of our review, our professional opinion is that the project arca has the potential to contain archaeological resources. The project is in an area determined to be at High risk of containing archaeology according to the DAHP predictive model. The scale of the proposed ground disturbing actions would destroy any archaeological resources present. Therefore, we recommend a professional archaeological survey of the project area be conducted prior to ground disturbing activities. We also recommend continuing consultation with the concerned Tribes' cultural committees and staff regarding cultural resource issues. These comments are based on the information available at the time of this review and on behalf of the SHPO in conformance with Washington State law. Should additional information become available, our assessment may be revised. Thank you for the opportunity to comment on this project and we look forward to receiving the survey report. The survey report should be uploaded directly into the DAHP Online WISAARD system by the cultural resource consultant to expedite DAHP review. Please ensure that the DAIIP Project Number (a.k.a. Project Tracking Code) is shared with any hired cultural resource consultants and is attached to any communications or submitted reports. Should you have any questions, please feel free to contact me. (8) Department of Ecologv: If your project anticipates disturbing ground with the potential for stormwater discharge off -site, the NPDF,S Construction Stormwater General Permit is recommended. This permit requires that the SEPA checklist fully disclose Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 3801Ave. to S. 52nd Ave. PD#00I-25; DEVNOOI-25; PLPN001-25; SEPAN002-25 17 RECEIVED JUL 1 0 2025 GITY OF YAKIMA PLANNING DIV. anticipated activities including building, road construction and utility placements. Obtaining a permit may take 38-60 days. The permit requires that a Stormwater Pollution Prevention Plan (Erosion Sediment Control Plan) shall be prepared and implemented for all permitted construction sites. These control measures must be able to prevent soil from being carried into surface water and storm drains by stormwater runoff. Permit coverage and erosion control measures must be in place prior to any clearing, grading, or construction. In the event that an unpermitted Stormwater discharge does occur off -site, it is a violation of Chapter 90.48 RCW, Water Pollution Control and is subject to enforcement action. More information on the stormwater program may be found on Ecology's stormwater website. Please submit an application or contact Lloyd Stevens Jr. at the Dept. of Ecology, (509) 571-3866, with questions about this permit. (9) Department of Transportation: Washington State Department of Transportation (WSDOT) has reviewed the package, and the site for the development is located in Zones 3 & 6 of the WSDOT Airports and Compatible Land Use Guidebook Compatibility Zones. The proposed development is consistcnt with WSDOT's guidance as it is considered an area of residential infill, but given the proximity of the location to the airport it should be noted that the property may experience low flying aircraft, aircraft engine and propeller noise, vibrations, exhaust fumes, which may be perceived as a nuisance to the future residents. Also, because the property is in Zones 3 & 6, there should be a plan in place to ensure that the construction and the subsequent development will not create height hazard obstructions, smoke, glare, electronic interference, wildlife attractants, or other havirds to the airspace. A real estate disclosure or indication on title is recommended so that potential residents are aware of their property's proximity to the airport. The sponsor should also ensure that they file an FAA Form 7460-1 if it is necessary based on the requirements outlined here. We appreciate the opportunity to offer written comments. Our office is available for any questions or further discussions on airport land use planning. Please don't hesitate to contact me at (360) 890-5258, davidison@wsdawa.gov. Planning Staff Note: While the City's Airport Safety Overlay (ASO) designates the entire project as being contained within Zone 6, WSDOT guidelines recommend that Zone 3 extends 5,000 feet instead of 3,000 feet based on the length of the runway. However, pursuant to YMC § 15.30.060, none of the proposed uses are prohibited in Zone 3, and because this project is going through the Planned Development process, it is being reviewed in a similar manner. Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38t Ave. to S. 52`mi Ave. PDN001.25; DEV11001-25; PLP001-25; SEPAN002-25 18 RECEIVED JUL 1 0 2025 CITY OF YAKIMA PLANNONi DIV. (10) Yakima County Flood Control Zone District provided the following comments: (a) The Yakima County Flood Control Zone District (FCZD) attended a meeting with the City of Yakima Planning Division on 3/11/2025 and submitted comments to the City of Yakima Planning Division on 3/10/2025, 3/26/2025, and 4/1/2025. In these instances, the FCZD raised flood risk related concerns regarding the subject line applications (Prickly Pear Holdings LLC (PPH)). Please find the below comments related to PPH. (b) YMC 15.27.407 (F) (1, 2) states that all subdivision proposals shall be consistent with the need to minimize flood damage and construct roadways and utilities [be- constructed] to minimize flood damage. FCZD recommends that PPH's development be constructed to follow the natural contours of the floodplain and be constructed in a way that maintains the integrity of the floodplain and floodway. (c) 44 CFR 60.3(d)(3) states that communities must prohibit encroachments and other development in the floodway, unless certified by an engineer via no -rise certification per YCC 16C.05.36.020. The FCZD recommends a mechanism and commitment to inspect and ensure that no unpermitted encroachments or development occurs in the floodway (specifically on the southern half of parcel 18133433401) to comply with YCC and FEMA regulations, and that the chosen mechanism effectively prevents widespread encroachments, but allows for swift enforcement if needed. Encroachments and other developments would include structures such as homes, sheds, fences, etc. (d) In accordance with YMC 15.27.408 (a)(1) and IRC section 323.2, FCZD recommends any residential structures in the floodplain be elevated at least 1-foot above the BFE. (e) In the PPH site plans, there is a roadway leading north that crosses perpendicular to the floodway. During the 100-year flood event and potentially smaller events, the floodway may become activated causing water over the roadway, which at times could be impassable. FCZD recommends the placement of permanent signage indicating that the roadway may be underwater during flooding events. (f) Per YMC 15.27.407 (G), FCZD recommends any proposed roadway be built at the natural grade, to discourage any alterations to the floodway and maintain existing flood carrying capacity. A hydraulic and hydrologic study by a licensed engineer can accomplish this requirement. Floodway-spanning stream Prickly Pear Holdings, LLC Planned DevclopmcntlPreliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38"' Ave. to S. 52m1 Ave. PD#001-23; DEV#001-25; PLP#001-25; SEPAt1002-23 19 RECEIVED JUL 1 0 2025 cnY OF YAKIMA PLANNtKO DIV. crossings may be a solution to avoid development within the floodway while maintaining flood carrying capacity. (g) According to YMC 15.27.315 (D) "prior to authorization of any construction within a floodplain... an engineering report shall be prepared by a licensed engineer... that establishes any new flood elevations that would result for the 100 year flood frequency if the project were implemented." The FCZD highly recommends PPH hires an engineer to accomplish this requirement. (h) In accordance with YMC 15.27.409 (B), FCZD highly recommends that PPH acquire a no rise certification by a professional engineer that no development in the floodway fringe will adversely affect the flood carrying capacity. (i) Development shown in the floodplain of Phase 3 should be carefully considered as there appears to be some intermingling or exchange of flood flows between the north and south paths — most likely at more infrequent flows as this area is not shown in the 10- and 25-year mapping estimates. In general, FCZD does not recommend developing the site shown as Phase 3 given the high density of citizens that will be placed in the floodplain and subject to flood risk. Thank you for the opportunity to comment on this proposal. Please reach out to me with any questions regarding these recommendations. XI1. Applicable Development. Subdivision and Zoning Requirements and Standards. City development, subdivision and zoning provisions applicable to this proposal include the following: (1) YMC 612.02.020: Easement location and width: Eight -foot -wide utility easements shall be dedicated along the front of each lot in subdivisions and short subdivisions. Easements for new and/or future utility lines shall be a minimum of eight feet in width, or twice the buried depth of the utility, whichever is greater. (2) YMC § 12.03.010: Sewer service required: All new lots and development shall be served by a sanitary sewer line located adjacent to the lot or development site. (3) YMC 4 12.03.070: Side sewer service: Each building containing sanitary facilities shall be served by a separate private side sewer line from a public main. Branched side sewers serving multiple buildings and properties shall not be permitted. Single side sewers serving multi -unit buildings are permitted. Prickly Pear Holdings. LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38C' Ave. to S. 52ed Ave. PDM001-25; DEVN00I-25; PLP#001.25; SEPA#002-25 20 RECEIVED JUL I 0 2025 CITY OF YAKIMA PLANING DIV. (4) YMC §12.04.010: Water service required: All new lots and development shall be served by a public water supply line maintained by the city of Yakima, Nob Hill Water Company, or other water purveyor, and located adjacent to the lot or development site. The water line shall be capable of providing sufficient flow and pressure to satisfy the tire flow and domestic service requirements of the proposed Tots and development as approved by the city engineer in cooperation with the code administration manager and water irrigation division manager. (5) YMC § 12.04.020: Water line extension required: Water lines shall be extended to the point where the adjoining property owner's responsibility for further extension begins. This typically requires extension across the street or easement frontage of the developing property. In some cases it will require dedication of an easement and a line extension across the property or extension along two or more sides of the developing property. Extensions will be consistent with and implement the city's adopted water comprehensive plan. (6) YMC §12.05.010: Sidewalk installation required: Sidewalks shall be installed along both sides of all new, improved, and reconstructed streets. Projects which repair small portions of or maintain existing street shall not be considered "improvement" for the purpose of this section and shall not trigger the requirements of this section. Sidewalks shall also be installed across the frontage of all newly developed or redeveloped lots where feasible. (7) YMC 412.06.030: Design standards, adjustment of standards: Final design of street improvements is subject to approval by the city engineer. The city engineer, at his discretion, is authorized to adjust these standards as necessary to facilitate the construction of new streets and improvement of existing streets. Projects which repair small portions of or maintain existing streets shall not be considered "improvements" for the purposes of this section. (8) YMC 612.06.080: Street lighting: A street light shall be installed at each street intersection and at mid -block if the block exceeds five hundred feet in length. Street lights shall meet the design and placement standards of the city engineer. Lighting improvements shall become the property of the city of Yakima upon installation and will thereafter be maintained by the city. (9) YMC 414,10.020: Subdivision: "Subdivision" means the division or redivision of land into ten or more lots for the purpose of sale, lease, or transfer of ownership in the present or future except as expressly exempted by this title. Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38d' Ave. to S. 52"d Ave. PD#001-25; DEW:001-25; PLP#001-25; SEPAa002-25 21 RECEIVED JUL 1 0 2025 CITY OF YAKIMA PLRWG DIV. (10) YMC & 14.25.040(B); Lot Design: All Tots within a subdivision shall have direct access to and frontage upon a dedicated public street or be accessed by an easement. Access easements cannot serve more than one lot. Minimum street frontage and/or access easement width shall be at least twenty feet. Lots intended for residential use should not access a principal or minor arterial. (11) YMC §14.05.200(B): Allowance of bond in lieu of actual construction of improvements prior to approval of short plat or final plat: In cases of subdivision or short subdivision, the request for bond or other method of securing actual construction of required improvements shall be subject to approval by the city engineer and city attorney prior to approval of the final plat by the administrator. The decision to approve or deny the request for the bond or other method of securing actual construction of required improvements by the city engineer and city attorney cannot be appealed. In no case shall the amount of the bond or other method of securing actual construction of required improvements be less than one hundred fifteen percent of the estimated actual cost of the improvements based upon the approved civil engineering design of the required improvements. (12) YMC § 14.20.230: Final Plat —Recording: All final plats approved by the administrator shall be filed for record immediately, or as soon as possible, by the subdivision applicant in the Yakima County auditor's office. The subdivision applicant shall be responsible for all tiling fees. Any final plat filed for record containing a dedication shall be accompanied by a current title report. A copy of the recorded plat shall be provided to the city prior to the issuance of any additional residential building permits. (13) RCW 58,17.280: Naming and numbering of short subdivisions, subdivisions., streets. lots and blocks: Any city, town or county shall, by ordinance, regulate the procedure whereby short subdivisions, subdivisions, streets, lots and blocks are named and numbered. A lot numbering system and a house address system, however, shall be provided by the municipality for short subdivisions and subdivisions and must be clearly shown on the short plat or final plat at the time of approval. (14) YMC § 15.03.020(A): Suburban Residential District (SR): The intent of the suburban residential district is to provide a variety of residential lifestyles with densities generally ranging from one unit per five net residential acres to seven units per net residential acre. The higher density is reviewed and considered to be permitted when a public water system and the regional sewer system are available, or if these utilities are not available, community water and sewer systems may be allowed after review by Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 386i Ave. to S. 574 Ave. PD#00I-25; DEV#001-25; PLP#O01-25; SEPA#002-25 22 RECEIVED JUL 1 0 2025 (ATV OF YAKIMA PLANNING DIV. Yakima County health district and the city of Yakima. (See YMC Chapter 15.05, Table 5-1.) This district is further intended to: (a) Limit residential density to one unit per five net residential acres in areas where flooding, airport noise, or other environmental constraints make the land unsuitable for residential use at higher densities. Development at a lower density will be reviewed to allow conversion to higher densities once utilities are available or other limiting issucs are mitigated; (b) Maintain surface and groundwater quality along with the avoidance of potential health hazards, by limiting residential density to one unit per five net residential acres, in areas where public services will not be provided, and the dwelling units have individual wells and septic tanks. Development at a lower density will be reviewed to allow conversion to higher densities once utilities are available or other limiting issues are mitigated; (c) Provide the opportunity for suburban residential development, up to three dwelling units per net residential acre, in areas with either public water service or a community sewer system; and (d) Allow residential development to seven dwelling units per net residential acre in areas with both public water service and sewer system. This district is characterized by a mixture of land uses and residential densities including small farms, scattered low -density residential development, and clusters of higher -density residential development. The minimum lot size in the district varies according to the suitability of the land for development and the provision of urban level services. See YMC § 15.05.030(E). (15) YMC §15.03.020(B): Single -Family Residential District (R-1). The single- family residential district is intcnded to: (a) Establish new residential neighborhoods for detached single-family dwellings free from other uses except those which are compatible with, and serve the residents of, this district, which may include duplexes and zero lot lines if established during the subdivision process; (b) Preserve existing residential neighborhoods for detached single-family dwellings free from other uses to ensure the preservation of the existing residential character, and serve the residents of this district; and (c) Locate moderate -density residential development, up to seven dwelling units per net residential acre, in areas served by public water and sewer system. Detached single-family dwellings are the primary use in this district. The district is characterized by up to sixty percent lot coverage; access to individual lots by local access Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2.6" Sorenson Rd. from S. 38t Ave. to S. 52nd Ave. PI0001.25; DEV#001-25; PLF1100I-25; SEPA#002.25 23 RECEIVED JUL 1 0 2025 CITY OF YAKIMA PLANNING DIY. streets; required front, rear and side yard setbacks; and one- and two-story structures. The density in the district is generally seven dwelling units per net residential acre or less. This zone is intended to afford single-family neighborhoods the highest level of protection from encroachment by potentially incompatible nonresidential land uses or impacts. Nonresidential uses within these zones are not allowed; except for public or quasi -public uses, which will be required to undergo extensive public review and will have all necessary performance or design standards assigned to them as necessary to mitigate potential impacts to adjacent residences. Duplex and multifamily development up to seven dwelling units per net residential acre may be allowed in accordance with Table 4-1. (16) YMC § 15,03.020(C): Two -Family Residential District (R-2): The purpose of the two-family residential district is to: (a) Establish and preserve residential neighborhoods for detached single- family dwellings, duplexes and other uses compatible with the intent of this district; and (b) Locate residential development with densities up to twelve dwelling units per net residential acre in areas receiving a full range of public services including public water and sewer service, and police and fire protection. The district is characterized by up to sixty percent lot coverage, access via local access strccts and collectors, one- and two-story buildings, some clustering of units, and required front, rear and side yard setbacks. Typical uscs in this district are single-family dwellings and duplexes. The density in this district generally ranges from seven to twelve dwelling units per net residential acre. However, development up to eighteen dwelling units per net residential acre may be allowed in accordance with YMC Chapter 15.04, Table 4-1. (17) YMC §15.03.020(D): Multifamily Residential District (R-3): The multifamily residential district is intended to: (a) Establish and preserve high -density residential districts by excluding activities not compatible with residential uses; (b) Locate high -density residential development more than twelve dwelling units per net residential acre in areas receiving the full range of urban services; (c) Locatc high -density residential development near neighborhood shopping facilities; and (d) Locate high -density residential development so that traffic generated by the development dots not pass through lower -density residential areas. Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38th Ave. to S. 52' Ave. PEW® 1-25; DEVN001-25; PL,141001-25; SEPAHo02-25 24 RECEIVED JUL 1 0 202i SoF PUMNON The district contains a variety of attached or clustered multifamily dwellings. (18) YMC 615.03.020(K): General Commercial (GC); The purpose of the general commercial district is to accommodate wholesale and retail activities with some high - density residential development. This district is primarily located near and along the major arterials as designated in the Yakima urban area comprehensive plan. Like the CBD district, a variety of land uses are permitted. However, the intensity of development is intended to be less than in the CBD district. (19) YMC 615.05.020(H): Access Required: All new development shall have a minimum of twenty feet of lot frontage upon a public road or be served by an access easement at least twenty feet in width. The purpose of this standard is to provide for vehicular access to all new development; provided, the construction of single-family and two-family dwellings on existing legally established lots is exempt from the requirements of this section. (20) YMC 615.05.050: Street Right -of -Way Dedication: All new development shall dedicate, where necessary, street right-of-way in conformance with the standards in the county/city subdivision ordinance and the arterial street plan adopted in the Yakima urban area comprehensive plan, except that for application under the jurisdiction of the city of Yakima, YMC Title 12 shall prevail over the provisions of this section to the extent of any conflict between such provisions. (21) YMC § 15.05.055: New Development Improvement Standards: All develop- ment within the Yakima urban growth area (UGA) must meet the urban standards of the city of Yakima including the following: (a) Fire apparatus access roads for multiple -family residential developments and one- or two-family residential developments shall be subject to the provisions of Sections D 1 06 and D107, respectively, of Appendix D of the International Fire Code. Additionally, such residential developments shall be subject to the requirements of Section D105 of Appendix D, International Fire Code, pertaining to aerial fire apparatus roads, as applicable. All provisions of the International Fire Code referenced above are hereby adopted and incorporated herein by this reference, as now existing or as hereafter amended and adopted by the city. Minimum requirements for the primary and secondary access will be at least twenty feet wide, unobstructed, paved Lancs. (b) In order to promote safety for emergency access and circulation within and between new developments, cul-de-sac streets (public or private) shall not exceed 600 feet. Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38' Ave. to S. 52nd Ave. PDM00I-25; DEVM001-25; PLPff00I45; SEPAM002-25 25 RECEIVED JUL 1 0 2025 CITY OF MA PLANKING DIV. XII1. Citv Ordinance Provisions Relating to Planned Developments. City ordinance provisions relative to the Applicant's proposed Planned Development include the following: (1) YMC § 15.28.010(A): Purpose: A master planned development overlay (PD) is a comprehensive development plan intended to provide flexibility in design and building placement, promote attractive and efficient environments that incorporate a variety of uses, densities and/or dwelling types, provide for economy of shared services and facilities, and economically utilize the land, resources, and amenities. (2) YMC § 15.28.025: Minimum Project Size: The minimum project size for a master planned development shall be two acres. All properties included in the master development plan shall be contiguous with logical outer boundaries. (3) YMC 615.28.050: Development Agreement: An approved master planned development overlay (including conditions and development standards) shall be incorpor- ated into a development agreement as authorized by RCW 36.70B.170. The development agreement shall provide for vesting of such development conditions and standards as are deemed reasonable and necessary to accomplish the goals of the master planned develop- ment. This agreement shall be binding on all property owners within the master planned development and their successors and shall require that development of the subject property be consistent with and implement the provisions of the approved master planned development. The approved development agreement shall be signed by the city manager and all property owners and lienholders within the boundaries of the master planned development overlay and recorded prior to approval and/or issue of any implementing plats or permits. The Applicant has submitted a proposed Development Agreement. (4) YMC 615.28.070(A): Vesting] The master planned development review shall be vested to development regulations, standards, conditions, and laws applicable at the time the development agreement described in YMC 15.28.050 is recorded, inclusive of specific conditions and standards set forth in said development agreement. The vesting period shall be for the time stated in the development agreement associated with each specific master planned development and shall be agreed upon by the parties to the development agreement after giving consideration to the extent and complexity of the proposed development as well as specific development planning considerations raised by the developer. During the stated vesting period the applicant shall be entitled to Prickly Pear Holdings, LLC Planned Devclopment/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38"'Ave. to S. 52"d Ave. PD#001-25; 0EVa00I-25; PL.PNOQI-25; SEPAN002-25 26 :E(EIVED Jt1LX0ZOZ`s" Lai Y OF YAKIMA PLANNING ENV. implement the master planned development in accordance with the terms and conditions of approval described in the development agreement. (5) YMC § 15.09.100(H): Private Street Review Requirements: The face of any plat, short plat, master development plan, binding site plan, or condominium document containing a private road, and all subsequent documents transferring ownership of lots within such plat or short plat, shall bear the following language: "The City of Yakima has no responsibility to build, improve, maintain or otherwise service any private road for this plat/short plat. Any right-of-way dedicated to the public by this plat/short plat shall not be opened as a City (or County) street until such time as it is improved to city street standards and accepted as part of the City transportation system." XIV. Proposed Development Standards for this Planned Development. One of the purposes of the Planned Development provisions is to allow flexibility as to develop- ment standards which in this situation have been recommended to include the following: (1) Lot Size, Lot Coverage. Lot Width and Setbacks: The characteristics of the proposed lots for the proposed planned development and preliminary plat are as follows: Minimum Standard Detached Single -Family Dwelling Attached Common -Wall Dwelling Multifamily Development Commercial Lot Size 6,000 sq. ft. 3,500 sq. ft. 6,000 sq. ft. None Lot Coverage 60% 60% 80% 80% Lot Width 50 ft. 35 ft. 50 ft. None Setbacks Consistent with YMC § 15.05.030, Table 5-1 (2) Building Height: While the development agreement only proposed a building height for commercial uses, because the entire development is located within Zone 6 of the ASO, all structure heights will be limited to 35 feet. (3) Access: In accordance with YMC §15.05.020(H), all lots have 20 feet of frontage upon a public street, or are accessed through the private street within the planned development. Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38th Ave. to S. 52ed Ave. PDN00I-25; DEVIA01-25; PLP4001-25; SEPAN002-25 27 RECEIVED JUL 1 0 2025 CITY OFY FLAWING DIV. (4) Density: With an overall residential density of approximately 3.81 dwellings per net residential acre (DU/NRA) and a residential density of approximately 4.35 DU/NRA when including Phase 1 and excluding Phases 4 and 5, the proposed planned development and preliminary plat comply with YMC § 15.05.030(B) and YMC Table 4-1 of YMC § 15.04.030. The net residential density excluding Phase 1 and the commercial lot and streets is calculated per YMC §15.05.030 as follows: • Total project arca: 85 acres • Minus streets, rights -of -way, and access easements: 68.94 acres • 263 dwelling units / 68.94 = 3.81 dwelling units per net residential acre The calculation on the Notice of Application was based on including Phase 1 and excluding Phases 4 and 5. Phase 1 itself has a density of 7.66 DU/NRA, slightly exceeding the SR zoning district standard of 7 DU/NRA. YMC §15.05.030(B)(1) requires "that residential densities in new subdivisions, multifamily developments, or planned residential developments are compatible with the existing or planned level of public services and the density of the zoning district." Since Mixed -Use planned developments are not specified under this regulation, the proposed planned development and its multifamily development in Phase 3 are not limited by the standard zoning district -specific density restrictions specified in YMC Title 15. (5) Streets/Dedication of Right -of -Way: Adequate right-of-way shall be dedicated as determined by the Engineering Division. Curb, gutter, sidewalk, and streetlights shall be installed along all frontages. In the residential blocks. all streets will be public rights - of -way except for a gated private street on the western side of Phase 2. (6) Street Improvements: Adequate right-of-way shall be dedicated, and curb, gutter, sidewalk, and streetlights shall be located along all streets. The intersection at South 52nd Avenue and West Washington Avenue shall be widened and signalized. Per the development agreement, the following standards are recommended: (a) A portion of Phase 2 will be served by a gated private street. (b) A block of Phase 2 will be less than 250 feet in length in order to serve up to six lots, two of which could not otherwise be accessed from the other streets. (c) Multiple blocks of Phase 6 will be more than 660 feet in length without a midblock pedestrian way. Instead, a pedestrian pathway will be located in the middle of a 695-foot-long perpendicular block, which will connect the neighbor- hood to the athletic courts and swimming pool located on Phase 4. (7) Wastewater Improvements: Wastewater improvements required in the planned development and the preliminary plat include the following: Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38th Ave. to S. 52ad Ave. PD#001-25; DEV#OOt.25; PLP#001-25; SEPA#002-25 RECEIVED JUL 1 0 2025 OF YAKIMA RAM DIV. (a) Sewer shall be extended to the subject plat. (b) A minimum sixteen -foot easement shall be maintained over all public utility lines in accordance with YMC § 12.02.010 and YMC § 12.02.020. (c) All lots within the subject plat shall be served by a separate side sewer line from a public main in accordance with YMC § 12.03.070. (d) Sewer is to be installed per the Yakima Municipal Code. (8) Water Improvements: Water improvements for the planned development and the preliminary plat include the following: (a) The applicant shall extend potable water to the subject plat in accordance with YMC §12.04.010. (b) Water is served by Nob Hill Water Association. (9) Irrigation Water Improvements: The subject parcel is located within the Ahtanum Irrigation District. (10) Easements: Easements are to be established as required by YMC § 12.02.010 and YMC § 12.02.020. XV. Critical Areas Ordinance (CAO) Review Criteria. The findings relative to the Critical Areas Ordinance review criteria for this proposed planned development and preliminary plat are as follows: (1) The application was subject to Environmental Review, which resulted in a Determination of Nonsigniticance (DNS) on June 5, 2025. (2) Consistent with YMC §15.27.031(C)(2), the Administrative Official reviewed the available information pertaining to the proposal and made the determination that "Critical Areas are present, but there is no impact." (3) Per YMC § 15.27.309, it has been determined that a Standard Development Permit is required. (4) YMC § 15.27.31 I : Authorization Decisions —Basis for Action: The Applicant meets the following criteria: (a) Impact of the project to critical area features on and abutting property: The impact to critical area features will be minimal as long as the subdivision provides usable building envelopes of at least 5,000 square feet outside the Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38t Ave. to S. 52ntl Ave. PD#00I-25; DEVIl001-25; PLP#001-25; SEPA#002-25 29 RECEIVE® JUL 1 0 2025 CITY OF YAKIMA PLANNING O1V. floodplain that crosses lots in Phase 2, and minimum one acre lots that are inundated by the floodplain in Phase 3. (b) Danger to life or property that would likely occur as a result of the project: The floodplain of Spring Creek —Tributary 1 is located on the site, which will be contained on a handful of lots in Phase 2 and the majority of Phase 3. (c) Compatibility of the project to critical area features: Each lot encumbered by the floodplain in Phase 2 will have a building envelope located outside of the floodplain; will be larger than the average lot size in the sub- division; and will allow floodwaters to flow across them in a manner that will avoid the building envelopes where the homes will be located. Each lot encumbered by the floodplain in Phase 3 is at least one acre in size in accordance with YMC §15.05.030(C). Lot 3-31 is a non -buildable lot that will contain both a floodway and a floodplain. (d) Conformance with applicable development standards: All applicable standards of YMC Chapter 15.27 will be met. (e) Compliance with flood hazard mitigation requirements of YMQ 415.27.400 through Ylv1C 615.27.436: The development shall comply with the anchoring and the construction standards listed in YMC §15.27.407 and YMC § 15.27.408 for structures that will be located within the floodplain. (f) Adequacy of the information provided by the Applicant or available to the division: The application submitted is adequate for review. (g) Available actions: Based upon the project evaluation, the administrative official shall take one of the following actions: (i) Grant the development authorization; (ii) Grant the development authorization with conditions, as provided in YMC §15.27.312, to mitigate impacts to the critical area feature(s); or (iii) Deny the development authorization. (h) Recommended action: It is recommended that the City Council affirm the administrative official's findings and grant this proposed development authori- zation with conditions set forth in this recommendation. XVI. Planned Development Review Criteria. The purpose of YMC Chapter 15.28 is to provide flexibility in design and building placement, promote attractive and efficient Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38i° Ave. to S. 52' Ave. PD#001-25; DEVk001-25; PLP1100145; SCPAM002-25 30 RECEIVED JUL 102025 WY YAKIMA PLANNING DIV. environments that incorporate a variety of uses, densities and/or dwelling types, provide for economy of shared services and facilities, and economically utilize the land, resources and amenities. YMC § 15.28,040(D) provides that the 1Iearing Examiner shall review a proposed Planned Development during an open record public hearing to inquire into and determine whether or not the following standards are satisfied and shall issue a recommendation to the City Council based upon the following considerations and criteria: (l) The master planned development application demonstrates the economic and efficient use of land and provides for an integrated and consistent development plan for the site. The subdivision is efficiently laid out and consists of a private street, three residential phases, and two commercial phases. The commercial phases will be adjacent to SOLO Sports Complex and existing industrial uses. (2) The applicant has identified development standards and uses that are consistent with the master plan and designed in a manner that is compatible with adjacent land uses after consideration of applicable mitigation and site design. The hearing examiner may consider development standards that are different from currently adopted development standards in order to provide flexibility in site planning: to implement project design and concepts: to respond to marker conditions: or to otherwise achieve the public benefits contemplated by the concept plan. A portion of Phase 2 will be accessed via a gated private street. Commercial uses include a hotel, two restaurants and an RV park. The development is compatible with adjacent uses because the RV park will separate the other commercial uses from the proposed residential areas. (3) Consideration shall be given to "low impact development" concepts. Resi- dential development will primarily be located outside out of the floodway and floodplain, and those parcels that contain floodplain will meet minimum standards for building envelope or lot size. (4) There will be adequate infrastructure capacity available by the time each phase of development is completed: All lots will be served by City sewer and Nob Hill Water Association water. At full buildout, there will be adequate transportation infrastructure, including additional turn lanes and a new traffic signal at the intersection of South 52"d Avenue and West Washington Avenue. The gated private road provides for an efficient traffic circulation pattern with no dead ends. Prickly Pear Holdings,l.LC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38th Ave. to S. 52"d Ave. PDfl00I-25; DEVts001-25; PLPt<O01-25; SEPAa002-25 31 RECEIVED JUL 1 lD 2025 FYAKIMA LAWING DIV. (5) The master planned development contains design, landscaping, parking/traffic management. and use mixture and location that limit or mitigate conflicts between the master planned development and adjacent uses. Consideration shall be given to site planning that supports land use flexibility through means of appropriate setbacks, landscaping. sitescreening, buffers. and other design features or techniques. The proposed lot sizes, lot width, and setbacks will allow the dwelling units to be situated in a low - density manner, serving as a buffer from thc commercial lots. (6) All potential significant off -site impacts including noise. shading, glare. and traffic have been identified and mitigation incorporated to the extent reasonable and practical. No significant off -site impacts are expected as long as offsite traffic improve- ments recommended by the Transportation Impact Analysis that are within the City limits at the intersection of South 52nd Avenue and West Washington Avenue are implemented. (7) The project is designed and includes aj)propriate consideretiton of open spaces and transportation corridors. designs of street and public open space amenities. and results in the functional and visual appearance of one integrated project. The development will be adjacent to the SOZO Sports Complex. In addition, a swimming pool and athletic courts located at the RV park on Phase 4 are connected to the Phase 6 neighborhood via a short pathway. (8) The proposed development is not adverse to the public health, safety. or welfare. The proposal will not adversely affect the environs of the area, nor is it expected to cause any traffic concerns at full buildout as long as the offsite improvements within the City limits recommended in the Transportation Impact Analysis are implemented. (9) The public benefits of approving the master planned development outweigh thc effect of modification of standards to the underlying zoning district. Approval of this planned development will allow for commercial uses, private streets, and modified minimum and maximum street lengths on a number of blocks. Lot sizes, lot width, and setbacks will generally follow the R-1 standards for detached single-family dwellings, the R-2 standards for attached common -wall dwellings, the R-3 standards for multifamily development, and the GC standards for commercial development. (10) The proposed development is designed to be consistent with the provisions of the shoreline master program and critical areas ordinance of the appropriate jurisdiction. Phase 3 is located partially within the floodplain, and construction there will be subject to the requirements of YMC Chapter 15.27. Environmental Review was required due to the requirements for a Master Planned Development Overlay and the determination of the Prickly Pcar Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38' Ave. to S. 52od Ave. PDM00145; DEVfi001-25; PLP#001-25; SEPA1*002-25 32 RECEIVED JUL I 0 2025 CIKIMA TY YG 13111. Responsible Official to the effect that no probable significant adverse environmental impacts will likely result from the proposal became final without any appeals. XVII. Preliminary Plat Review Criteria. YMC § 14.20.100 provides that the Hearing Examiner shall review a proposed Preliminary Plat during an open record public hearing to inquire into and determine whether or not the following standards are satisfied: (1) Public health, safety. welfare: This proposal involves the development of approximately 85 acres in a manner that is consistent with the Comprehensive Plan designations of Low Density Residential, Mixed Residential and Commercial Mixed -Use and is consistent with the Suburban Residential (SR), Single -Family Residential (R-1), Two -Family Residential (R-2), Multifamily Residential (R-3) and General Commercial (GC) zoning. It is estimated that the development may take up to ten years to complete. It will complement adjacent uses and will promote the public health, safety and general welfare insofar as there is a need in this community for additional housing and insofar as this proposed preliminary plat would be required to comply with all applicable City development standards, and all conditions of approval specified by the City Council. It will also serve the public health, safety and welfare by being consistent with the many Comprehensive Plan Goals and Policies that have been adopted to guide the growth within the City, including the following: (a) Goal 2.2: Provide a mix of land use designations consistent with the community's vision. (b) Policy 2.2.4(A): Purpose: This designation provides for areas with a mixture of housing types and densities. (c) Policy 2.2.4(B): Locational criteria: Intended for areas now character- ized by, and/or appropriate for, a mixture of housing types with a close proximity to commercial services, transit access, and/or parks and other public recreational amenities. This designation often creates a transition from commercial and mixed - use areas to low density residential areas. (d) Policy 2.2.4(C): Principal uses & density: A mixture of single-family, duplex, and multifamily dwelling units. The permitted maximum density is up to or above 13 net dwelling units per acre, depending on the underlying zoning district and neighborhood context. For developments electing to conform to site and building design standards promoting pedestrian -oriented development, density is primarily limited by allowable building height, integration of required parking, Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38th Ave. to S. 52id Ave. PD#OOI-25; DEV#00I-25; PLPg00I-25; SEPA0002-25 RECEIVED JUL 1 0 2025 CITY OF YAKIMA PLANNING DN. market conditions, and conformance with applicable site and building design provisions. Specifying the maximum number of dwelling units in one building may be appropriate in some areas to ensure compatibility and to limit building massing and density. (e) Goal 2.3: Preserve and enhance the quality, character, and function of Yakima's residential neighborhoods. (f) Policy 2.3.1: Provide for a wide variety of housing types within the city to meet the full range of housing needs for Yakima's evolving population. (g) Policy 2.3.1(B): Standard single family. Continue to allow for detached single family dwellings in residential districts. (h) Policy 2.3.1(E): Duplexes. Continue to allow duplexes in appropriate residential zones, provided density standards are met. Consider incorporating design standards that emphasize a pedestrian -oriented design and the inclusion of usable open space. (i) Policy 2.3.3: Create walkable residential neighborhoods with safe streets and good connections to schools, parks, transit, and commercial services. (j) Policy 2,3.6: Allow some compatible nonresidential uses in residential zones, such as appropriately scaled schools, churches, parks and other public/community facilities, home occupations, day care centers, and other uses that provide places for people to gather. Maintain standards in the zoning code for locating and designing these uses in a manner that respects the character and scale of the neighborhood. (k) Goal 2.5: Arterial corridors and mixed -use centers. Enhance the character, function, and economic vitality of Yakima's arterial corridors and mixed -use centers. (1) Policy 2.5.1: Allow for a mixture of compatible land uses along corridors and within mixed -use designated areas. This includes the integration of multi -family residential and office uses with retail and service commercial uses. Provide zoning and design standards to maintain compatibility between different uses and zones. (m) Goal 4.8: Support programs, projects, and development efforts that enhance the job market and promote community pride. (n) Goal 5.1: Encourage diverse and affordable housing choices. (o) Policy 5.1.2: Promote the preservation, improvement, and development of single family homes in Yakima. Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38'1' Ave. to S. 52'd Ave. PD#001-25; DEV#001-25; PLP#001-25; SEPA#002-25 34 lECEIVED JULZ 6 2025 OF YAKIMA PLANNING D1V. (p) Goal 5.4: Encourage design, construction, and maintenance of high quality housing. (q) Policy 5.4.2: Use transitional densities, design and landscape standards to ensure housing is compatible with existing character and planned goals. (2) Open spaces: The proposed plat provides for large Tots that may provide private open spaces throughout the residential blocks, along with a pedestrian path connecting residential Phase 6 to Phase 4, which contains athletic courts and a swimming pool. (3) Drainage systems: Drainage system facilities will be provided in accordance with state and local regulations including the City of Yakima Municipal Code and the F.astern Washington Storm Water Manual. (4) Streets, alleys, and other public ways: The subject property has frontage upon Sorenson Road, South 38th Avenue and South 52"d Avenue. Public streets and a private road will provide adequate access to all lots. Even though two people testified at the hearing as to a need to widen and improve South 52"d Avenue, it was pointed out by the Applicant's representative that there were numerous meetings regarding this proposal without any request from the County for improvements to South 52nd Avenue and that the requisite nexus would limit any requirement of that type to the Applicant's minimal proportionate share of the traffic that will be utilizing the road. It is likely that some form of County funding will be required for the costly undertaking of widening that street and improving it with curbs, gutters and sidewalks. It was not found to be appropriate to impose that cost on this development under the nexus and proportionality requirements related to the imposition of offsite improvements. The 136-page Transportation Impact Analysis (TIA) prepared by Kitticson & Associates recommended that this development be responsible for offsite improvements to the intersection of South 52"d Avenue and West Washington Avenue prior to the estimated 10 years that will be required to achieve full buildout of the Champions Park Master Plan. The recommended improvements are to widen the northbound approach in order to include separate northbound left -turn and right -turn lanes and to signalize the intersection. The TIA did not recommend that this development be responsible for otherwise widening and improving South 52"d Avenue with curbs, gutters and sidewalks, and this record lacks sufficient evidence of the estimated cost and requisite nexus and proportionality to make such a recommendation. (5) Water supplies Public water is required to be used for domestic and fire flow purposes, and water is available to the site from Nob Hill Water Association. Prickly Pcar Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38'h Ave. to S. 52nd Ave. P1000I-25; DEV#O01-25; PLPNO01-25; SEPA#002-25 35 RECEIVED JUL 1 0 Z025 1TY OF YAKIMA PLANNING lily. (6) Sanitary waste disposal., A City of Yakima sewer main capable of serving the development shall be extended in order to serve all of the lots. The access for the lift station on the southwest corner of one of the Tots shall be maintained. (7) Parks and playgrounds: Open space, parks, recreation and playgrounds are located adjacent to this subdivision at the SOZO Sports Complex. Residents will also have access to the swimming pool and athletic courts located at the new RV park. (8) Sites for schools: Wide Hollow Elementary School is located approximately 2.7 miles from this subdivision, West Valley Junior High School is located approximately 2.2 miles away, and West Valley High School is located approximately 3.2 miles away. (9) Sidewalks: Curb, gutter, and sidewalks are proposed to be provided along both sides of the streets that serve the development. (10) Public Transit: Yakima Transit Routes 2 and 5 are located approximately 1.2 miles from this subdivision, and Routes 7 and 9 are located approximately 1.5 miles away. (11) Serves the public interest and use: This proposed five -phase mixed -use master planned subdivision is consistent with neighboring land uses and better serves the needs of the City of Yakima than the undeveloped status of the property. (12) Time Limitation: Upon preliminary plat approval, the Applicant has five years from the date of preliminary approval to submit the final plat. At least 30 days prior to the expiration of preliminary approval, the Applicant may submit to the City Council a written request asking to extend the approval period for a maximum period of one year (YMC § 14.20.160). Before the final plat can be recorded, all required infrastructure must be engineered, completed and inspected or engineered and financially secured and receive final plat approval from the Community Development Department. XVIII. Consistency Analysis under Subsection 16.06,020(B) of the Yakima Municipal Code. The following analysis involves the consistency of the Planned Development and Preliminary Plat with applicable development regulations, or in the absence of applicable regulations, the adopted Comprehensive Plan as mandated by the State Growth Management Act and the Yakima Municipal Code: Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38th Ave. to S. 52' Ave. PDNOOI-25; DEVN00I-25; PLPN001-25; SEPAN002-25 36 RECEIVED JUL. I 0 2025 CITY OF YAKIMA PLANNING 0N. (1) The types of land uses contemplated by the proposal (a planned development and preliminary plat) are permitted on this site so long as they comply with the conditions imposed by the Yakima City Council. (2) The level of development, based on the proposed residential density of the development, will not exceed the allowable level of development. (3) The availability and adequacy of infrastructure and public facilities is not an issue because the additional infrastructure that will be provided at the Applicant's expense will insure that adequate infrastructure and public facilities will be available for the proposed Planned Development and Preliminary Plat. (4) The character of the proposal, such as the proposal's consistency with applicable development standards of the City's Urban Area Zoning Ordinance, primarily involves compliance with the Planned Development Agreement and with the conditions of Preliminary Plat approval imposed by the City Council. CONCLUSIONS Based upon the foregoing Findings, the Hearing Examiner reaches the following Conclusions: (1) The Hearing Examiner has jurisdiction to recommend to the Yakima City Council the approval of the proposed Planned Development and Preliminary Plat described in the narrative and depicted on the site plan received by the City on February 20, 2025, pursuant to YMC §1.43.080, YMC §15.28.040 of the zoning ordinance and YMC § 14.20.100 of the subdivision ordinance. (2) A SEPA Determination of Nonsignificance (DNS) was issued for this Planned Development and Preliminary Plat on June 5, 2025, and became final without an appeal. (3) Although testimony at the hearing expressed a need for improvements to South 52nd Avenue, this record does not contain an estimate of the cost thereof or the percentage of traffic that will be attributable to this proposal upon which to base a requisite proportional obligation for said cost or to otherwise support a finding of the requisite nexus for imposition of responsibility for any offsite improvements to that street in Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 3814 Ave. to S. 52' Ave. PD#001.25; DEV#001-25; PLP400I-25; SEPA#002-25 37 RECEIVED JUL 1 0 2025 PITY OF YAKIMA PLANNING DN. addition to the required improvements at the intersection of South 52nd Avenue and West Washington Avenue. (4) Although some concerns were expressed, no testimony or written comments were submitted that requested denial of the proposed Planned Development or the Preliminary Plat. (5) The proposed Planned Development to be developed in accordance with the Champions Park Master Plan satisfies all of the considerations and criteria for its approval set forth in YMC §15.28.040(D). (6) The proposed Preliminary "Plat of Champions Park Phases 2-6," developed with the Planned Development's inclusion of some Type (2) uses and some adjustments to development standards subject to the conditions detailed below, satisfies the criteria for its approval set forth in YMC §I4.20.100 and RCW 58.17.110 because it is in compliance with the City's Comprehensive Plan, zoning ordinance and subdivision ordinance; it makes appropriate provisions for the public health, safety and general welfare and for open spaces, drainage ways, streets, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds and sidewalks; it will serve the public use and interest; and, according to the weight of the evidence presented at the hearing, it does not require specific provisions to be made for the other requisite plat considerations such as additional schools, additional schoolgrounds or additional planning features that assure safe walking conditions for students who walk to and from school. (7) This proposed Planned Development and Preliminary Plat are in compliance with all of the consistency requirements of YMC §16.06.020(B). RECOMMENDATION The Hearing Examiner recommends to the Yakima City Council that the proposed Planned Development and Preliminary Plat located on Sorenson Road between South 381h Avenue and South 52nd Avenue named the "Plat of Champions Park Phases 2-6" as depicted on the site plan and described in the narrative received by the City on February 20, 2025, and as further described in the staff report, in this recommendation and in the Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38d' Ave. to S. 52nd Ave. PDt{001-25; DEVp001-25; PLP400I-25; SEPA#002-25 38 RECEIVED JUL 1 0 2025 CITY UF YAKIMA KG DIV. documents which are assigned file numbers PD#001-25, DEV#001-25, PLP#001-25, SEPA#002-25 and CAO#001-25 be APPROVED, subject to compliance with the following conditions: (A) Right-of-way shall be dedicated as displayed on the plat, or as otherwise determined by the Engineering Division; (B) New public and private streets shall meet the standards of residential streets found under YMC § 12.06.020 and YMC §12.06.090; (C) Curb, gutter, and sidewalk shall be installed on both sides of the streets, along with street lighting; (D) Prior to approval of the final plat, all required improvements shall be constructed or financially secured according to the standards and requirements of the City Engineer and YMC Title 12; except for those improvements to the intersection of South 52"d Avenue and West Washington Avenue listed in the following Condition E; (E) Prior to the Sorenson Road intersection with South 52"d Avenue being open for public use, the following improvements shall be completed and operational: (i) The intersection at South 52"d Avenue and West Washington Avenue shall be signalized and have its northbound approach widened to include separate northbound lell-turn and right -turn lanes; and (ii) The intersection at South 52"d Avenue along Phase 3 shall be improved with a stop sign; (F) All lots shall be served with public water from the Nob Hill Water Association and with public sewer from the City of Yakima. Prior to final plat approval, written verification must be submitted to the Planning Division indicating that all sewer and water extensions have been completed and inspected or financially secured; (G) An tight -foot wide public utility easement shall be dedicated along the front of each lot; (H) An excavation and street break permit shall be obtained for all work within the public right-of-way. Roads less than five years old can be cut, but will cost 150 percent of the restoration fee with no PC1 discount; (I) All frontage improvements shall be completed or bonded for prior to long plat approval. Civil engineering plans for public improvements shall be approved prior to bonding for public improvements; Prickly Pear Holdings, LLC Planned Devclopment/Prcliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38' Ave. to S. 52od Ave. PD#001-25; DEV#001-25; PLP#001-25; SEPA#002-23 39 RECEIVED ED JUL 1 tJ2025 CffY OF YAKIMA FUME DIV. (J) At the discretion of the City Engineer, the owner may bond for required frontage improvements or enter into a deferral agreement for future participation in the cost of any frontage and/or roadway improvement of a Local Improvement District (LID) which is constructed abutting the owner's property. The bond or deferral agreement shall be executed and recorded prior to or as part of approval of the plat; (K) This plat shall be subject to the following notes, which must be placed on the face of the plat: (i) The addresses shown on this plat are accurate as of the date of recording, but may be subject to change. The City of Yakima Building Codes Division is responsible for the confirmation or reassignment of addresses at the time of building permit issuance; (ii) The owners shown hereon, their grantees and assignees in interest hereby covenant and agree to retain all surface water generated within the plat on - site; (iii) The City of Yakima has no responsibility to build, improve, maintain or otherwise service any private road for this plat. Any right-of-way dedicated to the public by this plat shall not be opened as a City (or County) street until such time as it is improved to City street standards and accepted as part of the City transportation system; and (iv) This subdivision is subject to the specific Master Planned Development Overlay of PD#001-25 as approved by the Yakima City Council on 2025 under Resolution No. , and recorded under Auditor's File Number , which controls the development and usage of this property within this recorded plat. All development shall comply with the following minimum standards: Lot Size Lot Coverage Lot Width Single -Family, Detached: 6,000 sq. ft. 60% 50 ft. Single -Family, Common Wall: 3,500 sq. ft. 60% 35 ft. Multifamily: 6,000 sq. ft. 80% 50 ft. Commercial: None 80% None Setbacks: Consistent with YMC §15.05.030, Table 5-1; (L) Irrigation approval is required, and shall be shown on the face of the final plat; (M) A current title report covering the subject property must accompany the final long plat; Prickly Pear Holdings, LLC Planned Development/Preliminary Plat Named "Plat of Champions Park Phases 2-6" Sorenson Rd. from S. 38th Ave. to S. 524 Ave. PD#O01-25; DEV#001-25; PLP#O01-25; SEPAi1002-25 40 YPinfaiA p1. NIlli!C PW (N.) The Applicat t and City of Yakima shall enter it to a Development Agreement codifying all development :standards and conditions t f approval prior to final plat approval to be finalized and recorded its accordance with RCW 36,70B and all other laws applicable to development agreements; (0) Upon preliminary plat approval, the applicant has save years to submit the final plat unless thereafter, at least 30 days prior to the expiration of said approval, the Applicant submits to the City Council a written request asking to extend the approval period for a maximum period of one year: ('P) Prior to the issuance of -any permits, the Applicant shall conduct a prof ssional archtrcrtlogical survey of the project, area, 'opies of the survcy provided to the Washington State Department of Archaeology and Historic Vreservation (DAHP) and to the (City Planning Division; (Q) The Applicant shall complete and ,submit a Critical Area and. Floodplain report rior to the issuance of building permits fear strctures v 'thin the .fl.00 dway or floodplain; o the issuance: of any peril e Project Stormwater Permit shall ]?a obtained from the Surface Water Engineer; (5) Prior to the issuance of any permits, an NPDES Construction Stormwater General Permit shall be obtained from the Department of Ecology; ( ) Prior to the issuance of any permits for each phase of the development, the Applicant shall file FAA Form 74b0-1, with a copy of the IAA's response provided to the City Planning ]Division; (1 ) An aviation ease n ens turd deed decIarttt.ion, which recognizes the precxi tencc of the airport and the right of over Ilighi, shall be recorded for all uses within the approach and transitional surfaces of the conical surface arca; (V) In accordance with YMC §§ 14,20.230, the City= shal l perrtit,s until a copy of the final recorded plat is submitted tea the speci building L)n: erncnts oaf the zoning and subdivision ordinance, al: hough be complied with in their entirety DATED this 10'h day cifluly', ?OAS. Prickly Pear f loldings, LAX Planned DevelopnentrPrelinuara� Plant Named "Plat of -Champions Park Pha e: 2-6" Sorenson Rd. from S, 38 Ave, to S. 52" Ave, Pn OUI-2.5; ©E\ aOt-25 P1.1'0001-2 ; S ;r'A#t)t12-24 41. aring Exarrtiner Item No. 8.A. For Meeting of: August 19, 2025 ITEM TITLE:Closed record public hearing and Resolution to consider the Hearing Examiner's recommendation regarding the master planned development and subdivision for Champions Park Phases 2 - 6 SUBMITTED BY:Trevor Martin, Planning Manager *Eric Crowell, Senior Planner BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT SUMMARY EXPLANATION: On February 20, 2025, HLA Engineering & Surveying, on behalf of Prickly Pear Holdings LLC, submitted applications for Champions Park phases 2 through 6 consisting of a master planned development (file no. PD#001-25/DEV#001-25) with a preliminary long plat (PLP#001-25), critical areas review (CAO#001- 25), and SEPA environmental review (SEPA#002-25). The proposal spans across several existing parcels located in the vicinity of S 38th Ave and Sorenson Rd, to the south and west of the Sozo Sports Complex. Phase 1 of the Champions Park development was approved by City Council on March 19, 2024 via Resolution No. R-2024-051, for subdividing 21 acres into 47 single-family lots and 46 common-wall lots. That subdivision, located south of phases 2 through 6, has been recorded with Yakima County and development of the new housing has started. Champions Park phases 2 through 6 would create a total of 221 lots over approximately 85 acres of land and is summarized as follows: Phase 2: 27.46 acres with 64 residential lots (60 single-family, 4 common-wall). Phase 3: 8.65 acres with 42 lots (1 single-family, 25 multifamily units, 36 common-wall, and 1 floodplain lot). Phase 4: 15.23 acres for an RV park with 71 stalls, a clubhouse, and recreational amenities. Phase 5: 6.99 acres for commercial development, including a tap house/restaurant, quick service restaurant (QSR), hotel (110 rooms), and greenspace. Phase 6: 29.6 acres with 112 single-family home lots. The Hearing Examiner held an open record public hearing on June 26, 2025, and submitted a recommendation of approval on July 10, 2025. The complete hearing record was distributed to City Council in the agenda packet on August 4, 2025, and can be found online at: https://www.yakimawa.gov/council/agendas-and-minutes/ ITEM BUDGETED: N/A STRATEGIC PRIORITY 24-25: A Resilient Yakima RECOMMENDATION: Adopt Resolution. ATTACHMENTS: Resolution_PD-001-25_PLP-001-25