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09/15/2026 13.C. Distribution of the complete record for"Plat of the Orchards" PLP#002-26
:4V ii S 040 •i/ l i k = BUSINESS OF THE CITY COUNCIL YAKIMA, WASHINGTON AGENDA STATEMENT Item No. 13.C. For Meeting of: September 15, 2026 ITEM TITLE: Distribution of the complete record for"Plat of the Orchards" PLP#002-26 SUBMITTED BY: Bill Preston, Community Development Director Trevor Martin, Planning Manager *Eric Crowell, Senior Planner SUMMARY EXPLANATION: The complete record for this preliminary long plat "Plat of the Orchards" to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district is being distributed to City Council members in advance of the public hearing scheduled for October 6, 2026. Materials are being distributed in advance to allow adequate time for review. ITEM BUDGETED: N/A STRATEGIC PRIORITY 24-25: N/A RECOMMENDATION: ATTACHMENTS: CC Packet_PLP#002-26.pdf 108 7:a��y,`Rl‘ —4--z`-r-0 iiirshi. /1 • rl ‘C\c,)-% ye*atxt t s+'�.ti APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" PLP#002-26, SEPA#004-26 Yakima City Council Closed Record Public Hearing October 6, 2026 EXHIBIT LIST HLA Engineering&Land Surveying on behalf of Applicant: Apple Tree Construction Company LLC File Numbers: PLP#002-26, SEPA#004-26 Site Address: 2206 S. 96th Ave. & 9905 Occidental Rd. Staff Contact: Eric Crowell, Senior Planner Table of Contents CHAPTER AA Yakima Hearing Examiner's Recommendation CHAPTER A Staff Report CHAPTER B Maps CHAPTER C Site Plan CHAPTER D DST Review & Agency Comments CHAPTER E Applications CHAPTER F Public Notices CHAPTER G Public/Agency Comments 109 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" PLP#002-26, SEPA#004-26 EXHIBIT LIST CHAPTER AA Yakima Hearing Examiner's Recommendation DOC DOCUMENT DATE INDEX## AA-1 Yakima Hearing Examiner's Recommendation 07/30/2026 110 CITY OF YAKIMA, WASHINGTON HEARING EXAMINER'S RECOMMENDATION July 30, 2026 In the Matter of an Application of: ) ) Apple Tree Construction Company, LLC ) PLP#002-26 ) SEPA#004-26 For a 135-Lot Single-Family Residential ) Preliminary Plat on 33.99 Acres at 2206 ) South 96th Avenue & 9905 Occidental ) Road in the R-1 Zoning District to be ) Known as the "Plat of the Orchards" ) 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 preliminary plat application which began on July 9, 2026. (2) The Planning Division staff report which recommended approval of this preliminary plat subject to enumerated conditions was presented by Senior Planner Eric Crowell. (3) The applicant's representative for this matter, Mike Heit of HLA Engineering and Land Surveying, Inc., presented testimony in favor of approval of the preliminary plat. (4) Written comments were submitted prior to the hearing and testimony was presented during the hearing by residents living in the area who mainly detailed concerns about existing traffic on Coolidge and Occidental Roads and about potential future traffic impacts of the proposal on those roads. Due to those concerns and the fact that Mr. Heit objected to the recommended condition requiring the applicant to submit a Traffic Impact Analysis (TIA) prior to the issuance of a Transportation Concurrency Apple Tree Construction Company, I,LC 1 RECEIVED "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 DCC. tr-;;DE.X # JUL C. 0 2026 --- CITY Of YitkNiwin PLANNING DIV, 111 Ordinance (TCO) determination by Engineering and due to the lack of that determination in the present record, the Hearing Examiner continued the hearing for one week for submission of a report or other evidence as to whether Engineering still requires a TIA to be submitted prior to issuance of the TCO required by the City's Transportation Capacity Management Ordinance set forth in YMC Chapter 12.08. (5) At the continued hearing on July 16, 2026, Mr. Crowell read into the record an agreement between the City Engineer and the applicant regarding the TCO and TIA issues which was also explained in greater detail by Mr. Heit and City Engineer Robert Washabaugh, P.E. during the hearing. Additional testimony was presented by residents of the area who asked questions that were answered by Mr. Heit and Mr. Washabaugh before the hearing and the record were closed. (6) This Recommendation has been issued and delivered to the Planning Division within 10 business days of the public hearing. B. Summary of Recommendation. The Hearing Examiner recommends approval of this proposed 135-lot preliminary plat to be known as "Plat of the Orchards" subject to conditions. C. Basis for Recommendation. Based on a view of the site and surrounding area with no one else present on July 3, 2026; the staff report, the exhibits including the written comments, and the testimony presented at the open record public hearing beginning on July 9, 2026, and concluding on July 16, 2026; and a consideration of the development standards, subdivision ordinance requirements, zoning ordinance require- ments and consistency criteria; the Hearing Examiner makes the following: FINDINGS I. Applicant, Property Owner and Representative. The applicant/property owner is Apple Tree Construction Company, LLC, 2550 Borton Road, Yakima, WA 98903. Apple Tree Construction Company, LLC 2 "Plat of the Orchards"Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. RECEIVED PLP#002-26 and SEPA#004-26 JUL 3 0 2026 CITY OF YAKiitiiii 112 PLANNING DIV. The representative for the applicant/property owner who testified at the public hearing is Mike Heit of HLA Engineering and Land Surveying, Inc., 2803 River Road, Yakima, WA 98902. II. Location. The location of the proposed preliminary plat is on the north side of Occidental Road at 9905 Occidental Road and west of South 96th Avenue at 2206 South 96th Avenue. The Yakima County Assessor's Parcel Numbers for the 33.99 acres in the proposed preliminary plat are 171336-44411 and 171336-44402. III. Application. This application for a 135-lot preliminary plat on 33.99 acres for construction of 135 single-family dwellings in the Single-Family Residential (R-1) zoning district to be developed in five phases of approximately 27 lots each was received on April 2, 2026, and deemed complete for processing on April 30, 2026. The preliminary plat application and the related State Environmental Policy Act application are being processed under Yakima Municipal Code (YMC) Chapter 14.20 for Subdivisions and Chapter 6.88 for SEPA Review. IV. Jurisdiction. YMC §1.43.080 and §14.20.100 provide that the Hearing Examiner shall hold a public hearing and submit a recommendation to the City Council regarding preliminary plats which shall include findings and conclusions based on the record relative to the subdivision criteria that are set forth in YMC §14.20.100(A) and in RCW Chapter 58.17. V. Notices. Notice of the public hearing for this preliminary plat application (PLP#002-26) and this State Environmental Policy Act application (SEPA#004-26) was Apple Tree Construction Company, LLC 3 "Plat of the Orchards"Preliminary Plat RECEIVED 2206 S. 96'1'Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 JUL ?OZb ) ,_ _. i:::i:=X t\Qrl CITY Of YAKIMA PLANNING DIV 113 provided by posting a Land Use Action Sign on the property on May 1, 2026; by publishing said Notice in the Yakima Herald-Republic on June 16, 2026; and by mailing said Notice to the applicant, SEPA agencies and adjoining property owners within 300 feet of the property also on June 16, 2026. VI. Comprehensive Plan. The proposed preliminary plat is located within the Low Density Residential Comprehensive Plan designation which primarily provides areas for single-family residences. Comprehensive Plan Policy 2.3.1 is to provide for a wide variety of housing types within the city to meet the full range of housing needs for Yakima's evolving population. VII. Zonin and Land Use. The proposed preliminary plat is located within the Single-Family Residential (R-1) zoning district and on property that is currently vacant except for one residential structure that will be removed. All of the surrounding property is also in the R-1 zoning district. Single-family residential uses are adjacent to the east. There are both agricultural and residential uses in all other directions. The main purpose of the R-1 zoning district set forth in YMC §15.03.020(B) is to establish and preserve residential neighborhoods for detached single-family dwellings. VIII. Environmental Review. This preliminary plat application is subject to review under the State Environmental Policy Act (SEPA) which resulted in the issuance of a SEPA Determination of Nonsignificance (DNS) by the City's SEPA Responsible Official on June 16, 2026, which was not appealed. Apple Tree Construction Company, LLC 4 RECEIV ED "Plat of the Orchards" Preliminary Plat 2206 S. 96`1'Ave. & 9905 Occidental Rd. JUL 3 0 2026 PLP#002-26 and SEPA#004-26 DOC. INDEX # CITY Of YAKI MA AA-A PLANNING DIV 114 IX. Transportation Concurrence Ordinance. The applicant applied for Transportation Concurrency Ordinance review on April 2, 2026. In addition to the interior streets and half-street frontage improvements along Occidental Road that will comply with all City requirements, the City Engineer has determined, with the applicant's agreement, (i) that the applicant will remove the turn lane on South 96th Avenue north of the entrance to the subdivision and replace it with a centerline stripe; (ii) that the applicant will submit a Traffic Memo outlining existing traffic volumes and turning movements for review by Engineering prior to approval of Phase 1 construction plans which will be the basis for determining whether a Traffic Impact Analysis (TIA) will be required to be submitted for review prior to approval of Phase 2 construction plans; and (iii) that any improvements required as a result of the Traffic Memo or TIA will be additional conditions of the preliminary plat. X. Development Services Team. The following comments were submitted as a result of the Development Services Team technical review on May 5, 2026: (1) Code Administration: The following addresses shall be utilized for the created lots: Lot 1 2621 S. 101st Ave. Lot 72 2324 S. 98th Ave./ Lot 2 2623 S. 101st Ave./ 3213 Bourse Ln. 3223 Bourse Ln. Lot 73 2322 S. 98th Ave. Lot 3 2123 S. 97th Ave. Lot 74 2320 S. 98th Ave. Lot 4 3204 Bourse Ln. Lot 75 2318 S. 98th Ave. Lot 5 3206 Bourse Ln. Lot 76 2316 S. 98th Ave. Lot 6 3208 Bourse Ln. _Lot 77 2314 S. 98th Ave. Lot 7 3210 Bourse Ln. Lot 78 2312 S. 98th Ave. Lot 8 3212 Bourse Ln. _ Lot 79 2310 S. 98th Ave. Lot 9 3214 Bourse Ln. Lot 80 2308 S. 98th Ave. Lot 10 3216 Bourse Ln. Lot 81 2306 S. 98th Ave. Lot 11 _3218 Bourse Ln. 1 Lot 82 2304 S. 98th Ave./ Apple Tree Construction Company, LLC 5 RECEIVED "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 JUL, 3 0 2026 DOC. INDEX ## PLANNING DIV. 115 I Lot 12 3220 Bourse Ln. 3108 Anchor Root Rd. Lot 13 3222 Bourse Ln. Lot 83 2403 S. 99th Ave./ Lot 14 3224 Bourse Ln. 3110 Anchor Root Rd. Lot 15 3226 Bourse Ln. Lot 84 2405 S. 99th Ave. Lot 16 2624 S. 101st Ave. Lot 85 2407 S. 99th Ave. Lot 17 2622 S. 101st Ave. Lot 86 2409 S. 99th Ave. Lot 18 2620 S. 101st Ave. Lot 87 2411 S. 99th Ave. Lot 19 2618 S. 101st Ave. Lot 88 2413 S. 99th Ave. Lot 20 2616 S. 101st Ave. Lot 89 2415 S. 99th Ave. Lot 21 2614 S. 101st Ave. Lot 90 2417 S. 99th Ave. Lot 22 2612 S. 101st Ave. Lot 91 2419 S. 99th Ave._ Lot 23 2610 S. 101st Ave. Lot 92 2421 S. 99th Ave. Lot 24 2608 S. 101st Ave. Lot 93 2423 S. 99th Ave./ Lot 25 2606 S. 101st Ave. 3215 Bourse Ln. Lot 26 2604 S. 101st Ave./ Lot 94 2424 S.99th Ave./ 3122 Anchor Root Rd. 3217 Bourse Ln. Lot 27 3123 Anchor Root Rd. Lot 95 2422 S. 99th Ave. Lot 28 3121 Anchor Root Rd. Lot 96 2420 S. 99th Ave. Lot 29 3119 Anchor Root Rd. Lot 97 2418 S. 99th Ave. Lot 30 3117 Anchor Root Rd. Lot 98 2416 S. 99th Ave. Lot 31 3115 Anchor Root Rd. Lot 99 2414 S. 99th Ave. Lot 32 3113 Anchor Root Rd. Lot 100 2412 S. 99th Ave. Lot 33 3111 Anchor Root Rd. Lot 101 2410 S. 99th Ave. Lot 34 3109 Anchor Root Rd. Lot 102 2408 S. 99th Ave. Lot 35 3107 Anchor Root Rd. Lot 103 2406 S. 99th Ave. Lot 36 3105 Anchor Root Rd. Lot 104 2404 S. 99th Ave./ Lot 37 3103 Anchor Root Rd. [ 3112 Anchor Root Rd. Lot 38 3101 Anchor Root Rd. Lot 105 2503 S. 100th Ave./ Lot 39 2201 S. 97th Ave. 3114 Anchor Root Rd. Lot 40 2203 S. 97th Ave. Lot 106 2505 S. 100th Ave. Lot 41 2205 S. 97th Ave. Lot 107 2507 S. 100th Ave. Lot 42 2207 S. 97th Ave. Lot 108 2509 S. 100th Ave. Lot 43 2209 S. 97th Ave. Lot 109 2511 S. 100th Ave. Lot 44 2211 S. 97th Ave. Lot 110 2513 S. 100th Ave. Lot 45 2213 S. 97th Ave. Lot 111 2515 S. 100th Ave. Lot 46 2215 S. 97th Ave. Lot 112 2517 S. 100th Ave. Lot 47 _ 2217 S. 97th Ave. Lot 113 2519 S. 100th Ave. Lot 48 2219 S. 97th Ave. Lot 114 2521 S. 100th Ave. Apple Tree Construction Company, LLC 6 RECEIVED "Plat of the Orchards"Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd, MI 3 i 2026 PLP#002-26 and SEPA#004-26 Ymtiviii AEI PLANNING DIV. 116 Lo� 2221 S. 97th Ave. Lot 115 2523 S. 100th Ave./ Lot 50 2224 S. 97th Ave./ 3219 Bourse Ln. 3207 Bourse Ln. Lot 116 2524 S. 100th Ave./ Lot 51 2222 S. 97th Ave. 3221 Bourse Ln. Lot 52 2220 S. 97th Ave. 1 Lot 117 2522 S. 100th Ave. Lot 53 2218 S. 97th Ave. Lot 118 2520 S. 100th Ave. _Lot 54 2216 S. 97th Ave. _ Lot 119 2518 S. 100th Ave. Lot 55 2214 S. 97th Ave. Lot 120 2516 S. 100th Ave. Lot 56 2212 S. 97th Ave. Lot 121 2514 S. 100th Ave. Lot 57 2210 S. 97th Ave. Lot 122 2512 S. 100th Ave. Lot 58 2208 S. 97th Ave. Lot 123 2510 S. 100th Ave. Lot 59 2206 S. 97th Ave. Lot 124 2508 S. 100th Ave. Lot 60 2204 S. 97th Ave./ Lot 125 2506 S. 100th Ave. 3104 Anchor Root Rd. _ Lot 126 2504 S. 100th Ave./ Lot 61 2303 S. 98th Ave.! 3116 Anchor Root Rd. 3106 Anchor Root Rd. Lot 127 2603 S. 101st Ave./ Lot 62 2305 S. 98th Ave. 3118 Anchor Root Rd. LLot 63 2307 S. 98th Ave. Lot 128 2605 S. 101st Ave. Lot 64 2309 S. 98th Ave. Lot 129 2607 S. 101st Ave. 1-Lot 65 2311 S. 98th Ave. Lot 130 2609 S. 101st Ave. Lot 66 2313 S. 98th Ave. Lot 131 2611 S. 101st Ave. Lot 67 2315 S. 98th Ave. Lot 132 2613 S. 101st Ave. Lot 68 2317 S. 98th Ave. Lot 133 2615 S. 101st Ave. Lot 69 2319 S. 98th Ave. Lot 134 2617 S. 101st Ave. _ Lot 70 2321 S. 98th Ave. Lot 135 2619 S. 101st Ave. Lot 71 2323 S 98th Ave./ 3209 Bourse Ln. (2) Engineering: This project proposes to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots on the property. The existing two parcels currently have an existing residential building, with no existing sidewalk along Occidental Rd. and has multiple driveway approaches. Right-of-way at this property on Occidental Rd. is about 70 feet, 10 feet above the City requirement of 60 feet for Collector Arterial roadways. The proposed development will cause increased pedestrian and vehicle traffic without adequate safety precautions for pedestrians and inadequate safe ingress and egress for vehicles. Current frontage infrastructure is not adequate enough to handle the proposed change in use to a new 135 Apple Tree Construction Company, LLC 7 q FCE VED "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 itA. 3 0 1U2b 1.;11 Y (AK YAKif1iit PLANNING QIV., 117 single-family lot subdivision. In order to alleviate the resulting impacts from the change in use proposal, the City is requiring the following improvements: (a) YMC 8.64 and 12.05 — New curb, gutter, ADA ramps and 7-foot sidewalks shall be constructed along Occidental Road per standard detail R5. New curb, gutter, ADA ramps and 5-foot sidewalks shall be constructed on all internal roadways inside development per standard detail R5. Street improvements shall conform to standard detail R3. Any existing curb, gutter and/or sidewalk along S. 96th Ave. frontage that is unfit or unsafe shall also be repaired/replaced. (b) YMC 8.64 and 15.06.065 — Residential driveway approaches are required which meets the requirements of this chapter and standard detail R4. Driveway width shall be a maximum of 20 feet. (c) YMC 8.64.070 (d) — Any driveway which has become abandoned or unused through a change of the conditions for which it was originally intended, or which for any other reason has become unnecessary, shall be closed and the owner shall replace any such driveway approach with a standard curb, gutter and sidewalk, to be constructed according to the city's general specifications. (d) YMC 15.06.065 (c) —No driveway access to an Arterial Street shall be located within 75 feet (measured along the Arterial) of any other such Arterial Street access on the same side of the street. (e) YMC 12.02 —Easements shall be established per this chapter. (f) YMC 12.06.080 — Street lighting — Street lights shall be installed per this chapter. (g) YMC 15.05.040 — Clear vision triangle shall be established and maintained per this chapter. (h) YMC 12.06.020 — Right-of-way - Occidental Rd. is classified as a Collector Arterial roadway, requiring a total of 60 feet of right-of-way (30 feet half width). Applicant shall determine adequate dedication of right of way for all new/proposed roads. (i) YMC 8.72 — An excavation and street break permit shall be obtained for all work within the public right-of-way. (j) 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 Apple Tree Construction Company, LLC 8 nECTIVED "Plat of the Orchards" Preliminary Nat 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 .i�.ol.. 3 0 2U2b DOC. INDEX. # PO"-� PLANNING DIVE 118 and approval. All improvements and shall be completed prior to Certificate of Occupancy. (3) Surface Water: For the long plat I have no comments. However, if any utility or infrastructure work is done then the applicant shall be required to get a Large Project Stormwater Permit, which includes a stormwater drainage report, stormwater pollution prevention plan, and a stormwater maintenance agreement if the streets are private (this is not required if the streets are public). (4) Traffic Engineering: Per the pre-DST meeting held on 12/16/2025, it was made known that a TIA (Traffic Impact Analysis) would be required of the proposed project. In order to provide a decision on TCO#001-26, Engineering will need the required TIA. (5) Wastewater: Sewer facilities shall be installed per YMC Titles 7 and 12 to facilitate public sewer services for each lot created. (6) Nob Hill 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 developer's expense. Standard Nob Hill Water development policies apply. Please contact Nob Hill Water for more information. (7) Washington State Department of Archaeology and Historic Preser- vation: 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 area 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 risk assessment model. The scale of the proposed ground disturbing actions would destroy any archaeological resources present. Identification during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. Therefore, we recommend a professional archaeological survey with testing of the project area be conducted prior to ground disturbing activities. We also recommend continuing consultation with the Affected 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 SI-IPO 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 Apple Tree Construction Company, LLC 9 RECEIVED "Plat of the Orchards" Preliminary Plat 2206 S. 96`h Ave. & 9905 Occidental Rd. • PLP#002-26 and SEPA#004-26 JUL. 3 0 2OZb DOC. INDEX # CITY Of. YAKIMA pl4\-\ __ PLANNING DIV. 119 into the DAHP Online WISAARD system by the cultural resource consultant to expedite DAHP review. Please ensure that the DAHP 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. The applicant submitted the following written response to this public agency written comment: We appreciate DAHP's responsibility to protect Washington's archaeological resources and have carefully considered the recommendation that a professional archaeological survey with subsurface testing be completed prior to construction. The recommendation appears to be based primarily on the DAHP archaeological predictive model, which identifies the area as having a high potential for archaeological resources. While the predictive model is a valuable planning tool, it is regional in nature and does not account for extensive historical disturbance at individual sites. The project site has been in continuous commercial apple production for more than fifty (50) years. During that time, the property has been repeatedly subjected to intensive agricultural practices including orchard establishment, deep ripping, planting, tree removal and replacement, cultivation, irrigation system installation and maintenance, grading, and other routine farming operations. These activities have resulted in extensive and repeated disturbance of the upper soil profile across the project area. Because the site has functioned as an actively managed orchard for decades, it is unlikely that intact archaeological deposits remain within the depth of the proposed construction activities. The agricultural disturbance is substantially greater than would typically occur on undeveloped or previously undisturbed land and distinguishes this site from the generalized conditions represented by the predictive risk model. Importantly, DAHP's recommendation does not identify any recorded archaeo- logical sites, documented cultural resources, or previous discoveries within the project limits. Rather, the recommendation is based on the modeled potential for archaeological resources. While predictive modeling appropriately identifies areas for consideration, it does not by itself require archaeological investigations where documented site conditions demonstrate extensive historical ground disturbance. The developer remains committed to protecting cultural resources, and the construction contract will include an inadvertent discovery plan requiring immediate cessation of work, protection of the discovery area, and notification of DAHP, the appropriate Tribes, and other agencies if archaeological materials or human remains are encountered during construction. Given the extensive agricultural disturbance Apple Tree Construction Company, LLC 10 RECEIVED "Plat of the Orchards" Preliminary Plat 2206 S. 96t'Ave. & 9905 Occidental Rd. U PLP#002-26 and SEPA#004-26 F �Ql� ` PLANNING DIV, 120 associated with more than five decades of continuous orchard operations, the absence of known archaeological resources within the project area, and the implementation of inadvertent discovery procedures, we respectfully request that DAHP's recommended archaeological survey is not warranted for this project. (8) Washington State Department of Ecology: Historical aerial photos indicate your property was occupied by former orchard lands during the period when lead arsenate was applied as a pesticide, often resulting in shallow soil contamination from lead and/or arsenic. Ecology requires soil sampling due to an increased risk of exposure. Ecology can provide sampling services at no cost. If sampling shows lead and/or arsenic levels above state cleanup standards, Ecology requires cleanup. Additional information, including precautions you can take to reduce exposure, is available at Ecology's Dirt Alert website. Please contact Hector Casique, Project Manager, at 509-208-1288 or email Hector.Casiquega✓ecy.wa.gov for further information or to schedule your initial sampling. The applicant submitted the following written response to this public agency written comment: The applicant acknowledges Ecology's comments. The property has historically been utilized as orchard land. The applicant will continue to coordinate with Ecology regarding any recommended sampling, testing, or additional environmental review necessary to address potential historic orchard-related soil conditions. They will follow Ecology's Model Remedies for Cleanup of Former Orchard Properties in Central and Eastern Washington to address and mitigate any environmental concerns. XI. Written Comments from Members of the Public. Members of the public submitted the following written comments prior to the hearing: (1) Terry and Laurel Liebrecht: We are writing as concerned citizens living on Coolidge Road to submit our formal public comments regarding the proposed preliminary long plat for "Plat of The Orchards" (File Numbers: PLP#002-26, SEPA#004-26), Apple Tree Construction Company LLC. While we understand the property is located in an R-1 zoning district, we have serious concerns regarding localized traffic impacts, on-street parking constraints, and neighborhood safety that must be addressed under the State Environmental Policy Act (SEPA) review. Specifically, we urge the Planning Division to thoroughly evaluate the following elements before issuing a final SEPA determination: Apple Tree Construction Company, LLC 11 RECEIVED "Plat of the Orchards" Preliminary Plat 2206 S. 96t1' Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 ©"'C' INDEX J U L 3 0 ZOZ1 CITY Of YAKI MA. PLANNING DIV. 121 Inadequate Ingress/Egress: Local roadways, specifically Coolidge Road, S. 96th Ave. and Occidental are inadequately designed to handle added traffic influx from an additional 135 single-family lots. This will overtax the local grid creating safety hazards for daily traffic flow and emergency vehicle access. In reference to the plat map, phase one shows 27 lots having only street access to S 96th Ave. We would like to know what the current and the proposed traffic count is, and the current roadways capacity to handle that much new volume and what the plan is to address it. In phase two, it provides access to Occidental Rd in addition to S 96th Ave. That means at least 50 more vehicles traveling on inadequate roadways for that much traffic and it will continue to grow as each additional phase is added. Existing On-Street Parking Obstructions: Currently, many residents living on both Coolidge Road and S. 96th Ave. utilize the street for vehicle parking. When vehicles are parked on both sides of the street, the roadway is partially blocked causing traffic to cross over the center line and weave past the parked vehicles and the oncoming traffic. Currently, residents are not utilizing their driveway capacity and cars are parking on the street. South 96th Ave is a two lane road with a continuous center turn lane. Coolidge Rd from S 96th to S 88th Ave is a two lane. We have attached photographic evidence to this correspondence demonstrating the current on-street parking conditions on S. 96th Ave. on any given day. These photos clearly illustrate how narrow the available right-of-way becomes under normal daily conditions, proving that the street grid cannot safely absorb heavy construction vehicles or hundreds of additional daily commuter trips. Requested Mitigation Measures: Pursuant to WAC § 197-11-310 and the city's authority to require mitigation, we ask that the city address the impact this project will have on the existing affected roadways, namely S. 96th Ave and Coolidge Rd. Under Phase 2, 3, 4 and 5, we want to know the long term impacts of traffic flow onto Occidental Rd, specifically addressing traffic safety and roadway design. Intersection Traffic Control: The increase in volume of traffic created by this project will require the City to address traffic safety concerns at the following intersections: Intersection of S. 96th and Occidental, and the Intersection created by phase 2 of Occidental Rd. (2) John Rivard (first written comment): I have lived at [Apple Tree] since 2005. I have watched this area grow through the years with gated and [pocket] communities and building a great overall community. We have pool areas along with a playground for all the young kids. We also have pickleball courts for our community. Kids go between their homes and these community areas freely. Apple Tree Construction Company, LLC 12 "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 N .. JUL3© 2U2 OF YAKIMA PLANNING DIV. 122 This new development is stuffing 135 homes into this area with no community areas like a play ground for the kids or a pool for this new area. My real concern is the added traffic to this area, we have only two roads to get out here....Have any of you driven down Occidental? This road is a narrow two lane road with no shoulders and traffic goes way too fast. The other option is Coolidge Coolidge is a small two lane road that has in some areas no shoulder. The intersection at 80th and Coolidge is an accident waiting to happen. My wife and I ride bikes up Coolidge and many times cars will pass us at the intersection of 80th and Coolidge with 80th being a blind 90 degree corner. Cars from 80th come around the corner and find cars in the oncoming lane as these cars are passing us on bikes. This is not safe for drivers but especially for bikers. We have seen at least 12 occasions where cars almost crash. We have complained to the city about this intersection with no action taken and now the plan is to stuff 135 more homes out here with ZERO improvements to the roads. The Apple Tree development has had to add speed bumps along Coolidge to slow the traffic down since the speed limit is 20 mph! Adding 135 homes will increase traffic considerably and this will have a negative impact on all the homes on Coolidge with young kids walking, biking and walking their dogs. We have also complained to the YPD about cars running the stop sign at 88th and Coolidge! And, don't forget about all the golfcarts in the area! Coolidge is not a good option for drivers to access this new 135 home development. In closing, in our opinion there needs to be major improvements on Occidental before this development gets started! (3) John Rivard (second written comment): I sent an email earlier today but I just wanted to add one other concern we all have. I think to keep with the similar pocket communities out here at Apple Tree the number of homes needs to be reduced in this development. The current homeowners have spent top dollar to live out here. The plan for this new development, to cram as many homes as possible, does not conform to the existing homes and residents who have supported the Apple Tree community. It feels like a big money grab and does nothing for our wonderful community. None of us here at Apple Tree bought into this type of development. The residents here at Apple Tree have received NOTHING as far as communication about the direction the Apple Tree developers are taking in developing their properties. It's not a wonder that we have received no information about this change "cram as many homes as possible into this development." Apple Tree Construction Company, LLC 13 "Plat of the Orchards"Preliminary Plat } I1' ED 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 Doc. lN . JUL. 3 0 ZU26 Jrx -.:1 e CY Of YAKIMA PLANNING DIV. 123 • When I saw the sign go up about the new development my first thought was wow, another gated community just like what they have been developing, wonderful. Once I saw the plat map I was very disappointed. Please don't get me wrong everyone deserves a place to live but this development doesn't fit with what is being developed out here at Apple Tree. (4) John Rivard (third written comment): I am writing to formally express my serious concerns regarding the proposed addition of 135 homes to the Apple Tree project. Adding this many residences will introduce at least 250 additional vehicles to a road infrastructure that is already hazardous. Earlier today, my wife and I were riding our tandem bicycle on Coolidge approaching 80th Avenue. A vehicle attempted to pass us at the blind corner just as an oncoming car appeared. To avoid a head-on collision, the passing vehicle forced us off the road and into a ditch. This is not the first time we have faced such a dangerous situation. The roads leading to Apple Tree, specifically the intersection at 80th and Coolidge and the stretch of Occidental between 72nd and 86th, are in terrible condition. These roads are narrow, lack shoulders, and contain dangerous blind corners. Despite rising property taxes and previous reports to the city and the YPD, these safety issues remain unaddressed. I urge you to personally inspect the road conditions between 76th and 80th on Coolidge and along Occidental before approving further development. Increasing traffic without first improving the infrastructure and fixing these intersections is a significant safety risk. Please use our tax dollars to provide safe roads for both motorists and cyclists before a fatal accident occurs. I look forward to seeing constructive action taken to resolve these long-standing safety concerns. XII. The Applicant's Written Responses to the Written Comments from Members of the Public. The applicant submitted the following written responses to the written comments from members of the public prior to the hearing: (1) Applicant's written response to the comments of Terry and Laurel Liebrecht: Inadequate Ingress/Egress — The commenters express concern that the proposed subdivision will increase traffic volumes on Occidental Road and S. 96th Avenue and that the existing roadway network may not provide adequate ingress and Apple Tree Construction Company, LLC 14 "Plat of the Orchards"Preliminary Plat rr--4",TrvFn 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 D O C; INDEX # AUL a 0 ?Q213 f\ 1 —• l;y l OF YAKIMA PLANNING D V. 124 egress for residents and emergency vehicles. The applicant acknowledges the concern regarding ingress and egress. The proposed subdivision has been designed with access to both S. 96th Avenue and Occidental Road. Transportation impacts associated with the development are being evaluated through the City's review process. As part of the project, frontage improvements are proposed along Occidental Road and the subdivision will be required to comply with all applicable City standards for roadway design, access, circulation, and emergency vehicle access. The applicant will construct any roadway or frontage improvements required by the City as a condition of approval. Existing On-Street Parking Obstructions — The commenters express concern that vehicles currently parked along S. 96th Avenue reduce roadway width, obstruct visibility, and contribute to existing traffic and safety concerns. The applicant acknowledges the concern regarding existing parking conditions along S. 96th Avenue. The conditions described in the comment letter reflect existing activities occurring within the public right-of-way and are not associated with the proposed subdivision. The project does not propose modifications to existing parking regulations, roadway operations or striping configurations, or enforcement practices along S. 96th Avenue. The proposed subdivision has been designed to provide off-street parking on individual residential lots consistent with applicable City development standards. Existing parking conditions within the public right-of-way are separate from the preliminary plat application and are regulated by the City through its traffic and parking regulations. Requested Mitigation Measures — The commenters request roadway and traffic- related improvements to address existing and anticipated transportation concerns. The applicant acknowledges the requested mitigation measures. The need for transportation improvements associated with the proposed subdivision will be evaluated by the City through the preliminary plat, engineering, and transportation review processes. The applicant will comply with all applicable City requirements and will construct any frontage, roadway, traffic control, or transportation improvements determined by the City to be necessary to serve the development and ensure compliance with applicable municipal standards. Intersection and Traffic Control — The commenters express concern regarding traffic operations and safety at nearby intersections and request additional traffic control measures. The applicant acknowledges the concern regarding intersection operations and traffic control. The proposed subdivision's transportation impacts, access points, and roadway connections will be reviewed by the City as part of the development review process. Decisions regarding traffic control devices, roadway operations, signage, striping, speed limits, and other traffic management measures are made by the Construction Company, LLC 15 R CFIvPri Apple Tree "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. fJ 21171� PLP#002-26 and SEPA#004-26 C r)^ INDEX G`I1 •Y -. YHr���.�, ._. - PLANNING ING Dig/ 125 City and applicable transportation agencies based on adopted engineering and traffic standards. The applicant will comply with any intersection or traffic control improvements required as part of the subdivision approval process. (2) Applicant's written response to the written comments of John Rivard: Lack of Recreational Activities — Mr. Rivard expressed concern that the proposed subdivision does not include recreational amenities such as a pool, playground, or other community gathering areas similar to those found in portions of the Apple Tree area. The applicant acknowledges the comment. The proposed subdivision has been designed in accordance with the applicable requirements of the Yakima Municipal Code. Private recreational amenities such as pools, clubhouses, playgrounds, and similar facilities are not required elements of a residential subdivision under the applicable zoning and subdivision regulations. Traffic and Roadway Conditions — Mr. Rivard expressed concern regarding existing traffic conditions on Occidental Road and Coolidge Road, including roadway width, bicycle safety, traffic speeds, and the ability of surrounding roads to accommodate additional traffic associated with the subdivision. The applicant acknowledges the concern regarding traffic and roadway conditions. The proposed subdivision will access directly to S. 96th Avenue and Occidental Road. Transportation impacts associated with the project will be evaluated through the City's development review process and applicable transportation standards. Existing traffic conditions, roadway operations, speeding concerns, and traffic enforcement matters occurring on surrounding roadways are separate from the proposed subdivision and are not controlled by the applicant. The applicant will comply with any transportation improvements required by the City as part of the subdivision approval process. Density and Neighborhood Character — Mr. Rivard expressed concern that the proposed subdivision contains too many homes and does not reflect the character of surrounding Apple Tree neighborhoods. The applicant acknowledges the concern regarding density and neighborhood character. The proposed subdivision consists of 135 single-family residential lots within the R-1 zoning district. Lot sizes range from approximately 7,920 square feet to 9,833 square feet, which exceed the minimum lot size required within the R-1 zone. The proposed density is consistent with the property's zoning and Comprehensive Plan designation and reflects a conventional single-family residential neighborhood pattern. The subdivision has been designed in accordance with the applicable requirements of YMC Titles 14 and 15, including standards for lot layout, transportation facilities, utilities, public infrastructure, and residential development. Apple Tree Construction Company, LLC 16 RFCFJVED "Plat of the Orchards"Preliminary Plat 2206 S. 96t''Ave. & 9905 Occidental Rd. JUL 3 0 N026 PLP#002-26 and SEPA#004-26 DC , s!';[';' :{ A 1 U1Y ( ' YAli\Ik41r1 PLANNING DIV. 126 Consistency with Apple Tree Development — Mr. Rivard expressed concern that the proposed subdivision does not reflect the development pattern, amenities, and character of nearby Apple Tree neighborhoods. The applicant acknowledges the comment. While the property is located in proximity to the Apple Tree area, the Orchards is a separate development proposal being reviewed under the applicable provisions of the Yakima Municipal Code. The subdivision has been designed to comply with the applicable zoning, subdivision, utility, transportation, and infra- structure requirements of the City of Yakima. The project is still being evaluated as to what access, if any, this development will have to the private amenities. Any access to Apple Tree amenities will be consistent with existing Apple Tree homeowners covenants. XIII. Summary of the Testimony Presented at the Open Record Public Hearing. The testimony presented at the open record public hearing on July 9, 2026, may be summarized as follows: (1) Senior Planner Eric Crowell summarized the Planning Division staff report which is in the record as Doc. Index #A-1. (2) The applicant's representative for this matter who testified at the hearing, Mike Heit of HLA Engineering and Land Surveying, Inc., indicated that there is a big concern regarding the staff report's recommended condition A that would require a Traffic Impact Analysis (TIA) be submitted to the Engineering Division prior to the issuance of the Engineering Division's Transportation Concurrency Ordinance (TCO) decision required by YMC Chapter 12.08. He cited several reasons for that concern that are set forth in his written letter to Mr. Crowell of July 8, 2026, which was submitted prior to the hearing and is in the record as Doc. Index #G-8. (3) Doug Warren who lives on the west side of South 96th Street indicated that he and his wife are not per se opposed to the development that will be on the west side of their fence because they knew when they purchased the lot that development was a possibility. But they do have concerns about the traffic impact of 135 additional homes in their community and he thinks that a Traffic Impact Analysis is an appropriate measure for the residents, especially the ones that share Apple Tree Construction Company, LLC 17 "Plat of the Orchards" Preliminary Plat 1FC,FIvED 2206 S. 96' Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 JUL ® ZO Z6 PON71_. .. UI IY OF YAMNIA PLANNING UIV. 127 a fence with this development. He asked if the extension of South 96th Avenue to the north between Coolidge Road and the high school on Zier Road is part of this proposal and would appreciate the adjustment of the lot lines next to the people that share a fence just to be neighborly which he feels the Apple Tree community has been for the most part to this point. (4) Jerry McDonald who lives at 9805 Coolidge Road in the second house east of the intersection of South 96th Avenue and Coolidge Road indicated that most of the traffic from this site would end up on Coolidge Road rather than Occidental Road. If anybody in this site was going to go to north Yakima, central Yakima, south Yakima, or head to Costco or the shopping district in Union Gap, they are going to use Coolidge Road which is already busy before any new construction. A good part of Coolidge Road has no shoulder. Occidental has no shoulder. Both roads for these 300 additional cars are totally inadequate. His concern is the traffic. There will be hundreds of cars a day turning on the intersection where he lives and he probably won't be able to back out of his driveway. He would like the impact on Coolidge Road to be considered. Since there would probably be eight years of construction for the five phases with large vehicles like roofing trucks, dump trucks and cement trucks going through the neighborhood constantly and because that would be inconvenient for the existing homeowners, he would recommend that all construction traffic enter the site from the west off of Occidental by way of Dazet Road or whatever to keep them out of his neighborhood. (5) Dennis Bohanon who lives at 2111 South 88th Avenue has lived in the Apple Tree community for 20 years. He has no complaints about Apple Tree developments and thinks they are a pretty good developer. He currently uses Coolidge from 88th and uses Occidental and turns on 86th to get down to Ahtanum. Taking Occidental Road to 64th is terrible and rough and almost impassible. You cannot use 86th without swerving around potholes. His issue is not with the developer, but with the fact that the City cannot maintain the roads even with the existing traffic. And this will put more traffic there. Let's fix the roads first for the people who live there. It doesn't make sense that it should be on the back of the developer to improve Occidental Road from 64th to 80th. That is something that the City should have already done. They are calling it single family housing, but having worked in Moxee for 21 years, what they have done Apple Tree Construction Company, LLC 18 "Plat of the Orchards"Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. Er, lVE ; PLP#002-26 and SEPA#004-26 nnt- JUL302N26 t,'I I Y OF YMItiar'iA 128 PLANNING DIV. out there is coming to this neighborhood. There will be more than two cars per home. Multigenerational housing is what it should be called, not single family housing. The demographics of where we live are known, and the proposal is just lowering the price point and building houses that will acquire multigenerational people. So any traffic study projection should probably be doubled because there will be four cars rather than two cars in the driveway. In the Aho development in Moxee, cars are parked out on the street and sideways and in the yard and everywhere like that. Mr. Bohanon stated that that is what we are going to have; that these aren't the houses that we all live in and that I have lived in for 20 years; that these are lower income smaller lot houses; and that with that you have a whole demographic of people showing up that are going to have way more cars and way more people. (6) Laura Liebrecht has lived at 9625 Coolidge Road to the north of this property for 251/2 years. Back then there were no houses and the roads were dirt roads and orchard roads. Dazet Road is not a viable alternative for the traffic from this development to use. There is a lot of traffic and cars parked on the side of the road already on 96th and on Coolidge Road. The proposal is for a lot of house- holds with one, two or three cars possibly. The access for the first phase is on 96th and people going north are going to go down 96th to Coolidge and there is no stop sign or anything at that corner. The proposal will put more traffic there and high school kids will start driving there which is a concern. Mrs. Liebrecht asked if a northerly extension of 96th is part of this proposal and if the workers building the row of houses west of the intersection of 96th and Coolidge will use the existing orchard access road there currently used all the time by four wheelers and side by sides. She indicated that it is also hazardous to turn right or left onto Occidental from 96th Avenue because there are trees and bushes that block the view so you have to inch out and there will be accidents. There is a lot of traffic already in this area. Occidental is not a great place for school buses and children who ride their bikes up and down already. Something needs to be done to Occidental Road, not just the frontage, to accommodate school buses that will be going in and out of the development. (7) Tia Thornton who lives at 2100 South 96th Avenue on the corner of 96th and Coolidge will be very much affected by this. She will lose her orchard and her view, and traffic will be an absolute nightmare. She will definitely want some Apple Tree Construction Company, LLC 19 "Plat of the Orchards" Preliminary Plat 2206 S. 96'1'Ave. & 9905 Occidental Rd.PLP#002-26 and SEPA#004-26 C O C. !N!L X # JUL 3 0 tint- 1--- CITY OF YAKIIkM PLANNING DIV- 129 speed bumps on 96' going forward. The plat map looks like a Hayden Homes development. She lives in a resort community and this looks like trash. This is going to devalue her property. There is not one cul-de-sac. She asked if some green space, a pool and/or a pickle ball court can be added because this is the Apple Tree community. She came to her first ever hearing because she is astounded. (8) Ray Fauth who lives at 9304 Coolidge Road agrees with requiring a Traffic Impact Analysis because he has trouble backing out of his driveway the way it is. With all the new subdivisions, school buses come by and people race through Coolidge. They aren't going to use Occidental because they use Coolidge right now. The other problem is with all of this extra traffic, three or four years ago the City approved a subdivision across the street north of Coolidge and east of 96th and they have already built two new 30-lot subdivisions across the street from him. They have taken the whole orchard out clear down to the creek toward the high school and'there are 135 more lots platted right there. He asked how are you going to put 135 homes there and another 135 homes in this proposal and not have an impact on the streets and resources? That is what really concerns him, not just this one, but the combination of both of them. It is ridiculous since he cannot back out of his driveway, and it is not just local traffic. They are not using Occidental, they are using Coolidge and they are going to continue using Coolidge. Since he has lived there for 11 years, every year the traffic gets worse and worse and worse on Coolidge. That is why the City was approached to have speed bumps installed which has helped some. But people constantly run the stop sign at 88' and Coolidge. Police officers could ticket three or four or five people an hour running that stop sign. He is not totally against this subdivision except for the quality of the development and the access and lack of amenities. But his main concern is the traffic that will come from this development and the development across the street. (9) Debra Fauth who also lives 9304 Coolidge Road is also concerned about the traffic. Apple Tree is a golf community and in order to play a round of golf at Apple Tree, you have to cross Occidental in your golf cart which creates a safety problem. And 23 school buses go down there every day together with all of the agricultural trucks and construction trucks. There is already a safety hazard there, but adding another 200 to 300 cars will be impossible for the golfers to get Apple Tree Construction Company, LLC 20 "Plat of the Orchards"Preliminary Plat dF ';F1AIFI) 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 r, , ,c JUL 3 0 2026 -L- t;IYY 1W YAKillvi PLANNING Div 130 across. Her friends and family are out there every day and she is concerned about their safety. She is also concerned that since there will not be any green space in the subdivision, the children there will use Apple Tree's green space. (10) Mr. Heit addressed Mrs. Liebrecht's question about use of the orchard road north of the proposal by indicating that there is a City of Yakima public right-of-way along the north side of the proposal that the applicant is widening to give the City 30 feet of right-of-way which would be sufficient for a half street so that a road could be built in the future if the property to the north also were to dedicate 30 feet of right-of-way. But this proposal does not involve any road improvements there and the new lots would only use the interior streets for access. In response to Mrs. Fauth's question as to whether lots will be dedicated for open space, Mr. Heit indicated that this is independent of any other subdivision and will have lot sizes that far exceed the minimum lot size requirement which will provide sufficient open space for the residents without setting aside additional area and that the proposal complies with the City requirements in this regard. In response to Mrs. Liebrecht's question as to whether the extension of South 96th Avenue to the north is part of this proposal, Mr. Heit indicated that it is not part of this proposal and that any extension of that street to the north would be development-driven to only occur if the property owners to the north decide to develop their property at some time in the future. Mr. Heit concluded by restating the reasons for his objection to the staff report's recommended condition A relative to requiring a Traffic Impact Analysis (TIA) prior to the issuance of the requisite Transportation Concurrency Ordinance (TCO) determination. The Hearing Examiner then continued the hearing for one week for a report from Engineering as to whether it still needs a TIA at this time in order for the TCO for this proposal to be issued. The testimony presented at the continued open record public hearing on July 16, 2026, may be summarized as follows: (1) Senior Planner Eric Crowell read the following written report of City Engineer Robert Washabaugh, P.E. into the record which is designated as Doc. Index #9: Apple Tree Construction Company, LLC 21 FCE V ED "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. J U L 2103 PLP#002-26 and SEPA#004-26 A pe'( t iiY Ul= YAM.gel PLANNING DIV. 131 "This long plat subdivision with 135 single family lots was first brought in front of the city on December 16, 2025, by the applicants at a pre-DST meeting. At that meeting, I communicated my desire for a traffic impact analysis (TIA) to be done. A DST meeting was held on May 5, 2026, where the long plat application was reviewed for this development. At that meeting, I again communicated my desire for a TIA to be done. Neither of those meetings are official notifications. Engineering has been without a traffic engineer for the last year and the official request for the TIA to be included in the MDNS did not get documented. That is why HLA did not get the request until just prior to the hearing. The plan for this subdivision really only has one main point of ingress and egress, which is onto Occidental Rd, as it is unlikely a lot of traffic will exit onto 96th Ave based on the current layout. Because of the number of lots that will generate 135 pm peak hour trips, and the one main access, I would like a TIA to be done to see if turn lanes may be needed off and on to Occidental Rd. This was the earliest possible stage for me to communicate my TIA requirement. In the past I have requested TIAs for other developments similar in size to this one. The Champions Park development off Ahtanum Rd and 52nd Ave. is of similar size where I requested a TIA to be done. After last week's hearing, I spoke with Mike Heit with HLA and we have come to the following agreement: A. The applicant shall revise the striping on 96th Avenue removing the turn lane north of the subdivision entrance and adding a centerline stripe [in] accor- dance with a design approved by the City. Prior to insurance [issuance] of the TCO decision and approval of Phase I construction plans, the applicant shall submit a Traffic Memo outlining existing traffic volumes and turning movements for review. Engineering Division shall determine if an additional Traffic Impact Analysis (TIA) is required for the analysis of the traffic entering and exiting the subdivision at S. 96th Avenue and Occidental Road. The TIA, if required, shall be submitted for review prior to approval of Phase 2 construction plans, and any improvements as a result of the Traffic Memo or TIA shall be in addition to the conditions of the recommendation. Robert Washabaugh, P.E. City Engineer City of Yakima 129 N. 2nd Street Yakima, WA 98901 (509) 576-6601 Cell (509) 571-4181" Apple Tree Construction Company, LLC 22 PRIFP,Pn "Plat of the Orchards"Preliminary Plat 2206 S. 96r' Ave. & 9905 Occidental Rd. JUL 3 0 ?On and SEPA#004-26 ., Doc Ir CITY OF )(Mimi; Pa._ANN € 31�. 132 • (2) The applicant's representative for this matter who also testified at the continued hearing, Mike Heit of HLA Engineering and Land Surveying, Inc., indicated that he had the opportunity to meet with the City Engineer and discuss his concerns and agree to the decision he came up with in regard to a Traffic Memo for Phase 1 and ultimately if he determines an additional traffic study is needed, the applicant agrees to get that completed prior to Phase 2. The applicant has no objection to the revised condition that was read into the record. (3) Micheal Benson who lives at 9204 Coolidge Road asked whether, in anticipation of the added traffic that these houses and the additional cut-through traffic from Occidental would add, this would be a good time for the City to consider adding further traffic calming measures to Coolidge Road and 96' Avenue in addition to the speed humps and the reduction of the speed limit to 20 miles per hour which occurred in 2019. (4) Ray Fauth who lives at 9304 Coolidge Road indicated that Coolidge is so busy because people use Coolidge and not Occidental. When they were putting the roundabout in at Washington and 72nd, traffic down Coolidge was hardly anything because they couldn't go that way. A lot of people had to use Occidental down to 62'd or whatever it is. Now that everything is back to normal, everybody comes into town from Coolidge. They come through town on Washington to 72nd down Coolidge as far as they can go before they hit Occidental. And it's just a mess out there. With this added traffic, unless they can get more calming measures or something done, it is going to add speeding traffic up there more and more all of the time. He is really concerned about the number of people that use Coolidge. People that use Occidental live way out past Apple Tree. A lot of people run the stop sign at 88t". Something needs to be done to keep people from using Coolidge. (5) Tia Thornton who lives at 2100 South 96" Avenue questions why an entrance is being put off of 96" Avenue and thinks it is about 60 yards from the one off of Occidental. The entrance off of 96' Avenue will just increase the traffic on Coolidge. 96t" will just be a mess and four neighbors asked her to please bring this up. Making the only entrances off of Occidental Road would help keep the traffic out of the resort. Mr. Heit answered this question by indicating that the South 96' Avenue entrance is already designed as part of the previous development. The entrance is there and mirrors Phase 1 of Apple Tree Resort so that both entrances are aligned which is good engineering practice. Further a certain distance of separation is needed between entrances to comply Apple Tree Construction Company, LLC 23 lr'. F,I "Plat of the Orchards" Preliminary Plat 2206 S. 96t''Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 JUL 3 02026 ``ft yr�rY" OF YAKIMA, 133 with the Fire Code. And there is a turn lane on 96th for this entrance and for the entrance for Apple Tree 1 across the street which align with each other. Since existing City traffic counts show about four times more traffic on Occidental than Coolidge, the turn lane south of the entrance to this subdivision would probably remain for traffic entering Occidental from the subdivision or coming off of Occidental to enter the subdivision. (6) Aaron Guerra who moved to 2212 South 96th Avenue about a year ago which is right on the corner where this development is going to go indicated that he uses Coolidge Road to get to his house because Occidental is a horrible road where people speed that is super dangerous. A traffic study or traffic calming measures are needed. He sees people running the stop sign at 88th and Coolidge all day long and almost got hit at intersections while on a walk a couple of times. His biggest concern is that the road cannot handle the amount of traffic that will be added. Two or three cars for 135 homes is going to drive so much traffic through the area that it will disrupt the neighborhood. (7) Laurel Liebrecht who lives at 9625 Coolidge Road is in favor of a traffic study that should be done at the peak time of the year in the fall when school buses and agricultural workers are using the roads. People speed on Occidental. It is already a hazard to turn off of 96th onto Occidental and the intersection should be made safer. There is no signage at the intersection of Coolidge and 96th and people fly through there around the corner without even looking. Either a stop sign or additional speed humps should be added due to the additional traffic that will pass through that intersection. (8) Jerry McDonald who lives at 9508 Coolidge Road asked for assurance that there is no intent to extend Coolidge Road west of 96th Avenue. The people that live on 96th Avenue use Coolidge Road rather than Occidental Road which is a horrible road. Both roads lack shoulders in some places with the asphalt crumbling on the edges. Improvement of those roads really need to be considered even aside from this development. (9) City Engineer Robert Washabough, P.E. is acting as the Traffic Engineer at this time, but the City has recently hired a person to serve as its Traffic Engineer in the future. As to whether additional traffic calming measures can be added to Coolidge Road, the residents who live there can sign a petition to make that request and the Engineering Division will go out there to collect data to see if the problem with people speeding there will meet the criteria to add more than the three existing speed humps on Coolidge Road. Once this subdivision is developed, there would be a need to collect new data because the traffic conditions will have changed. In order to satisfy the criteria for physical additions to a street such as speed humps, at least 85% of the traffic must be Apple Tree Construction Company, LLC 24 "Plat of the Orchards" Preliminary Plat - 7,e,7fi,f fi't 2206 S. 96`h Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 JUL 3 0 2fi21 `. 'k._ . - city U. Y?'t�•; .. PLAsd{!I{; 134 going at least ten miles per hour over the speed limit. The City has radar units that it can use to collect data 24 hours a day for two weeks. Sometimes lesser measures such as speed feedback signs can be utilized instead of additional speed humps. The new speed feedback signs also can collect the volumes and speeds of the traffic. The petition for additional traffic calming can be obtained at the City Engineer's office on the second floor of City Hall or online. The decision relative to additional speed humps on a street, which are larger features than speed bumps typically used on private areas such as parking lots, is made by the Traffic Engineer subject to getting approval of all of the residents and approval of the City Council for the addition of those types of physical features to a street. Here the current data probably will not change much until there is additional traffic to measure. As to the suggestion to eliminate the entrance to the subdivision on 96th Avenue, Mr. Heit already explained that that entrance was already put in to align with the one across the street which is good engineering practice. The left turn lane north of the entrance to the proposed subdivision is not needed because people arc just turning into their homes, and the turn lane makes it more difficult to pass by vehicles that are parked on the street. It makes more sense to replace the left turn lane north of the entrance to the subdivision with centerline striping. Existing traffic counts typically are not collected during the summer, but rather are collected during peak times of the year when school is in session in the fall or spring. As to considering whether additional signage or other traffic measures can be requested, residents can request that Engineering consider adding signage. As to whether the City has any plans to develop Coolidge Road further to the west, that is not on the City's 6-Year Transportation Improvement Plan (TIP) and the City has no plans to do that. Engineering would consider the Traffic Memo data and analysis as part of this development to see if there is something that is going to cause a safety issue and what can be done as standard practice to make it better. Mr. Washabaugh is open to learning about and addressing people's concerns regarding the traffic in their area. Residents may call him to find out more about the ways to seek assistance than he has explained at this hearing. (10) Gene DeLuca who lives at 9000 Whatcom Avenue in Coolidge Heights asked whether there are City plans to extend 96th Avenue north to Zier Road and indicated that very few people in the development will be taking Occidental Road and will instead be going down 96th and using Coolidge. That is because Occidental is a mess, hazardous and risky. When they did the roundabout on 72nd and Washington, his neighbor had a serious head-on collision on Occidental down close to the intersection with 64th. Occidental is bumpy even at 35 mph and is not desirable. Dazet also is not desirable. People will be going 96th to Coolidge. Apple Tree Construction Company, LLC 25 "Plat of the Orchards" Preliminary Plat ' ` .CE/VEri 2206 S. 96'1'Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 in 3 @ 2026 f t P` I CO EY OF YAKI .A ----- pAW% UN 135 (11) Mike Heit of HLA indicated that existing traffic data will be used for the Phase 1 Traffic Memo to establish the proposed splits for the Traffic Engineer to look at and if he wants tweaks to the splits HLA would go out and obtain new current data as to the traffic as it exists today during peak times when school is in session in areas that have schools nearby. As to the question whether roads will be extended, he indicated that the City in general does not build new roads. They are all development-driven. If Coolidge or 96th are ever extended, it will be because the owners of property adjacent to an extension of those roads develop their property. For example, 20 feet of City right- of-way exists now along the north side of this development and the applicant as a requirement of the City is giving an additional 10 feet of right-of-way width. The applicant does not own the land north of that. So if whoever owns the land north of that decides they want to sell that land or develop it themselves, then Coolidge could get extended. The same is true of 96th. It is development-driven. (12) Michael Benson.who lives at 9204 Coolidge Road indicated that despite what was said to Cathy Coffee at the City some time ago and despite all of the haggling about regulations and traffic flow etc., with over 125 petitions signed by residents of Apple Tree in 2019, they have seen very little action. They finally said the number of taxpayers and registered voters in our development deserve further consideration regarding traffic safety. And in particular we have seen as people have commented before me the traffic flow on Coolidge east of the Borton development, east of 88th, is terrible. When Crown Heights, I believe, was developed, no improvements were made. We have seen no improvements on Occidental over the years, as many people have commented. What they would like to expect besides the good faith effort of the Traffic Engineer is someone to work on improving Occidental and the remaining short section between 72"d and Coolidge as well as more traffic calming for the residents of Apple Tree. We need a safe community. With the additional housing development, that will provide more money, more revenue, more voters and more taxation that should go toward increasing safety and creating a harmonious safe community for the residents. XIV. Some of the Ordinance Standards and Requirements Applicable to the Proposed Preliminary Plat. The following ordinance provisions are some of the YMC Title 12 development standards, YMC Title 14 subdivision requirements and YMC Title 15 zoning requirements applicable to the proposed preliminary plat: Apple Tree Construction Company, LLC 26 "Plat of the Orchards" Preliminary Plat F.171‘17l 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 JUL 3 Q 2026 A-J CITY OF YAKIMMi, . ____— PLANNING I?IV. 136 (1) YMC §12.02.020: 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 §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. (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 I-Iill 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 fire flow and domestic service requirements of the proposed lots 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 in- stalled 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 §12,06.030: 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 Apple Tree Construction Company, LLC 27 "Plat of the Orchards"Preliminary Plat 2206 S. 96Lh Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 ;i -f JIlL 3 2026 CITY OF YAIiI;i,•, PLAN1\11Ni3 DIV 137 small portions of or maintain existing streets shall not be considered "improvements" for the purposes of this section. (8) YMC §12.06.080: 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 §14.10.020: Subdivision: "Subdivision" means the division or re- division 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. (10) YMC §14.25.040(B): Lot Design: All lots 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 §14.25.050: Block Design: YMC §14.25.050 states: "Blocks shall not be less than two hundred fifty feet nor more than one thousand feet in length as measured along their greatest dimension. Any block over six hundred sixty feet in length may be required to provide for a pedestrian way connecting opposite sides of the block. The pedestrian way shall be dedicated to public use and shall be located as near as possible to the center of the block." This provision states that a pedestrian way "may be required" in such a situation, and the applicant has not proposed specific mitigation for the interior "island" blocks more than 600 feet long. If a cross street or pedestrian way is not added to reduce this length, the City may allow traffic calming or traffic control measures as part of the engineering permit, including but not limited to speed bumps, radar speed signs, traffic control signs, etc. (12) YMC §14.05.200(13): 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 Apple Tree Construction Company, LLC 28 IECF559Fr "Plat of the Orchards" Preliminary Plat 2206 S. 96t'' Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 p JUL 3 9) 21ITh CITY OF YAKIMA t. . PLANNING DIV 138 • cost of the improvements based upon the approved civil engineering design of the required improvements. (13) 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 filing 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. (14) RCW 58.17.280: Naming and numbering of short subdivisions, sub- divisions, 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. (15) YMC §15.03.020(B): R-1 Zoning District Defined: YMC §15.03.020(B) provides that the Single-Family Residential District is intended 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 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 Apple Tree Construction Company, LLC 29IECENF rt "Plat of the Orchards"Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 , JUL 3 0 2026 CITY �' Yoil`; ..., pl}tfi�fiwc� 1�i�` 139 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 §15.05.020(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. (17) YMC § 15.05.050: 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. (18) YMC §15.05.055: New development improvement standards: Fire appara- tus access roads for multiple-family residential developments and one- or two-family residential developments shall he subject to the provisions of Sections D106 and D107, respectively, of Appendix D of the International Fire Code (2009 Edition). Additionally, such residential developments shall be subject to the requirements of Section D105 of Appendix D, International Fire Code (2009 Edition), 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 lanes. 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. XV. Findings Relative to the Preliminary Plat Standards and Criteria. YMC §14.20.100(A) provides that the Hearing Examiner shall consider a proposed preliminary plat during an open record public hearing in order to inquire into and determine whether the following standards and criteria are satisfied: Apple Tree Construction Company, LLC 30 !� �w y- "Plat of the Orchards" Preliminary Plat ` " '``"'` 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 _ A JUL 3 0 202 CRY i- KAltilNM DIV 140 (1) Subsection 14.20.100(A)(1) — Consistency with the City's Urban Area Zoning Ordinance Intent, Design, Improvement and Development Provisions Applicable to the R-1 Zoning District. A determination of consistency with the City's Urban Area Zoning Ordinance intent, design, improvement and development provisions applicable to the R-1 zoning district involves a consideration of the following provisions of Title 15 and Title 12 of the Yakima Municipal Code (YMC): (a) Consistency with the Intent of the Single-Family Residential (R-1) Zoning District: YMC §15.03.020(B) indicates that the intent of the R-1 zoning district is mainly to establish and preserve residential neighborhoods for detached single-family dwellings, duplexes and other uses that are compatible with the intent of the district. The proposed preliminary plat would subdivide two parcels into 135 lots of record that would range in size from approximately 7,920 square feet to 9,833 square feet to be used for single-family residences that would be consistent with the intent of the R-1 zoning district. (b) Consistency with Design, Improvement and Development. Provisions Applicable to the Single-Family Residential (R-1) Zoning District: YMC Chapter 15.05 establishes certain basic development requirements. These are the mini- mum criteria that must be met to assure land use compatibility and promote the public health, safety and welfare. The proposed residential development would meet the requirements applicable in the R-1 zoning district as follows: (i) Minimum Lot Size: The lots ranging in size from approximately 7,920 square feet to 9,833 square feet will be considerably larger than the minimum 6,000-square-foot lot size required for single-family residences located within the R-1 zoning district. (ii) Minimum Lot Width: The lots will all meet or exceed the mini- mum lot width of 50 feet which is prescribed for the R-1 zoning district by Table 5-2 of YMC Chapter 15.05. (iii) Maximum Lot Coverage: The maximum lot coverage is the percentage of net land area of a site that can be covered with structures and other impervious surfaces. In the R-1 zoning district, the maximum lot coverage is 60%. All lots within the proposed preliminary plat have sufficient lot area to comply with this development standard. (iv) Structure Setbacks: In the residential zoning districts, structure setbacks are intended to provide light, air and emergency access. All lots in the proposed preliminary plat have sufficient area to meet the setback Apple Tree Construction Company, LLC 31 �,� . n "Plat of the Orchards" Preliminary Plat 2206 S. 96'1'Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 JUL 3 e 2(126 PL441?1;3 DIV. 141 requirements specified for the R-1 zoning district by YMC Table 5-1 in YMC Chapter 15.05 which are as follows: Location From Centerline From Property Line of R ight-of-Way Front 45 feet 20 feet Rear (property line) N/A 15 feet Rear(Occidental Rd.) 60 feet 15 feet Side (interior) N/A _ 5 feet Side (street) 40 feet 10 feet (v) Maximum Building Height: The maximum building height in the R-1 zoning district is 35 feet (YMC Chapter 15.05, Table 5-1). (vi) Access: All lots will have at least 20 feet of frontage upon a public street or be accessed by a minimum 20-foot-wide access easement in accordance with YMC §15.05.020(H). (vii) Sidewalk: Sidewalk is required along the Occidental Road frontage of the subject property as required by YMC §15.05.020(J) and along both sides of the interior streets as required by YMC §12.05.010. (viii) Density: Net residential density excluding streets for this proposal is calculated per YMC §15.05.030 as 135 dwelling units / 25.28 net residential acres = 5.34 dwelling units per net residential acre in a zoning district which generally has a density of 7 dwelling units per net residential acre. (ix) Frontage Improvements: Pursuant to YCC Chapter 8.72, 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 PCI discount. (x) Wastewater: 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. Sewer is to be installed per the Yakima Municipal Code. (xi) Water: City of Yakima water services are installed and ready to serve all of the proposed lots of the plat in accordance with YMC §12.04.010. Apple Tree Construction Company, LLC 32 "Plat of the Orchards"Preliminary Plat 2206 S. 96`1'Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 Doc. it .' 142 (xii) Easements: Easements are to be established in accordance with YMC §12.02.010 and YMC §12.02.020. (2) Subsection 14.20.100(A)(2) — Consistency with the provisions of the Comprehensive Plan. The Future Land Use Map III-3 of the 2040 Yakima Urban Area Comprehensive Plan designates the property within the proposed preliminary plat as suitable for Low Density Residential development that provides property for single- family residences which are the proposed use for this preliminary plat. With a density of 5.34 dwelling units per net residential acre, the proposed preliminary plat is consistent with the City's Comprehensive Plan Low Density Residential designation for the property. It is also consistent with the Comprehensive Plan policy to provide for a wide variety of housing types within the City to meet the full range of housing needs for Yakima's evolving population. (3) Subsection 14.20.100(A)(3) — Consistency with the provisions of this title, Title 14 entitled "Subdivision Ordinance." As proposed and with the recommended conditions, this preliminary plat will meet all the design requirements in the City's Title 14 subdivision provisions, as well as the City's Title 12 development standards and the City's Title 15 zoning requirements. (4) Subsection 14.20.100(A)(4) — Appropriate provisions for enumerated features. As proposed and with the recommended conditions, this 135-lot preliminary plat to be known as the "Plat of the Orchards" would make appropriate provisions for the following features required by YMC §14.20.100(A)(4) and RCW 58.17.110: (a) Public health, safety, welfare: The construction of new single-family dwellings 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 will be required to comply with all applicable City development standards, subdivision requirements, zoning requirements and conditions of approval that will be specified by the City Council. (b) Open spaces: This is a separate development located west of the Apple Tree resort community that is not required to include the type of open space and amenities that were voluntarily included within the Apple Tree resort areas. The proposed lots are considerably larger than the minimum lot size required in the R-1 zoning district for single-family dwellings. The lot coverage limitation of not more than 60% in the R-1 zoning district will provide adequate light and air for Apple Tree Construction Company, LLC 33 a,s-In "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 ill 2i12E. oc Y ur Y HIUWiit r1 _ PLANNING DIV. 143 future residents.in accordance with the standards in the zoning ordinance without additional open spaces. (c) Drainage systems: Drainage system facilities will be provided in accordance with state and local regulations, including the City of Yakima Municipal Code and the Eastern Washington Storm Water Manual. (d) Streets, alleys, and other public ways: The new lots will have frontage on interior streets that have curb, gutter and sidewalk installed along both sides which will comply with the City's design requirements. Curb, gutter and sidewalk frontage improvements will also be installed along Occidental Road. The Code Administration and the Engineering Division will determine the location of fire hydrants and street lights for the streets. The lots will have access to and from both Occidental Road and South 96th Avenue. The turn lane on South 96th Avenue north of the entrance to the subdivision will be removed and replaced by the applicant with a centerline stripe that is approved by the City. The applicant will submit a Traffic Memo outlining existing traffic volumes and turning movements for review by Engineering prior to approval of Phase 1 construction plans: The Engineering Division will determine if an additional Traffic Impact Analysis (TIA) is required to be submitted prior to the approval of Phase 2 construction plans for the analysis of the traffic 'entering and exiting the subdivision at South 96th Avenue and Occidental Road. Any improvements as a result of the Traffic Memo or TIA will be additional preliminary plat conditions. Some sort of grant funding may be required in the future to adequately address some of the traffic -concerns expressed by the residents in this area, but many of their suggestions may be implemented without grant funding. Other than those type of suggestions, future development-driven frontage improvements may take time and will not improve the areas that have already been developed in the County prior to annexation. The responsibility of any one developer for offsite street improvements is limited by constitutional nexus and proportionality principals. Grant funding for improvements typically requires estimates of the cost of needed improvements and prioritization of needed projects by listing them on the City's 6-Year Transportation Improvement Plan (TIP) which necessarily requires difficult decisions on the part of the City's traffic experts and the City Council. Absent the ability to address some of the traffic concerns of the residents who testified by undertaking major grant funded projects, here the agreement between the' City Engineer and the applicant which requires specific street improvements by the applicant and also requires specific additional Apple Tree Construction Company, LL,C 34 "Plat of the Orchards" Preliminary Plat E.CEM .r 2206 S. 96th Ave. & 9905 Occidental Rd. r Ex PLP#002-26 and SEPA#004-26 C. l `' cl1 [ �b • I:L:F .. E._AMTi: 01.V. 144 information from the applicant that may result in the imposition of additional street improvement requirements of the applicant prior to the approval of either Phase 1 or Phase 2 construction plans is under the circumstances in the Hearing Examiner's view an effective and commendable way of determining both the traffic impacts that will result from this subdivision and the applicant's responsibilities to mitigate them as effectively as possible at an early stage of the development. (e) Water supplies: Public water is required to be used for domestic and fire flow purposes. Nob Hill Water Association water services are located in the vicinity of this proposed preliminary plat and are capable of being extended to serve the development in accordance with YMC Title 12 development standards. (f) Sanitary waste disposal: City of Yakima public sewer services are also located in the vicinity of this proposed preliminary plat and are capable of being extended to serve the development in accordance with YMC Title 12 develop- ment standards. (g) Parks, recreation and playgrounds: A park and playgrounds are located about 3.2 of a mile away from this subdivision at West Valley Community Park. The lot sizes and the lot coverage limitation also provide open space on the lots for recreation and play areas. (h) Sites for schools: Cottonwood Elementary School is located about 2.5 miles from this proposed subdivision, West Valley Middle Level Campus is also located about 2.5 miles away and West Valley High School is located about 1.9 miles away. (i) Sidewalks: Sidewalks will be installed along the Occidental Road frontage of the subject property and along both sides of the interior streets. (j) Public Transit: Yakima Transit Routes 2 and 5 are located about 1.5 miles from the subdivision. (k) Serves the public use and interest: This proposed residential subdivision will help satisfy the need for additional housing within the City. (1) Time Limitation: Upon preliminary plat approval, the applicant has five years from the date of preliminary plat approval by the City Council to submit the final plat. If more time is needed, at least 30 days prior to the expiration of preliminary approval, the applicant must submit to the City Council a written request to extend the approval period for a maximum period of one additional Apple Tree Construction Company, LLC 35 "Plat of the Orchards"Preliminary Plat "r 2206 S. 96t''Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 JUL 0 2026 DOC.IIN✓EX 4 PLANS!fi% DIV 145 year (YMC §14.20.160). Before the final plat can be recorded, all required infra- structure must either be engineered, completed and inspected or be engineered and financially secured, and approval of the final plat must be obtained from the City of Yakima Community Development Department. XVI. Consistency Analysis Conducted Pursuant to Subsection 16.06.020(B) of the Yakima Municipal Code. During project review it has been determined that this preliminary plat application is in compliance with YMC §16.06.020(B) for the following reasons: (1) The type of land use contemplated by the proposal (a single-family residential development) is permitted on this site so long as it complies with the conditions imposed by the Yakima City Council, as well as the development standards, the subdivision ordinance requirements, the zoning ordinance requirements and the other applicable regulations. The proposed single-family dwellings are Class (1) permitted uses in the R-1 zoning district. (2) The level of development with the maximum lot coverage density of 60% and with lots that are considerably larger than the 6,000-square-foot minimum lot size requirement will not exceed the allowable level of development within the Single- Family Residential (R-1) zoning district. (3) The availability and adequacy of infrastructure and public facilities is satisfied because the infrastructure either already exists or will be provided at the applicant's expense to ensure that adequate infrastructure and public facilities are available for the proposed 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 consideration of specific development standards relating to lot size, access, potable water, sewage disposal and other features of the proposed preliminary plat which have been discussed in detail above. With the recommended conditions, the proposed preliminary plat to be known as the "The Plat of the Orchards" will be consistent with all of the applicable development standards of City ordinances. • Apple Tree Construction Company, LLC 36 "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 Ail_ 3 C. 2026 1 . . , 146 CONCLUSIONS Based on 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 preliminary plat to be known as the "Plat of the Orchards" pursuant to YMC §1.43.080 and YMC §14.20.100. (2) A SEPA Determination of Nonsignificance (DNS) was issued for this proposed preliminary plat on June 16, 2026, which became final without any appeal. (3) Notices for the public hearing were given in accordance with applicable ordinance requirements. (4) The proposed preliminary plat to be known as the "Plat of the Orchards" which will be subject to conditions detailed below will comply with the applicable provisions of the City's 2040 Comprehensive Plan, development standards, subdivision ordinance requirements and zoning ordinance requirements; will make 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; and, according to the weight of the evidence presented at the hearing, will 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; and said plat will serve the public use and interest. (5) This proposed preliminary plat to be known as the "Plat of the Orchards" will be in compliance with all of the consistency requirements of Subsection 16.06.020(B) of the Yakima Municipal Code. RECOMMENDATION The Hearing Examiner recommends to the Yakima City Council that the proposed 135-lot preliminary plat to be developed in five phases and to be known as the "Plat of the Orchards" to be located on Assessor's Parcel Nos. 171336-44411 and Apple Tree Construction Company, LLC 37 ra%ryilito mrti "Plat of the Orchards" Preliminary Plat 2206 S. 96f'' Ave. & 9905 Occidental Rd. .1111_ 3 0 2026 PLP#002-26 and SEPA#004-26 • DOC ,F __i'. (STY (?F YAKItvA 147 171336-44402 which is described in the application, the staff report, the written comments, the testimony, this Recommendation and the other related documents assigned file numbers PLP#002-26 and SEPA#004-26 be APPROVED, subject to compliance with the following conditions: (A) The turn lane on South 96th Avenue north of the entrance to the subdivision shall be removed and replaced by the applicant with a centerline stripe that is approved by the City. The applicant shall submit to the Engineering Division a Traffic Memo outlining existing traffic volumes and turning movements for review prior to approval of Phase 1 construction plans. The Engineering Division will determine if an additional Traffic Impact Analysis (TIA) is required to be submitted prior to the approval of Phase 2 construction plans for the analysis of the traffic entering and exiting the subdivision at South 96th Avenue and Occidental Road. Any improvements as a result of the Traffic Memo or TIA shall be additional preliminary plat conditions; (B) The applicant shall comply with the block design requirements of YMC §14.25.050 for the design of blocks exceeding 1,000 feet in length by adding either a cross street, a pedestrian way connecting the opposite. sides of the blocks, traffic calming measures or traffic control enhancements including but not limited to radar speed signs, traffic read signs, speed humps, traffic control signs, etc. which are approved by the City; (C) Right-of-way shall be dedicated as displayed on the preliminary plat; (D) Curb, gutter, and sidewalk shall be installed on' both sides of the interior streets, along with street lighting; (E) Fire hydrants shall be placed at locations specified by Code Administration and the Yakima Fire Department. All lots must be provided with adequate fire flow; (F) Streetlights shall be installed per the direction of the.Engineering Division; (G) A Large Project Stormwater Permit shall be obtained; (H) The developer shall maintain an inadvertent discovery plan to be utilized if archaeological materials or human remains are revealed during construction; (I) Soil sampling shall be conducted with the Department of Ecology; Apple Tree Construction Company, LLC 38 f" rn5i fi: "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. PLP#002-26 and SEPA#004-26 Ql 20 r fl(r'f. IN. EX # CHYUr :,.s...... PLANNI;.S DIV_ 148 (J) 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; (K) All lots shall be served with public water from the Nob Hill Water Association and public sewer from the City of Yakima. Prior to final plat approval, written verification must be submitted to the Planning Division indicating that all water and sewer extensions have been completed and inspected or financially secured; (L) An eight-foot-wide utility easement shall be dedicated along the front of each lot; (M) 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 PCI discount; (N) All frontage improvements shall be completed or bonded for prior to final plat approval. Civil engineering plans for public improvements shall be approved prior to bonding for public improvements; (0) 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 agree- ment shall be executed and recorded prior to or as part of approval of the plat; (P) This plat shall be subject to the following notes, which must be placed on the face of the plat: 1. 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. 2. 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; (Q) Irrigation approval is required, and shall be shown on the face of the final plat; (R) A current title report covering the subject property must accompany the final plat; Apple Tree Construction Company, LLC 39 "' 710 WN "Plat of the Orchards" Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. ` z> PLP#002-26 and SEPA#004-26 oucc 1,., 2026 I i ` ` v: �Ja' c!tltilarlTi 149 (S) Upon preliminary plat approval, the applicant has five years to submit the final plat. If more time is'needed, 30 days prior to the expiration of said approval the applicant must submit to the City Council a written request asking to extend the approval period for a maximum period of one year; (T) The City shall not issue any building permits until a copy of the recorded final plat is submitted; and (U) All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. DATED this 30th day of July, 2026. la,„„ „tax_ Gary M. Cu Hier, Hearing Examiner 19,r,,7''' Apple Tree Construction Company, LLC 40 "Plat of the Orchards"Preliminary Plat 2206 S. 96th Ave. & 9905 Occidental Rd. i l;f _ 2E, PLP#002-26 and SEPA#004-26 DOC. 1N.!D X # 150 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" PLP#002-26, SEPA#004-26 EXHIBIT LIST CHAPTER A Staff Report DOC DOCUMENT DATE ' INDEX# A-1 Staff Report 07/09/2026 151 ( 1_ Y. y�h COMMUNITY DEVELOPMENT DEPARTMENT n1- Bill Preston,P.E.,Director Trevor Martin,AICP,Manager ` g F Planning Division 129 North Second Street,2nd Floor, Yakima, Washington 98901 i k,`,''w''' a Phone (509)575-6183 • Fax(509)575-6105 • Email: ask.planning@yakimawa.gov CITY OF YAKIMA PLANNING DIVISION'S FINDINGS of FACT, CONCLUSIONS, & RECOMMENDATION for REQUEST FOR PRELIMINARY LONG PLAT File Numbers: PLP#002-26, SEPA#004-26 APPLICANT: HLA Engineering & Surveying do Mike Heit APPLICANT ADDRESS: 2803 River Rd., Yakima, WA 98902 PROJECT LOCATION: 2206 S. 96th Ave. & 9905 Occidental Rd. TAX PARCEL NUMBER: 171336-44411 & 171336-44402 DATE OF REQUEST: April 2, 2026 DATE OF RECOMMENDATION: July 9, 2026 STAFF CONTACT: Eric Crowell, Senior Planner I. DESCRIPTION OF REQUEST: Proposed preliminary long plat to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. II. SUMMARY OF DECISION: The Administrative Official recommends approval of the Preliminary Plat, subject to conditions. III. FACTS: A. Processing 1. The application for a Preliminary Long Plat was received on April 2, 2026. 2. The application was deemed complete for processing on April 30, 2026. 3. The application is being processed under the provisions of YMC Ch. 14.20 (Subdivision). 4. Pursuant to YMC § 14.20.070, the Hearing Examiner has the authority to make a recommendation on a subdivision application. 5. Public Notice: Pursuant to YMC § 14.20.080—Notice of Open Record Public Hearing and YMC § 16.05.010—Notice of Application: Yakima *Iwo DOC. INDEX # 'ill A_1 20151994 152 Posting of property May 1, 2026 Adjoining property owners notified May 6, 2026 Legal ad published June 16, 2026 6. Public Comments: Comments were received from two members of the public as of July 2, 2026. 7. Environmental Review: This application was required to undergo State Environmental Policy Act(SEPA) review because it proposed to subdivide a parcel of land into more than nine lots. A Determination of Non-Significance (DNS)was issued on June 16, 2026, and was not appealed. 8. Transportation Concurrency: The applicant applied for Transportation Concurrency(TCO#001-26) on April 2, 2026. The Engineering Division will issue its decision on this TCO following submittal and review of a Traffic Impact Analysis. B. Current Zoning and Land Use: 1. The subject property is approximately 33.99 acres, is zoned Single-Family Residential (R-1), and is current vacant. 2. The surrounding properties contain uses and zoning as follows: Direction Zoning Land Use North R-1 Agriculture, Residential South R-1 Agriculture, Residential East R-1 Residential West R-1 Agriculture, Residential C. Yakima Comprehensive Plan 2040 Future Land Use Map: 1. Defined: Low Density Residential provides for low density residential development. 2. The following goals and policies apply to this proposal: a. Goal 2.3: Preserve and enhance the quality, character, and function of Yakima's residential neighborhoods. i. 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. ii. Policy 2.3.2: Preserve and enhance established residential neighborhoods. Specifically: (A.) Ensure that new development is compatible in scale, density, and aesthetic quality to an established neighborhood. Apple Tree Construction Company LLC "Plat of the Orchards" DOC. INDEX # PLP#002-26, SEPA#004-26 2 A-i�__. 153 D. Applicable Law 1. Title 12 (Development Standards) a. YMC 12.02.020: 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. b. 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. c. YMC § 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. d. 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 fire flow and domestic service requirements of the proposed lots and development as approved by the city engineer in cooperation with the code administration manager and water irrigation division manager. e. 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. f. 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. g. YMC § 12,06.030: 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 Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 DOC. INDEX # 3 154 streets shall not be considered "improvements" for the purposes of this section. h. YMC § 12.06.080: 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. 2. Title 14 (Subdivisions) a. YMC § 14.10.020: 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. b. YMC § 14.25.040 (B): Lot Design: All lots 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. c. 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. d. 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 filing 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. e. 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. Apple Tree Construction Company LLC"Plat of the Orchards" PLP#002-26, SEPA#004-26 4 DOC. INDEX # 155 3. Title 15 (Urban Area Zoning Ordinance) a. YMC § 15.03.020 (IS): District and Map Overlay Intent Statements: Single- Family Residential District (R-1). The single-family residential district is intended to: 1. 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; 2. 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 3. 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 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. b. YMC § 15.05.020 (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. c. YMC § 15.05.050: 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 Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 DOC, INDEX # ' 5 • 156 prevail over the provisions of this section to the extent of any conflict between such provisions. d. YMC $ 15.05.055: New Development Improvement Standards: All development within the Yakima urban growth area (UGA) must meet the urban standards of the city of Yakima including the following: 1. Fire apparatus access roads for multiple-family residential developments and one- or two-family residential developments shall be subject to the provisions of Sections D106 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 lanes. 2. 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. E. Development Services Team Review: A Development Services Team (DST) Review was held on May 5, 2026, for technical review of this project. The following comments were received: 1. Code Administration: a. The following addresses shall be utilized for the created lots: Lot 1 2621 S. 101 st Ave. Lot 72 2324 S. 98th Ave./ Lot 2 2623 S. 101st Ave./ 3213 Bourse Ln. 3223 Bourse Ln. Lot 73 2322 S. 98th Ave. Lot 3 2123 S. 97th Ave. Lot 74 2320 S. 98th Ave. Lot 4 3204 Bourse Ln. Lot 75 2318 S. 98th Ave. Lot 5 3206 Bourse Ln. Lot 76 2316 S. 98th Ave. Lot 6 3208 Bourse Ln. Lot 77 2314 S. 98th Ave. Lot 7 3210 Bourse Ln. Lot 78 2312 S. 98th Ave. Lot 8 3212 Bourse Ln. Lot 79 2310 S. 98th Ave. Lot 9 3214 Bourse Ln. Lot 80 2308 S. 98th Ave. Lot 10 3216 Bourse Ln. Lot 81 2306 S. 98th Ave. Lot 11 3218 Bourse Ln. Lot 82 2304 S. 98th Ave./ Lot 12 3220 Bourse Ln, 3108 Anchor Root Rd. Lot 13 3222 Bourse Ln. Lot 83 2403 S. 99th Ave./ Lot 14 3224 Bourse Ln. 3110 Anchor Root Rd. Lot 15 3226 Bourse Ln. Lot 84 2405 S. 99th Ave. Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 '` 'P ' 6 157 Lot 16 2624 S. 101st Ave. Lot 85 2407 S. 99th Ave. Lot 17 2622 S. 101st Ave. Lot 86 2409 S. 99th Ave. Lot 18 2620 S. 101st Ave. Lot 87 2411 S. 99th Ave. Lot 19 2618 S. 101st Ave. Lot 88 2413 S. 99th Ave. Lot 20 2616 S. 101st Ave. Lot 89 2415 S. 99th Ave. Lot 21 2614 S. 101st Ave. Lot 90 2417 S. 99th Ave. Lot 22 2612 S. 101st Ave. Lot 91 2419 S. 99th Ave. Lot 23 2610 S. 101st Ave. Lot 92 2421 S. 99th Ave. Lot 24 2608 S. 101st Ave. Lot 93 2423 S. 99th Ave./ Lot 25 2606 S. 101st Ave. 3215 Bourse Ln. Lot 26 2604 S. 101st Ave./ Lot 94 2424 S.99th Ave./ 3122 Anchor Root Rd. 3217 Bourse Ln. Lot 27 3123 Anchor Root Rd. Lot 95 2422 S. 99th Ave. Lot 28 3121 Anchor Root Rd. Lot 96 2420 S. 99th Ave. Lot 29 3119 Anchor Root Rd. Lot 97 2418 S. 99th Ave. Lot 30 3117 Anchor Root Rd. Lot 98 2416 S. 99th Ave_ Lot 31 3115 Anchor Root Rd. Lot 99 2414 S. 99th Ave. Lot 32 3113 Anchor Root Rd. Lot 100 2412 S. 99th Ave. Lot 33 3111 Anchor Root Rd. Lot 101 2410 S. 99th Ave. Lot 34 3109 Anchor Root Rd. Lot 102 2408 S. 99th Ave. Lot 35 3107 Anchor Root Rd. Lot 103 2406 S. 99th Ave. Lot 36 3105 Anchor Root Rd. Lot 104 2404 S. 99th Ave./ Lot 37 3103 Anchor Root Rd. 3112 Anchor Root Rd. Lot 38 3101 Anchor Root Rd. Lot 105 2503 S. 100th Ave./ Lot 39 2201 S. 97th Ave. 3114 Anchor Root Rd. Lot 40 2203 S. 97th Ave. Lot 106 2505 S. 100th Ave. Lot 41 2205 S. 97th Ave. Lot 107 2507 S. 100th Ave. Lot 42 2207 S. 97th Ave. Lot 108 2509 S. 100th Ave. Lot 43 2209 S. 97th Ave. Lot 109 2511 S. 100th Ave. Lot 44 2211 S. 97th Ave. Lot 110 2513 S. 100th Ave. Lot 45 2213 S. 97th Ave. Lot 111 2515 S. 100th Ave. Lot 46 2215 S. 97th Ave. Lot 112 2517 S. 100th Ave. Lot 47 2217 S. 97th Ave. Lot 113 2519 S. 100th Ave. Lot 48 2219 S. 97th Ave. Lot 114 2521 S. 100th Ave. Lot 49 2221 S. 97th Ave. Lot 115 2523 S. 100th Ave./ Lot 50 2224 S. 97th Ave./ 3219 Bourse Ln. 3207 Bourse Ln. Lot 116 2524 S. 100th Ave./ Lot 51 2222 S. 97th Ave. 3221 Bourse Ln. Lot 52 2220 S. 97th Ave. Lot 117 2522 S. 100th Ave. Lot 53 2218 S. 97th Ave. Lot 118 2520 S. 100th Ave. Lot 54 2216 S. 97th Ave. Lot 119 2518 S. 100th Ave. Lot 55 2214 S. 97th Ave. Lot 120 2516 S. 100th Ave. Lot 56 2212 S. 97th Ave. Lot 121 2514 S. 100th Ave. Lot 57 2210 S. 97th Ave. Lot 122 2512 S. 100th Ave. Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 DOC. INDEX # 7 AI �" 158 Lot 58 2208 S. 97th Ave. Lot 123 2510 S. 100th Ave. Lot 59 2206 S. 97th Ave. Lot 124 2508 S. 100th Ave. Lot 60 2204 S. 97th Ave./ Lot 125 2506 S. 100th Ave. 3104 Anchor Root Rd. Lot 126 2504 S. 100th Ave./ Lot 61 ' 2303 S. 98th Ave./ 3116 Anchor Root Rd. 3106 Anchor Root Rd. Lot 127 2603 S. 101st Ave./ Lot 62 2305 S. 98th Ave. 3118 Anchor Root Rd. Lot 63 2307 S. 98th Ave. Lot 128 2605 S. 101st Ave. Lot 64 2309 S. 98th Ave. Lot 129 2607 S. 101st Ave. Lot 65 2311 S. 98th Ave. Lot 130 2609 S. 101st Ave. Lot 66- 2313 S. 98th Ave. Lot 131 2611 S. 101st Ave. Lot 67- 2315 S. 98th Ave. Lot 132 2613 S. 101st Ave. Lot 68 2317 S. 98th Ave, Lot 133 2615 S. 101st Ave. Lot 69 2319 S. 98th Ave. Lot 134 2617 S. 101st Ave. Lot 70 2321 S. 98th Ave. Lot 135 2619 S. 101st Ave. Lot 71 2323 S. 98th Ave./ 3209 Bourse Ln. 2. Engineering a. This project proposes to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots on the property. The existing two parcels currently have an existing residential building, with no existing sidewalk along Occidental Rd. and has multiple driveway approaches. Right-of-way at this property on Occidental Rd. is about 70 feet, 10 feet above the City requirement of 60 feet for Collector Arterial roadways. The proposed development will cause increased pedestrian and vehicle traffic without adequate safety precautions for pedestrians and inadequate safe ingress and egress for vehicles. Current frontage infrastructure is not adequate enough to handle the proposed change in use to a new 135 single-family lot subdivision. b. In order to alleviate the resulting impacts from the change in use proposal, the City is requiring the following improvements: i. YMC 8.64 and 12.05 — New curb, gutter, ADA ramps and 7-foot sidewalks shall be constructed along Occidental Road per standard detail R5. New curb, gutter, ADA ramps and 5-foot sidewalks shall be constructed on all internal roadways inside development per standard detail R5. Street improvements shall conform to standard detail R3. Any existing curb, gutter and/or sidewalk along S. 96th Ave. frontage that is unfit or unsafe shall also be repaired/replaced. ii. YMC 8.64 and 15.06.065— Residential driveway approaches are required which meets the requirements of this chapter and standard detail R4. Driveway width shall be a maximum of 20 feet. Apple Tree Construction Company LLC "Plat of the Orchards" DOC, INDEX # 8 PLP#002-26, SEPA#004-26 rr `�_. 159 iii. YMC 8.64.070 (d)—Any driveway which has become abandoned or unused through a change of the conditions for which it was originally intended, or which for any other reason has become unnecessary, shall be closed and the owner shall replace any such driveway approach with a standard curb, gutter and sidewalk, to be constructed according to the city's general specifications. iv. YMC 15.06.065 (c)— No driveway access to an Arterial Street shall be located within 75 feet (measured along the Arterial) of any other such Arterial Street access on the same side of the street. v. YMC 12.02 — Easements shall be established per this chapter. vi. YMC 12.06.080— Street lighting — Street lights shall be installed per this chapter. c. YMC 15.05.040— Clear vision triangle shall be established and maintained per this chapter. d. YMC 12.06.020— Right-of-way— Occidental Rd. is classified as a Collector Arterial roadway, requiring a total of 60 feet of right-of-way(30 feet half width). Applicant shall determine adequate dedication of right of way for all new/proposed roads. e. YMC 8.72 —An excavation and street break permit shall be obtained for all work within the public right-of-way. f. 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 and shall be completed prior to Certificate of Occupancy. 3. Nob Hill Water Association a. 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 developer's expense. Standard Nob Hill Water development policies apply. Please contact Nob Hill Water for more information. 4. Surface Water a. For the long plat I have no comments. However, if any utility or infrastructure work is done then the applicant shall be required to get a Large Project Stormwater Permit, which includes a stormwater drainage report, stormwater pollution prevention plan, and a stormwater maintenance agreement if the streets are private (this is not required if the streets are public). 5. Traffic Engineering a. Per the pre-DST meeting held on 12/16/2025, it was made known that a TIA (Traffic Impact Analysis)would be required of the proposed project. In order Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 9 to provide a decision on TCO#001-26, Engineering will need the required TIA. 6. Wastewater a. Sewer facilities shall be installed per YMC Title 7, 12 to facilitate public sewer services for each lot created. 7 Washington State Department of Archaeology and Historic Preservation a. 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 area 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 risk assessment model. The scale of the proposed ground disturbing actions would destroy any archaeological resources present. Identification during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. Therefore, we recommend a professional archaeological survey with testing of the project area be conducted prior to ground disturbing activities. We also recommend continuing consultation with the Affected Tribes' cultural committees and staff regarding cultural resource issues. b. 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. c. 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 DAHP 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. Washington State Department of Ecology a. Historical aerial photos indicate your property was occupied by former orchard lands during the period when lead arsenate was applied as a pesticide, often resulting in shallow soil contamination from lead and/or arsenic. Ecology requires soil sampling due to an increased risk of exposure. b. Ecology can provide sampling services at no cost. If sampling shows lead and/or arsenic levels above state cleanup standards, Ecology requires cleanup. c. Additional information, including precautions you can take to reduce exposure, is available at Ecology's Dirt Alert website. Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 L,OC. INDEX # 10 161 d. Please contact Hector Casique Project Manager, at 509-208-1288 or email Hector.Casique@ecy.wa.gov, for further information or to schedule your initial sampling. Applicant Replies: The applicant has provided the following summaries and comments regarding these comments from public agencies: Department of Ecology 1. Issue: Historic Orchard Soils Comment Summary:Ecology noted that the site contains former orchard lands and recommended soil sampling to evaluate the potential presence of residual lead and arsenic associated with historic pesticide applications. Applicant Response: The applicant acknowledges Ecology's comments. The property has historically been utilized as orchard land. The applicant will continue to coordinate with Ecology regarding any recommended sampling, testing, or additional environmental review necessary to address potential historic orchard-related soil conditions. They will follow Ecology's Model Remedies for Cleanup of Former Orchard Properties in Central and Eastern Washington to address and mitigate any environmental concerns. Department of Archaeology and Historic Preservation 1. Issue:Archaeological Resources Comment Summary: DAHP indicated the site is located within an area identified as having a high probability of containing archaeological resources and recommended a professional archaeological survey prior to ground disturbance. Applicant Response: We appreciate DAHP's responsibility to protect Washington's archaeological resources and have carefully considered the recommendation that a professional archaeological survey with subsurface testing be completed prior to construction. The recommendation appears to be based primarily on the DAHP archaeological predictive model, which identifies the area as having a high potential for archaeological resources. While the predictive model is a valuable planning tool, it is regional in nature and does not account for extensive historical disturbance at individual sites. The project site has been in continuous commercial apple production for more than fifty(50)years. During that time, the property has been repeatedly subjected to intensive agricultural practices including orchard establishment, deep ripping, planting, tree removal and replacement, cultivation, irrigation system installation and Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 162 maintenance, grading, and other routine farming operations. These activities have resulted in extensive and repeated disturbance of the upper soil profile across the project area. Because the site has functioned as an actively managed orchard for decades, it is unlikely that intact archaeological deposits remain within the depth of the proposed construction activities. The agricultural disturbance is substantially greater than would typically occur on undeveloped or previously undisturbed land and distinguishes this site from the generalized conditions represented by the predictive risk model. Importantly, DAHP's recommendation does not identify any recorded archaeological sites, documented cultural resources, or previous discoveries within the project limits. Rather, the recommendation is based on the modeled potential for archaeological resources. While predictive modeling appropriately identifies areas for consideration, it does not by itself require archaeological investigations where documented site conditions demonstrate extensive historical ground disturbance. The developer remains committed to protecting cultural resources, and the construction contract will include an inadvertent discovery plan requiring immediate cessation of work, protection of the discovery area, and notification of DAHP, the appropriate Tribes, and other agencies if archaeological materials or human remains are encountered during construction. Given the extensive agricultural disturbance associated with more than five decades of continuous orchard operations, the absence of known archaeological resources within the project area, and the implementation of inadvertent discovery procedures, we respectfully request that DAHP's recommended archaeological survey is not warranted for this project. F. Public Comments: Comments were received from two members of the public as of July 2, 2026, slightly edited for brevity: Terry and Laurel Liebrecht We are writing as concerned citizens living on Coolidge Road to submit our formal public comments regarding the proposed preliminary long plat for "Plat of The Orchards"(File Numbers: PLP#002-26, SEPA#004-26), Apple Tree Construction Company LLC.. While we understand the property is located in an R-1 zoning district, we have serious concerns regarding localized traffic impacts, on-street parking constraints, and neighborhood safety that must be addressed under the State Environmental Policy Act (SEPA) review. Specifically, we urge the Planning Division to thoroughly evaluate the following elements before issuing a final SEPA determination: 1. Inadequate Ingress/Egress: Local roadways, specifically Coolidge Road, S. 96th Ave. and Occidental are inadequately designed to handle added traffic influx Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 12 I:c;. INDEX tt 163 from an additional 135 single-family lots. This will overtax the local grid creating safety hazards for daily traffic flow and emergency vehicle access. In reference to the plat map, phase one shows 27 lots having only street access to S 96th Ave. We would like to know what the current and the proposed traffic count is, and the current roadways capacity to handle that much new volume and what the plan is to address it. In phase two, it provides access to Occidental Rd in addition to S 96th Ave. That means at least 50 more vehicles traveling on inadequate roadways for that much traffic and it will continue to grow as each additional phase is added. 2. Existing On-Street Parking Obstructions: Currently, many residents living on both Coolidge Road and S. 96th Ave. utilize the street for vehicle parking. When vehicles are parked on both sides of the street, the roadway is partially blocked causing traffic to cross over the center line and weave past the parked vehicles and the oncoming traffic. Currently, residents are not utilizing their driveway capacity and cars are parking on the street. South 96th Ave is a two lane road with a continuous center turn lane. Coolidge Rd from S 96th to S 88th Ave is a two lane. We have attached photographic evidence to this correspondence demonstrating the current on-street parking conditions on S. 96th Ave. on any given day. These photos clearly illustrate how narrow the available right-of-way becomes under normal daily conditions, proving that the street grid cannot safely absorb heavy construction vehicles or hundreds of additional daily commuter trips. 3. Requested Mitigation Measures: Pursuant to WAC§ 197-11-310 and the city's authority to require mitigation, we ask that the city address the impact this project will have on the existing affected roadways, namely S. 96th Ave and Coolidge Rd. Under Phase 2, 3, 4 and 5, we want to know the long term impacts of traffic flow onto Occidental Rd, specifically addressing traffic safety and roadway design. 4. Intersection Traffic Control: The increase in volume of traffic created by this project will require the City to address traffic safety concerns at the following intersections: Intersection of S. 96th and Occidental, and the Intersection created by phase 2 of Occidental Rd. John Rivard-1st comment I have lived at[Apple Tree]since 2005. I have watched this area grow through the years with gated and[pocket]communities and building a great overall community. We have pool areas along with a playground for all the young kids. We also have pickleball courts for our community. Kids go between their homes and these community areas freely. This new development is stuffing 135 homes into this area with no community areas like a play ground for the kids or a pool for this new area. My real concern is the added traffic to this area, we have only two roads to get out here....Have any of you driven down Occidental? This road is a narrow two lane road with no shoulders and traffic goes way too fast. The other option is Coolidge. Coolidge Is a small two lane road that has in some areas no shoulder. The intersection at 80th Apple Tree Construction Company LLC "Plat of the Orchards" Duc. INDEX it PLP#002-26, SEPA#004-26 13 164 and Coolidge is an accident waiting to happen. My wife and I ride bikes up Coolidge and many times cars will pass us at the intersection of 80th and Coolidge with 80th being a blind 90 degree corner. Cars from 80th come around the corner and find cars in the oncoming lane as these cars are passing us on bikes. This is not safe for drivers but especially for bikers. We have seen at least 12 occasions where cars almost crash. We have complained to the city about this intersection with no action taken and now the plan is to stuff 135 more homes out here with ZERO improvements to the roads. The Apple Tree development has had to add speed bumps along Coolidge to slow the traffic down since the speed limit is 20 mph! Adding 135 homes will increase traffic considerably and this will have a negative impact on all the homes on Coolidge with young kids walking, biking and walking their dogs. We have also complained to the YPD about cars running the stop sign at 88th and Coolidge! And, don't forget about all the golfcats in the area! Coolidge is not a good option for drivers to access this new 135 home development. In closing, in our opinion there needs to be major improvements on Occidental before this development gets started! John Rivard-2nd comment I sent an email earlier today but I just wanted to add one other concern we all have. I think to keep with the similar pocket communities out here at Apple Tree the number of homes needs to be reduced in this development. The current homeowners have spent top dollar to live out here. The plan for this new development, to cram as many homes as possible, does not conform to the existing homes and residents who have supported the Apple Tree community. It feels like a big money grab and does nothing for our wonderful community. None of us here at Apple Tree bought into this type of development. The residents here at Apple Tree have received NOTHING as far as communication about the direction the Apple Tree developers are taking in developing their properties. It's not a wonder that we have received no information about this change "cram as many homes as possible into this development." When I saw the sign go up about the new development my first thought was wow, another gated community just like what they have been developing, wonderful. Once I saw the plat map I was very disappointed. Please don't get me wrong everyone deserves a place to live but this development doesn't fit with what is being developed out here at Apple Tree. John Rivard-3rd comment I am writing to formally express my serious concerns regarding the proposed addition of 135 homes to the Apple Tree project. Adding this many residences will introduce at least 250 additional vehicles to a road infrastructure that is already hazardous. Earlier today, my wife and I were riding our tandem bicycle on Coolidge approaching 80th Avenue. A vehicle attempted to pass us at the blind corner just as an oncoming car Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 14 p � ------. . 165 appeared. To avoid a head-on collision, the passing vehicle forced us off the road and into a ditch. This is not the first time we have faced such a dangerous situation. The roads leading to Apple Tree, specifically the intersection at 80th and Coolidge and the stretch of Occidental between 72nd and 86th, are in terrible condition. These roads are narrow, lack shoulders, and contain dangerous blind corners. Despite rising property taxes and previous reports to the city and the YPD, these safety issues remain unaddressed. I urge you to personally inspect the road conditions between 76th and 80th on Coolidge and along Occidental before approving further development. Increasing traffic without first improving the infrastructure and fixing these intersections is a significant safety risk. Please use our tax dollars to provide safe roads for both motorists and cyclists before a fatal accident occurs. I look forward to seeing constructive action taken to resolve these long-standing safety concerns. Applicant Replies: The applicant has provided the following summaries and comments regarding these comments from members of the public: Terry and Laurel Liebrecht 1. Inadequate Ingress/Egress Comment Summary: The commenters express concern that the proposed subdivision will increase traffic volumes on Occidental Road and S. 96th Avenue and that the existing roadway network may not provide adequate ingress and egress for residents and emergency vehicles. Applicant Response: The applicant acknowledges the concern regarding ingress and egress. The proposed subdivision has been designed with access to both S. 96th Avenue and Occidental Road. Transportation impacts associated with the development are being evaluated through the City's review process. As part of the project, frontage improvements are proposed along Occidental Road and the subdivision will be required to comply with all applicable City standards for roadway design, access, circulation, and emergency vehicle access. The applicant will construct any roadway or frontage improvements required by the City as a condition of approval. 2. Existing On-Street Parking Obstructions Comment Summary: The commenters express concern that vehicles currently parked along S. 96th Avenue reduce roadway width, obstruct visibility, and contribute to existing traffic and safety concerns. Applicant Response: The applicant acknowledges the concern regarding existing parking conditions along S. 96th Avenue. The conditions described in the comment letter reflect existing activities occurring within the public right-of-way and are not associated Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 DOC. INDF:( 1 15 �'� 166 with the proposed subdivision. The project does not propose modifications to existing parking regulations, roadway operations or striping configurations, or enforcement practices along S. 96th Avenue. The proposed subdivision has been designed to provide off-street parking on individual residential lots consistent with applicable City development standards. Existing parking conditions within the public right-of-way are separate from the preliminary plat application and are regulated by the City through its traffic and parking regulations. 3. Requested Mitigation Measures Comment Summary: The commenters request roadway and traffic-related improvements to address existing and anticipated transportation concerns. Applicant Response: The applicant acknowledges the requested mitigation measures. The need for transportation improvements associated with the proposed subdivision will be evaluated by the City through the preliminary plat, engineering, and transportation review processes. The applicant will comply with all applicable City requirements and will construct any frontage, roadway, traffic control, or transportation improvements determined by the City to be necessary to serve the development and ensure compliance with applicable municipal standards. 4. Intersection and Traffic Control Comment Summary: The commenters express concern regarding traffic operations and safety at nearby intersections and request additional traffic control measures. Applicant Response: The applicant acknowledges the concern regarding intersection operations and traffic control. The proposed subdivision's transportation impacts, access points, and roadway connections will be reviewed by the City as part of the development review process. Decisions regarding traffic control devices, roadway operations, signage, striping, speed limits, and other traffic management measures are made by the City and applicable transportation agencies based on adopted engineering and traffic standards. The applicant will comply with any intersection or traffic control improvements required as part of the subdivision approval process. John Rivard 1. Issue: Lack of Recreational Activities Comment Summary: Mr. Rivard expressed concern that the proposed subdivision does not include recreational amenities such as a pool, playground, or other community gathering areas similar to those found in portions of the Apple Tree area. Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 D OC. INDEX it 16 167 Applicant Response: The applicant acknowledges the comment. The proposed subdivision has been designed in accordance with the applicable requirements of the Yakima Municipal Code. Private recreational amenities such as pools, clubhouses, playgrounds, and similar facilities are not required elements of a residential subdivision under the applicable zoning and subdivision regulations. 2. Issue: Traffic and Roadway Conditions Comment Summary: Mr. Rivard expressed concern regarding existing traffic conditions on Occidental Road and Coolidge Road, including roadway width, bicycle safety, traffic speeds, and the ability of surrounding roads to accommodate additional traffic associated with the subdivision. Applicant Response: The applicant acknowledges the concern regarding traffic and roadway conditions. The proposed subdivision will access directly to S. 96th Avenue and Occidental Road. Transportation impacts associated with the project will be evaluated through the City's development review process and applicable transportation standards. Existing traffic conditions, roadway operations, speeding concerns, and traffic enforcement matters occurring on surrounding roadways are separate from the proposed subdivision and are not controlled by the applicant. The applicant will comply with any transportation improvements required by the City as part of the subdivision approval process. 3. Issue: Density and Neighborhood Character Comment Summary: Mr. Rivard expressed concern that the proposed subdivision contains too many homes and does not reflect the character of surrounding Apple Tree neighborhoods. Applicant Response: The applicant acknowledges the concern regarding density and neighborhood character. The proposed subdivision consists of 135 single-family residential lots within the R-1 zoning district. Lot sizes range from approximately 7,920 square feet to 9,833 square feet, which exceed the minimum lot size required within the R-1 zone. The proposed density is consistent with the property's zoning and Comprehensive Plan designation and reflects a conventional single-family residential neighborhood pattern. The subdivision has been designed in accordance with the applicable requirements of YMC Titles 14 and 15, including standards for lot layout, transportation facilities, utilities, public infrastructure, and residential development. 4. Issue: Consistency with Apple Tree Development Comment Summary: Mr. Rivard expressed concern that the proposed subdivision does not reflect the development pattern, amenities, and character of nearby Apple Tree neighborhoods. Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 DOC. I N U EY # 17 A-1 �. 168 Applicant Response: The applicant acknowledges the comment. While the property is located in proximity to the Apple Tree area, The Orchards is a separate development proposal being reviewed under the applicable provisions of the Yakima Municipal Code. The subdivision has been designed to comply with the applicable zoning, subdivision, utility, transportation, and infrastructure requirements of the City of Yakima. The project is still being evaluated as to what access, if any this development will have to the private amenities. Any access to Apple Tree amenities will be consistent with existing Apple Tree homeowners covenants. IV. SUBDIVISION FINDINGS: A. General Site Conditions 1. The preliminary long plat proposes to subdivide one existing tax parcel into 135 lots of record, ranging from approximately 7,920 square feet to 9,833 square feet. 2. The subject property is currently occupied by a single-family home. 3. Nob Hill Water Association water and City of Yakima sewer is located in the vicinity of this plat and is capable of being extended to serve the development in accordance with YMC Title 12 Development Standards. 4. Parks and Playgrounds: Open space, parks, recreation, and playgrounds are located approximately within 3.2 miles of this subdivision due to the proximity of West Valley Community Park. 5. Schools: Cottonwood Elementary School is located approximately 2.5 miles from this subdivision, West Valley Middle Level Campus is located approximately 2.5 miles away, and West Valley High School is located approximately 1.9 miles away. 6. Transit: Yakima Transit Routes 2 and 5 are located approximately within 2.0 miles of the proposed subdivision. B. Title 15—Urban Area Zoning Ordinance Development Standards: Pursuant to Ch. 15.05, these are the minimum criteria that must be met to assure land use compatibility and promote the public health, safety and welfare. Some of these requirements are flexible and the administrative official or Hearing Examiner may adjust them under YMC Ch. 15.10: 1. Lot Coverage: 60% 2. Setbacks: Location From Centerline of From Property Line Right-of-Way Front 1 45 feet 20 feet _ Rear (property line) N/A L 15 feet Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 18 169 Rear (Occidental Rd.) 60 feet 15 feet Side (interior) N/A 5 feet Side (street) 40 feet 10 feet 3. Maximum Building Height: 35 feet 4. Minimum Lot Size: 6,000 square feet for detached single-family dwellings 5. Minimum Lot Width: 50 feet at rear line of required front yard 6. Density: 135 dwelling units/ 25.28 net acres = 5.34 DU / net residential acre C. Title 14—Subdivision Compliance Standards 1. In accordance with YMC § 14.20.100 (A), the City of Yakima Planning Commission or the Hearing Examiner shall review the proposed subdivision during an open record public hearing to inquire into and determine whether or not the following standards are satisfied: a. The proposed subdivision must be consistent with the provisions of the urban area zoning ordinance. The proposal complies with relevant requirements found in Table 5-1 and Table 5-2 of YMC Ch. 15.05. The plat meets minimum lot size and maximum density requirements. b. The proposed subdivision must be consistent with the city of Yakima's comprehensive plan. The proposal complies with the goals and policies of the Low Density Residential future land use. c. The proposed subdivision must be consistent with the provision of this title. The proposal complies with relevant requirements found in YMC Ch. 14 (Subdivisions) except for block design. In accordance with YMC§ 14.25.050, "blocks shall not be less than two hundred fifty feet nor more than one thousand feet in length as measured along their greatest dimension. Any block over six hundred sixty feet in length may be required to provide for a pedestrian way connecting opposite sides of the block. The pedestrian way shall be dedicated to public use and shall be located as near as possible to the center of the block." Title 14 does state that a pedestrian way "may be required"in such a situation, and the applicant hasn't proposed specific mitigation for the interior "island"blocks more than 600 feet long. If a cross street or pedestrian way is not added to reduce this length, traffic calming and traffic control measures shall be part of the engineering permit, including Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 DOC. INDEX + 19 Pc\ 170 but not limited to speed bumps, radar speed signs, traffic control signs, etc. The subdivision ordinance does not have open space or amenity requirements. d. The proposed subdivision must make appropriate provisions as noted in RCW 58.17. The proposal makes appropriate provisions for the public health, safety, and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds. 2. Approval/Disapproval: In accordance with YMC § 14.20.100 (B), the City of Yakima Hearing Examiner shall submit a recommendation for approval or disapproval, with written findings of fact and conclusions to support the recommendation, to the City Council no later than ten working days following the open record public hearing. D. Frontage Improvements: New curb, gutter, and sidewalk shall be installed along the site's frontage in accordance with private street standards found in YMC §§ 12.06.090 and 15.09.100. Code Administration and the Engineering Division shall determine appropriate additional requirements, such as the provision of fire hydrants and street lights. The applicant shall apply for a Traffic Impact Analysis (TIA)to determine if any additional transportation improvements are warranted. The TIA shall be received prior to the Engineering Division issuing its TCO decision. E. Time Limitation: Pursuant to YMC § 14.20.160, the applicant has five years from the date of preliminary approval by City Council to submit the final plat. Thereafter, 30 days prior to the expiration of preliminary approval the applicant must submit to the City Council a written request asking to extend the approval period for a maximum period of one year. V. CONCLUSIONS: A. The Hearing Examiner has jurisdiction. B. This Preliminary Long Plat complies with the general requirements for subdivision approval as specified by YMC Ch. 14.20 and 15.05. C. During project review it has been found that this request is in compliance with YMC § 16.06.020 (B)for making a Determination of Consistency as follows: 1. The use is permitted within the R-1 zoning district. 2. All necessary public facilities are available to serve the site. Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 20 D O C. INDEX z t 171 3. This proposal is consistent with existing development regulations for this location provided that if the long block lengths are not broken up, that they be mitigated with safety improvements. D. This proposed subdivision serves the public use and interest and provides for the possibility of creating new additional housing within the City of Yakima. E. This preliminary subdivision complies with the goals and objectives of the Urban Area Comprehensive Plan, Urban Area Zoning Ordinance, and Subdivision Ordinance. F. The proposed plat complies with the provisions of RCW 58.17.110 and YMC § 14.20.100, providing appropriately for: the public health, safety, and general welfare, open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, sidewalks, and other planning features that assure safe walking conditions for residents of the neighborhood. VI. RECOMMENDATION: The Planning Division recommends that this subdivision known as "Plat of the Orchards," file number PLP#002-26, be recommended for approval based upon the above findings and conclusions and subject to the conditions of approval as follows: A. Prior to the issuance of the TCO decision, the applicant shall submit a Traffic Impact Analysis (TIA) for review, and the Engineering Division shall determine what improvements shall be required, in addition to the conditions of this recommendation; B. The applicant shall mitigate for the "island" blocks that are more than 600 feet long with one of the following options: 1. Adding a cross street or pedestrian way through the blocks; or 2. Adding traffic calming and traffic control enhancements, including but not limited to radar speed signs, speed bumps, traffic control signs, etc.; C. Right-of-way shall be dedicated as displayed on the plat; D. Curb, gutter, and sidewalk shall be installed on both sides of the streets, along with street lighting; E. Fire hydrants shall be placed at locations specified by Code Administration and the Yakima Fire Department. All lots must be provided with adequate fire flow; F. Streetlights shall be installed per the direction of the Engineering Division; G. A Large Project Stormwater Permit shall be obtained; H. The developer shall maintain an inadvertent discovery plan to be utilized if archaeological materials or human remains are revealed during construction; Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 21 172 I. Soil sampling shall be conducted with the Department of Ecology; J. 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; K. All lots shall be served with public water from the Nob Hill Water Association and 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 complete and inspected or financially secured; L. An eight-foot-wide utility easement shall be dedicated along the front of each lot; M. 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 PCI discount; N. 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; O. 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 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; P. This plat shall be subject to the following notes, which must be placed on the face of the plat: 1. 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. 2. 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; Q. Irrigation approval is required, and shall be shown on the face of the final plat; R. A current title report covering the subject property must accompany the final long plat; S. Upon preliminary plat approval, the applicant has five years to submit the final plat. Thereafter, 30 days prior to the expiration of said approval the applicant must submit to the City Council a written request asking to extend the approval period for a maximum period of one year; Apple Tree Construction Company LLC "Plat of the Orchards" PLP#002-26, SEPA#004-26 'L.)0 6, IN 22 173 T. The City shall not issue any building permits until a copy of the recorded long plat is submitted; and U. All other requirements of the zoning and subdivision ordinance, although not specifically set forth herein, shall be complied with in their entirety. Apple Tree Construction Company LLC "Plat of the Orchards" DOC. INDEX # PLP#002-26, SEPA#004-26 23 174 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" PLP#002-26, SEPA#004-26 EXHIBIT LIST CHAPTER B Maps DOC DOCUMENT DATE INDEX# B-1 Vicinity Map 04/07/2026 B-2 Zoning,Future Land Use,Aerial Maps 04/07/2026 175 L L tl C d ti a U. to N V z l\A );;. 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Icoc H O.O —4.1 OE ril ;a° ¢ 1)---' 1 N\ u _a N a * i—nJJ_u . riniiii a 7 Y U O H - c• aJ U z o o ro D wco Z 0 O I•� Y ° N U =• U U U vo o O N 0 ra a/ in 4 an v H O O c o� O c y o� c Ow a W � '° U ' ino I T Nca. cu — 1 ral O VD HI CTE LE o a o a II O co UI 'a Cu c w E I1 i ) Z .0 o5 DOC. INDEX# CD co 177 f1 Z CD A. .01);j; .2 C v t Is• i". _ j/. J V.,, - w no c c. Q _ - t w , 1 f 71 Y • MI C U•r.- — • f ~► W • . 1 . ige sir— ...liwgi . . ,E'• O. CO as co c 4 _ . ... . •'.--,,- ,.... '-` - ..: 7"- ...h. .1., _, CO _ ,1,1 1 p L 0-1 W iT +I.j'' , I n' v ai ro 4 ,. ,{ �f I+w a ro v U Z t.- f �i;If • �; O p m I. �� `� • ro U UO N --''..1II -..•. .. a--°.... • - _ — C 0 r �' �i <:j > ♦ .•_____ ter r t �J"� ro C- 0 0 3 t! I ... — a, 01 ae3 f.► , ,..• 4 _ 1 rco c U Q Cl) . ' --_• -yam- � » o co W -= { = >' oo = 1i • H F . - .L + . - Z .b = = ,a-A t= r _ I :! u Os) cp !•6I —zr .fir U U Vf r0 0 7 DOC. INDEX # 0 co W_ 178 Project Name: APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" Site Address: 2206 S 96TH AVE/9905 OCCIDENTAL RD File Number(s): PLP#002-26, SEPA#004-26 Proposal: Proposed preliminary long plat to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. N VICINITY MAP Q [ [ I 'I l jj``II / SITE a • rLmi I ccc rizl R1i I rIZEZ DOC. I D Map Disclaimer: Information shown on this map is for planning and illustration purposes only.The City=of Yakima assumes no liability for any errors,omissions, or inaccuracies in the information provided or for any l r action taken,or action not taken by the user in reliance upon any maps or information provided herein. Date Created:4/7/2026 179 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF TIIE ORCHARDS" PLP#002-26, SEPA#004-26 EXIII13IT LIST CHAPTER C Site Plan DOC DOCUMENT DATE INDEX# C-1 Site Plans 04/02/2026 180 PLAT OF THE ORCHARDS I (A PORTION OF THE SOUTHEAST 1/4,SECTION 36 tion .1 SQO TOWNSHIP 13 NORTH,RANGE 17 EAST,W.M.) �< 1 ILI WM 9EC.SO. 1261664. - - f T _ - - 1266.6W - _ __ _ _. ? T.IX,R.17 E.w.x. E 1/4 COR.SEC.36. 1 > PLIJOIllii CAP RA MO ` T. a 17 E.N.Y. r TED - SEE LCR 2M-1692 1 NOTPOS ON PER 9l I i S.P.7067676 I p — Mp 1 al i I I. bz SITE i 1 I I I i 1 I H 1 it W 126 ...-J-1 :H—_.__________ . _ 6'2YJ6' 0.2C_ _ ' - - M onta'w 126622' gH - - - - - I —S0Z61• /1/ =1 / VICINITY MAP N.T.S. 1 1 1 i /1111,/I '14i-111.1.1,1_,DATUM ELEVATION NOTES I ELEVATIONS BASED ON WASHINGTON STATE SEE SHEET 5 FOR LEGAL DESCRIPTION, NREFERENCE NETWORK CURVE do LINE TABLES, AND ADDITIONAL O (WSRN) NAVDBB NOTES. 0I d- 1. S1/4COR.5£GS!. T. 3N SEC. Ep /'�C `�'fT ss> 1 w.�. s oza'er a Nun ciw�raxo RECEN ED M ` i0•P1' S LCR 7760274 SEE LCR 7062201 1321.73' _ _ _ r - N 6Y16'0 r w 7613.45' - - - - - APR 0 2 2026 T ___ LIGHT CITY OF YAKIMA DOC. INDEX # PLANNING DIV. 1" EASRMENT 50' MIN. OR APPROVED BY CITY _ d CO ' F - .______C _ Cr) SIDEWAU( 2' -5'It.1-a 16.5' as-.11 16.5' I.- 5r2 y COT— 4" CONCRETE SIDEWALK PROFILE BOTH SIDES GRADE ENGINEER/SURVEYOR DEVELOPER POINT • • 2.0X 2.OX O a¢ ■.a-� �� ,� T`-• .:• HLA ENGINEERING&LAND APPLE TREE CONSTRUCTION,LLC 2' COMPACTED DEPTH 01Y '''' �.�i . v iv k�: NOTES: SURVEYING,INC. 2550 BORTON ROAD Z CRUSHED SURFACING ��- 1. ALL THICKNESSES ARE COMPACTED DEPTHS. 2803 RIVER ROAD YAKIMA,WA 98903 J - TOP COURSE 2" HOT MIX ASPHALT CL 1/2" PG 64-2eYAKIMA,WA 98902 JOHN BORTON(509)945-3715 w 2. BACK SLOPES SHALL BE 3:1PUBLIC WORKS MIKE HEIT,PE DUANE ROGERS(509)930-2406 r 1 CEMENT CONCRETE OTHERWISE APPROVED BY U BARRIER CURB & 6" CRUSHED SURFACING - BASE COURSE DIRECTOR. TIM FRIES,PLS JON KINLOCH(509)945-3712 W GUTTER (509)96ES,PL LL 3. CONCRETE SIDEWALK TO BE: CITY OF YAKIMA- LOCAL ACCESS (RESIDENTIAL) 6' THICK AT DRIVEWAYS, 4' THICK ALL OTHER LOCATIONS. CL _ JOB NUMBER: DATE: APPLE TREE CONSTRUCTION SHEET NOT TO SCALE 25219 04-01-26 J'��L r �Y�' " � FILE NAMES: 1 2803 River Road ����ae �. ., DRAWING: CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON HLAYakima,WA 98902 — 25219.dwg of (509)966 7000 - www.hlacivil.com , ra '?wr , - _DESIGNED BY: MRH PRELIMINARY PLAT 7 � � REVISION DATS ENTERED BY: DLW I181 1- PLAT OF THE ORCHARDS (A PORTION OF THE SOUTHEAST 1/4,SECTION 36 N TOWNSHIP 13 NORTH,RANGE 17 EAST,W.M.) 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I I 1 I i , I III GS I I w w I LOT 49 I I W I I l 1 I'" I I t 1 I• I I 1 I 1 I $ s aa72'3e•E I 1 I LOT 1 , X , LOT 117 I I I ,LOT 114 , A , LOT 95 , I i LOT 92 LOT 73 , I I , LOT 70 1 LOT 51 I I I $ g gi $ $ $1 $ $ ! �,253±SF a PIaIc utuw I _ mse Ig1 7.920±SF I g 17.920±SF I I '7,920±SFt $ 1 7,920±SR g g r/,920±SFI $ 17,920±SF, gl Ig 18.898±SF I d E 18,976±SF I d __ I S.P. PEx w I I y I I I 1 1 y I I 1 I y, I I I I I i„ 1 , 1 I o I1 L J S.P.0119261 f 111 Z -''j-- - -1 -1 f 1 -I-t - -I - , I 1 t I I I I 1 1 1 1 1 1 I \'P� 7ae7 _1_ �,--_�,?O I I I L-�a9x' -J L- taer-J I I I L-ae -J L-taot-J L-ate-J L-so.a.-J _I I I I L-101 ^--J L-svrar-_I n u13 I Q 1 LOT 17 I rtI emote rFealawr•rn I 1 rN Orwo -wn rlteW/1'UIL 1r, I I 141091915*-4/-I t-N-ert w, I I r.feoia -w--1 r-1 1 e61�aa•�r~" A s ea7z`x•E zS7.lr = O g 1$,055±SFI $I I I I I 1 I I I I I I I I I I I I - - - - -I 1- gl 14 I I sI 1 LOT 1161 I 1 I1'i t w 1 LDT 94 1 I I I 1 LOT 93 1 I I IW ! , g I* I I' I 1 ; I °' d- , I F LOT 2 3 8 LOT 115 $I 1 $t LOT 72 s3 F LOT 71 ` LOT 50 - ua � = 9Qor bb 095±SF" Ig 1 8,087±SP 1 1 t 8,098±Sp I I 1 I 1 Ii I 1 94va____ I P I I 8,106±SF I g1 I18.11$±SF1 as 1 8,109±SF I 9,169±SFI , 9,256±SFI e9.zw 1. CO Is F 9 I I I I 1 y 1 I I I 1 y l 1 f ti 1 I = I r-- ---1 - Y O , CO I I I L —___I I L_— J I __J L____�I \ �.-____J L____J / I I J / 1 I I y, CO 1 l I 70.41' mot I 70.41' 69.62' I eZ7Yum' I f I S.P.e1i92et r $ 1 LOT 16 I 1 g yo41' . -�aa.ezi_ __ 1 r LOT 3 , I ti 1 4a \ 11 I > / I Ig 8,329 SF _ 1ee.it2• _ 230.04' - - I{ - _ 230.04 - - - 209.64' - / / 8,574±SF 1 y\ I S e919'05"E 555.54' .A [ I .s'.`8 rL-ate_-� - - � e / -r r .4, ♦.2 _ ,ice e0.71'-Jrs 15'fl' •E---1 yA.� ��.-_Ui _ 90.02` 90.'32' 90.er 75.41' ,I 1 e2�` 26-R1" te.21` _ LIl ,1 r--N 6619be•w, Qd-1 I '---I�r-PROP(Y D1C -1 r -t r 7 f ( r r lenee"cr--��r ---1 r---' 1 I I f PtlaLlt unurr ed loop IG X PVeUC V119.riY eo'R/w ro I 1 w a , I 1 rL LOT 14 1 '" EA. ]fr ' BE oEacAnv 1 � LOT 11 LOT 10 1 I I I I LOT 9 I w LOT 8 1 Eesul.7lr I 'Y eE 6 .A. ..En 1 l' Ira ID"' LOT 4 1 $ LOT 15 I iX II i 8 47 I I 15i = it, I 11 gi T 5 gl LOT 6 gi 8,702+_+_SF t , F T CO >� 18,643±SF tilt 8,021±SF I LOT 13 I LOT 12 i du6uu 1 8,711±SF , i 1 1 9,126±SF 1 8.569#SF 1 LOT 7 9,170±SF $>R ! 'ill it, 8,147±SF 1'IIII 8.147±SF d, ' r v� ! I ze 25 g� I r d, 8,569±SF 8,569±SF I I I 1 y JI CO L 9P91Y _I le 90.a¢' J�L 90.6r J'I L-- Irma r L -.5O.52---J�L---saw--J S..-.w-- -o L--eav+------ ,----I----�,. --J-L 0521`---J�L---55.21' J'�'�--- r � - -- --..1! ` N- . _ S i.e.`E D �0'16'etW r.CEI'!SE ♦'�^ 4ag1 VJ a7a1T' MDT_ _ O - - - - - - - - - - - - - - — - - - - - S ae19`05'E 1321.73' - - - _ _ _ - - - - _ - OCCIDENTAL ROAD fr1e 6 7.47.709797e APR ® ..e 2026 J MD 7 7347aa2 i30C.-INJf-X # W CI1 Y (� Yp6��.ilti�': a JOB NUMBER:I DATE: APPLE TREE CONSTRUCTION SHEET ��+ l�fl A _ 25219 04-01-26 D. - 4 2803 River Road ifti� aK"sHLA DRAwwc E NAMEs: CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON Yakima,WA 98902 0",‹ � ' . 25219.dwg OF (509)0 966 7fl00 www.hlacivil.com /� isT 0/1 DESIGNEDEREDBY: DLWMRH PRELIMINARY PLAT-LOT LAYOUT, EASEMENTS, RIGHT OF WAYS 7 '(ram[ � REVISION OATS ENTERED DLW 184 N PLAT OF THE ORCHARDS i 0 0 25 5a Toy lil (A PORTION OF THE SOUTHEAST 1/4,SECTION 36 1 TOWNSHIP 13 NORTH,RANGE 17 EAST,W.M.) 1 1 - -- LEGEND 1 i ------.-- I T , _ I NEW 1 I [ I ____ T_ 4 , f NEW HMA LOT 27 I LOT 28 1 LOT 29 1 LOT 30 1 LOT 31 I LOT 32 I LOT 33 I LOT 34 I LOT 35 I LOT 36 I LOT 37 I LOT 38 1 LOT 39 I Y I I 1 I i I I I .;..;._:..::..:� ."5.:.rW:.:;u�.;-;.;.:.;.: 8,064± SF 7,988± SF 7,988± SF 7,988± SF 7 988± SF 7,988± SF 7 988± SF 7,988± SF 7 988+ SF 7,988± SF 7 988+ SF 8,150+ SF 1 k;:. �s:�- :' :-`.. N EWA KENT CONCRETE , 1 rL � 33_ SF I T -1 214t_ _ _ 1_k 11 TT T_� TT ' 1 T-`_- _ -.. RAMP PEDESTRIAN CURB 7.... ...i'••f''1.1Y..., J.... ) ,i...�. .. f ... F .. ye r -s y �+.. �1\ 1 _ _ r NEW CURB ANO GUTTER ff W �VY I ttt _u_ - _-- I -_-- -_-1J- _- - ---i------i-{J --- �4TA� ref.� t-I !. _ , _ _ - ---�.--J-._.- J -, L L __L_-� L. WER J r --t �QTr� REGULAR LOT LINE I , a. " �I : I �I ... �.. .. i KIPtIV Ft". 11 I I ....... .�,..... .. � I .� � SHARED WALL LOT LINE __ ;i i�P __ - - O4's 'Li-- - __ I _ _ _ - ��'�d I e � __ __ . \ILOT 4S - -_ SHARED WA�l71 f� �1 -} � .4 1 �� : 111 i I8,361± SF EASEMENT LOT 26 - ! i LOT 127 I LOT 126 ! ; I LOT 105 ' LOT 104 : 11 LOT 83 I LOT 82 - 1 - LOT 61 I LOT 60 I : It- ' M, I • SANITARY SEWER MANHOLE 8,078± SFi I- t 'I I8,084± SF 8,099± SFI I ::118 094± SFI 8,110± SF : 8,105± SFI 8,120± SF 1` �� f 8,535± SF 18 462± SF 1 I - - I - - _ - - MONMENT 1 - NEW NOB HILL ASSOCIATION WATER LINE I - , I I + I 1 I , 1 I � L1 t 1 I NEW CITY OF YAKIMA SEWER LINE --1--' - i=__ 1.-6._ :, - - �j i I - - _ _ _ I I1 :-nl- -i ir _ _ � 1r= i� 8,106± SF 1 T 25 t I 1 ' I T 103 ' , 1 LOT 84 LOT 81LOT 62 LOT 59 I 11' I LOT i 1 LOT 128 I LOT 125 I , LOT 106 LOT 11 � EXISTING 7,920± SF 7 920± SF 7,920± SFi 1 ! :117,920± SFi 7,920± SF I"' i ! 17,920± SFi 7,920± SF 1- li i -1 8,356± SF 8,284± SF II 1 - -- 1 - - EXISTING SECTION LINE 1 :1 , 1 I : I II! 1 i ! 1 1 W W EXISTING WATER _- 1 1 J _ _ _ _ u I a _ _ _ 1 [-----11, 1 T J �_ __ 1 i LOT 42 1 I 55 SS EXISTING SEWER -r-�'' -� i } - 1 _- .1 I: . 1 .- ISSEXISTING SANITARY SEWER MANHOLE �� k1 � I 4 � I � I 1 1 I � 8,106± SF �IkII :I 1I! 1I I I I I I LOT 24 L. i i I LOT 129 LOT 124 I ` I LOT 107 I LOT 102 I _ LOT 85 1 LOT 80 I 1 i I LOT 63 LOT 58 ` 7,920± SF I11 ` 7,920± SF 1 7,920± SF ' . 7,920± SF 7,969± SF 1:, ii. :1 7,920± SF 7,920± SFi 8,423± SFi 8,371± SF I 1 � i 1 - - I 1 f fI 1 ill J I L. i 7 I-I - _. � I 11- i-1� �1. 1 i I o r - k - - -- k - .:1 _ _ - - -� I 1 I-1---- - _ - .. hlr tT _ - t� � I - �_r- 11IT >-� �--�-� - - I LOT 43 I D I I I I: I ! _I I I . ' I ± SF _ » I z 1' !'i F LOT 130 I LOT 123 1 1 • 1 I.: ! ; LOT 86 LOT 79 LOT 64LOT 57 j i 8,106 l aLOT 23 1 I LOT 108 LOT 10 I I: 'J I 7 920± SF 7 920± SF 4 I' I �I + 20± SF ," li ' ^I + + I" = COCO 7,920± SF Ij1 :I 1 i 1! I 7,920± SFI 7,920± SF 1:: I 7,920_ SF 1 7,9 I 11 1 8,491_ SF 8,457_ SF 1 i R I i I.. V1 H.J. 1 1 1 I I CZ N- . L. I I Ir- --1-- -- �: ! _ 1 I, r ' - ,„. , 111 I LOT 44 i O N- I , I 1 1 1: 11 .1 1 I 1 8,106± SF , « - - u) : �, LOT 131 LOT 122 1, 1 1 T 78 1-. 1• 1 LOT 65 LOT 56 . LOT 22 1 : I I 1 1 1 LOT 109 LOT 100 I� i =I LOT 87 LO 7,920± SF 1 ill -I 7,920± SF ` 7,920± SF 1 7,920± SF 1 7,920± SF ! 7,920± SF 1 7,920± SF I_ 11, _I 8,559± SF 8,544± SF 1 N 1 d- I _1_ ,. 51-I'll- - - - I_ _ ..a - 1- ! I _., L _�.� L - I - --_ Ili k�' f co ` 1 it, I i 1, t . II! �` 1 1 I II! 1 1 1 I I : 1i :1 1 1� MATCH UNE SEE SHEET 6 RECEIVED c APR 0 2 2026 b DOC. INDEX # CI I Y. F �d F� UPt w C e PLANNING DIV Lu Q a JOB NUMBER: DATE: APPLE TREE CONSTRUCTION SHEET .�S { 25219 04-01 26 28{73 River Road � � E € _ FILE NAMES: 5 0 HLAS i DRAWING: CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON Yakima.WA 98902 7 r I 25219 dwg of (509)966vil_ca I °f• www.hlacivil.cam *° 's ` tll DESIGNED BY: MRH PRELIMINARY PLAT-UTILITIES AND ROADWAY 7 7 Inc c+e� REVISION DATE ENTERED BY: DLW 185 N PLAT OF THE ORCHARDS G 25 5D I (A PORTION OF THE SOUTHEAST 1/4,SECTION 36 TOWNSHIP 13 NORTH,RANGE 17 EAST,W.M.) 1 MATCH LINE SEE SHEET 5 = . 1 Fi- - - I 1-- - - - - - ---L-I 1I - - ---1-- - - - - t I I I LOT45 I I• I • I I I : III :I 11 I 1 i+} I 1 tIl 1 1 I I i Ti '! 8 8,106± SF LOT 21 t ! i LOT 132 I LOT 121 ' i f LOT 110 LOT 99 t 1 LOT 88 LOT 77 I I I - _ _ 1 1 LOT 66 I LOT 55 I I _ I LEGEND 1 7 920± SF 1 7,920± SF I 7,920± SF I i 7,920± SF 7,920± SF t 1 i 17,920_ SF 7,920± SF ( i 8,627± SF 8,630± SF 1 i - - 1 I NEW ' 11 1� r1 I I I y 1 1 }J I ',I1 - 11 -- 1- 'I I IL NEW HMA r I -- - - T } I'� - - i�. _ -. �. . I 1 I - - _ - '� I I i ` I i I p LOT 46 1 I •r••.ST.}.i^R:ti {ii i i:_:.iFi: NEW CEMENT CONCRETE IT I I� I 0,106± SF i t:ti:u:•;i.:'• SIDEWALK LOT 20 Il , I LOT 133 LOT 120 1!! 1 , LOT 111 LOT 98 i 1 11! 1 LOT 89 I LOT 76 Io I! pI LOT 67 LOT 54 1 ! I ` 7,920± SF 11 ! 1 i 7,920± SF 7,920± SF ii I I ;7,920± SF i 7,920± SF I ' # 7,920± SF 17,920± SF 1 i �I - - - NEW PEDES RIAN GGRR I 1 8,695± SF 8,716± SF I •_'f'.':tc.-�a•�'.•.•.�••..••.r'::'Jtc:re- RAMP ' li I I I t • ' 1 I NEW CURB AND GUTTER 14 1- 1� - - 1 IREGULARLOTLINEli 1 _ 1°74 4 - I- I I _ i I ---t--- 1 - - - I - - - _ - - - 1 . LOT 47 - - - SHARED WALL LOT LINE t I 1 I CENTERLINE LOT 19 i i I LOT 134 LOT 119 1 t I ' '1 �' ' 1 I I i ! i 8,106± SF EASEMENT LOT 112 LOT 97 1 LOT 90 LOT 75 t 1 I LOT 68 LOT 53 I I 7,920± SF 7,920± SFI 7,920± SF $ ! 7,920± SF 7,920± SFI ' i 7,920± SF 7,920± SF I I 1 1 1 • SANITARY SEWER MANHOLE I i I 11 ! 8,763± SFI 8,803± SF r / , - - - - - - I 11 I 1 1 1 1 y�� 1 I i ' - _ I iD MONMENT 1 � � �47 I-- .4 � 91: ' I - NEW NOB HILL ASSOCIATION WATER LINE __ r I . .�_ __.�IJI ri IIlI- - _ _ _ J...iI ��._- I _ _ i _ _ -_ _ I I 11 j NEW CITY OF YAKIMA SEWER LINE 1 I1 i I I! 1 LOT 48 IW 1 I 11 I 1' LOT 113 LOT 96 II LOT 91 LOT 74 II LOT 18 LOT 135 I LOT 118 + I + 7 920_ SF 1 I LOT 69 I LOT 52 I I i 8,106± SF Q SF ' tl I + �� �� 7,920± SF , 7,920± SF 1 I $ 7,920_ SF 1 + t 8,048± t j tllqqi 7,920+ SF 7,920_ SF 11 I i 11 41, i �i 8,831± SF 8,889± SF 1 I -- _ M I I I ( fir- _ rn EXISTING J-_`-_�r" R I I f t , I I_ _ L r _ - - E%ISTING SECTION LJNE �# I I V - - - - I- �" -- - -- 1 - - -- _. -I.1- -- i - - 1! as I 11,_ W W EXISTING WATER 11 i 1 ( 4 LOT 49 0 55 55 EXISTING SEWER 1 ----• 1 I I11 I LOT 73 ' I 1 1 SS EXISTING SANITARY SEWER MANHOLE t I 1 LOT 1 LOT 117 $ 1 LOT 114 LOT 95 LOT 92 1I i �' LOT 70 LOT 51 I I 8,253± SF \u) 4' i II 17,920± SF 7,920± SF i1 Ili 1' 7,920± SF 7,920± SF 1 1 7,920± SF 7,920± SF 1 I I I t i III i, 8,898± SF 1 8,976± SF I - tt I ~� I L1 I 1 s� _ "� I ii,ji ]111 111 I aL_ J 3LOT 17 it ' - - -- I I - - - - 1- R 1 - - - - I f - _ . - r , 1 ■ .. - - ; I I1- 1,1 ii 11 r L . N 11 I O 8,055± SF I 1 1 I LOT 115 i LOT 94 I 1, i 1 i I + I 1 -_-� - - - - - - c• 1$ 1 1 1 LOT 2 I LOT 116 '1 t i 11' i1 LOT 93 LOT 72 '� 11i1 LOT 71 LOT 50 ' N • -, iii ! 8,106± SF 8,098± SF I ! 1 8,116± SF 8,109± SF 1 9,169± SF 1 9,256_ SFI 1 i ,� r r 7 ! ;8,095± SFI 8,087± SF `� i y 1I 1 I1 1 I + M .1- -_ I 1 1 I a i t r �+ 1 � I CO co r . r , I1 r , t , I i t m I I, ---- Y)• � -� �. 4.1111. II 1 -�_- I I s - - ,� 11 s, - y� -- - LOT 3 ti 8 329 SF LOT 16 11 $ - Jr.rr+ . r '0 _ I ! °' = - 1 µ -_----- jy -4-- -r `•I r•I._ __r -_ _ ,,:i ,' 8,574± SF �, I wl-- �i P o 1- ---7 1_ ''' - - .1- III 11 LOT 15 LOT 14 I LOT 13 I LOT 12 1 LOT 11 1 LOT 10 iI I LOT 9 I LOT 8 I LOT 7 I LOT 6 I LOT 5 1 LOT 4 i c� I 8,643± SF 1 8,021± SF 18,147± SF '8,147± SF 1 8,147± SF '8,711± SF 1 1 1 9,126± SF ' 8,569± SF I 8,569± SF I 8,569± SF 18,712± SF i 9,170± SF co RECEIVED b ----- ---- - APR 0 2 2026 -- - OCCIDENTAL ROAD - - b \ f - - - - _ _ _ _ _ _ _ _ _ .. Z Ul l V OF YAKIMA J Doc. INDEX # PLANNING G DIV 0 JOB NUMBER: DATE: SHEET - 25219 ID4-D1-26 APPLE TREE CONSTRUCTION ` W,0 ! ,,: D. FILE NAMES: 6 0 HLA2803 River Road �,. ,5-F z4, ' . ;, ; DRAw1Nc: CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON Yakima,WA98902 4%0'L' e 2521s:±,, or (509)966-7000 «_ i 411 WWW-hIaCIVILCOm \ •ISrE ! • DESIGNED BY: MRH 7 _J PRELIMINARY PLAT-UTILITIES AND ROADWAY REVISION DATE ENTERED BY: DLW 186 - --- -------- PLAT OF THE ORCHARDS (A PORTION OF THE SOUTHEAST 1/4,SECTION 36 TOWNSHIP 13 NORTH,RANGE 17 EAST,W.M.) CURVE TABLE LINE TABLE NOTES: I GAL ESc.F,J'"IDN CURVE DELTA RADIUSILENGTH CHORD DIRECTION CHORD LENGTH UNE BEARING LENGTH 1. SUBJECT PROPERTY IS ZONED R-1. pARCFL•iB1204-12001 C1 35'40'50' 70.00 45.59 5 71'32'11'E 42.89 L1 S 0135'21'E 10.01 2. STREET IMPROVBAENTS SHALL CONFORM TO CITY OF YAKIMA STANDARDS FOR PLAT REVIEW. C2 16'25'!5' 70.00 20.07 S 45'2B'SB'E - 20.00 L2 S B922113 TRACT"A"OF PLAT"APPLE TREE PHASE IC'RECORDED UNDER'E 21.90 AUDITOR'S FILE NUMBER 8189799,RECORDS OF YAKIMA COUNTY, C3 35'40' ' 70.00 43.09 S 19754 E 42.89 L3 5 44'31'02'W 37.55 3. SEWER IS PROVIDE)BY CITY OF YAKIMA. WASHINGTON; ' ' ' 4. ALL STORM WATER GENERATED BY NEW IMPERVIOUS SURFACES TOGETHER WITH LOT 2 OF THAT SHORT PLAT RECORDED UNDER C4 BB'55'41' 20.00 31.04 N 44'54'455''W 28.02 L4 S 44S102 W 17.52 TO BE RETAINED AND DISPOSED OF ON SITE IN ACCORDANCE AUDITOR'S FILE NUMBER 7097978,RECORDS OF YAKIMA COUNTY - CS 91'04'19' 20.00 31.79 S 45'0515'W 28.55 L5 N 0028'54'W 17.44 WITH CITY OF YAKIMA STORMWATER ENGINEERING DIVISION WASHINGTON. REQUIREMENTS. CB 88'S5'41' 20.00 31.04 N 44'54'45'W 28.02 L6 N 50'26'27'E 35.32 - 5 WATER IS PROVIDED BY NOB HILL WATER ASSOCIATION. C7 91'04'19' 20.00 31.79 S 451515'W 28.55 L7 S 502627.W 45.51 CB 8815'41' 20.00 31.04 N 44'54'45'W 28.02 LB N 8919'05'W 21.87 8. POWER,TV CABLES,TELEPHONE CABLES AND NATURAL GAS _ MAINS ARE NOT SHOWN ON THESE PLANS BUT ARE TO BE C9 91'04'19' 20.00 31.79 N 45'05'15'E 28.55 L9 N 45'07'00'E 10.50 LOCATED VATHIN THE PUBUC UTIUTY EASEMENT.DEVELOPER TO RUT'COMPANY FOR DESIGN C10 88'S5'41' 20.00 p 31.04 5 44'54'45'E 28.02 L10 N 44'53'00'W 10.71 AND INSTALLATION OF THOR FACIUTIES. CI7 91'0419' 20.00 31.79 N 45'0515"E 28.55 L11 S 6919'05'E 25.73 7 TYPICAL BUILDING SETBACKS-20'FRONT SETBACK FROM C12 87'47'15' 20.00 30.64 5 45'28'58'E 27.73 L12 S 43'35'06'E 40.97 PROPERTY UNE,5'SIDE SETBACK PROPERTY UNE,AND 15' _ _ REAR SETBACK FROM PROPERTY UNE ~C13 91'04'19' 20.00 31.79 N 45'05'15'E 28.55 L13 N 4315'06'W 38.22 C15 43'25'55' 70.00 53.06 N 22'09'52'W 51.80 L14 5 01'35'21'E 7.51 016 1650'39' 70.00 20.58 N 5218'09'W 20.51 1.15 N 4412'27'E 20.81 C17 2815'36' 70.00 34.93 N 75'0117'W 34.57 L16 N 01'3521'W 7.51 _ C18 88'5211' 20.00 31.02 S 44'53'00'E 28.00 _ L17 5 45'30'07'E 21.83 C19 91'07'49' 20.00 31.81 N 45'07'00'E 28.56 C20 8612'11' 20.00 31.02 S 44'53'00'E 25.00 C21 91'07'49' 20.00 31.81 N 45'07'00'E 28.56 C22 681211' 20.00 31.02 N 44'53'00'W 26.00 C23 91'07'49' 20.00 31.81 N 45'07'00'E 28.56 C24 66'S2'11' 20.00 31.02 N 4453'00'W 28.00 C25 91'07'49' 20.00 31.81 5 45'07'00'W 28.56 COB 8812'11" 20.00 31.02 N 44'53'00'W 28.00 C27 921616' 20.00 32.21 S 44'32'47'W 28.84 C28 380314' 70.00 44.05 N 721918'E 43.32 C29 16'25'35' 70.00 20.07 N 48'24'54'E 20.00 C30 39'08'55' 70.00 47.83 N 1817'39'E 46.90 C31 91'3413" 20.00 31.96 N 44'50'18"E 28.67 C32 67'4718' 20.00 30.84 5 4529'00'E 27.73 C33 101211' 45.00 69.80 N 44'53'00'W 63.01 C34 821816' 45.00 72.47 S 4432'47"W 84.89 -C35 87'47'15' 45.00 68.95 S 45'2B'58'E 82.40 CAI ~C38 8B'S5'41' 20.00 31.04 N 44'54'45'W 28.02 CD CO Cr) CO N- N- N- N- I CO Cr) CO N- RECEIVED APR 0 2 2026 o DOC. INDEX # Z J �'� �I fY Y� fv W __LA._ . U Q 0 I ©B NUMBER: DATE: APPLE TREE CONSTRUCTION SHEET ���L��. r � 25219 04-01-26 0 HLA 2803 River Road ��``i ,A r jF" m t DRAWINCLE NAMES: CITY OF YAKIMA, YAKIMA COUNTY, WASHINGTON 7 Yakima,WA 98902 �' ' z5219,awg (509)966-7000 T�. ,. yy�, - OF • inn. " f 1 i 0. '/ www.hlacivil.com ff5T8'7 -e - DESIGNED BY: MRH 7 `"" - REVISION DATE ENTERED BY: DLW PRELIMINARY PLAT-NOTES, LINE/CURVE TABLES 187 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" PLP#002-26, SEPA#004-26 EXHIBIT LIST CHAPTER D DST Review DOC DOCUMENT DATE INDEX # D-1 DST Request for Comments 05/05/2026 D-2 Comment from Samantha Grenz, Permit Project Coordinator 04/23/2026 D-3 Comment from Kirsten McPherson,Development Engineer 07/02/2026 D-4 DST Comments in SmartGov 07/02/2026 188 0 0 0 d o' d 6 3 CI) < E C' T al Ud a T U } a C] E cc V P a o O ® W � �o .�//.4� CC r^ N \I/ Q O O N CV / C.4 N CO o QVI 1111 -4. u�f 'w z Z C. o a a m Cia) 7 m N z W I��1 E U V Z I� —�' `° °�' ° c a 02 ' N co J U Z o a a m Q � � � 01. o+ ci rO a a «. c R ° C Q Za d a; c a 5 3 H ZN co iu o �, a cs NJ O a cc c - E x € 3 5° c V - > 7 c a y N OG 1s o % 7 10 13 C ro c a > N V1 ai a — 4.. O 5 " � " " fig `� axfo - � > as w 'E '11 13 c ma y '5 is N ,H 3 c ,� [..) N u) 3 -0 cod LL 3 w a v) 0 w N r..� O Po '1 - LU le — LU Luz • 9 NI r ' G to U o U'R E Q (r. r i • 1 C F = W f co D. W INDEX •LIJ _ z y w 4F 03 4,4 _, 189 DATE: July 2,2026 TO: Eric Crowell,Senior Planner FROM: Kirsten McPherson, Development Engineer RE: PLP#002-26,SEPA#004-26-2206 S 96TH AVE/9905 OCCIDENTAL RD-(Parcel# 17133644411 )-APPLE TREE CONSTRUCTION COMPANY LLC"PLAT OF THE ORCHARDS" Project Description-Proposed preliminary long plat to subdivide two parcels and create 135 single- family lots,to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. This project proposes to subdivide two parcels and create 135 single-family lots,to be developed over 5 phases with approximately 27 lots on the property. The existing two parcels currently have an existing residential building,with no existing sidewalk along Occidental Rd.and has multiple driveway approaches.Right of way at this property on Occidental Rd.is about 70',10'above the City requirement of 60'for Collector Arterial roadways.The proposed development will cause increased pedestrian and vehicle traffic without adequate safety precautions for pedestrians and inadequate safe ingress and egress for vehicles.Current frontage infrastructure is not adequate enough to handle the proposed change in use to a new 135 single-family lot subdivision. In order to alleviate the resulting impacts from the change in use proposal,the City is requiring the following improvements: YMC 8.64 and 12.05-New curb,gutter,ADA ramps and 7'sidewalks shall be constructed along Occidental Road per standard detail R5. New curb,gutter,ADA ramps and 5'sidewalks shall be constructed on all internal roadways inside development per standard detail R5. Street improvements shall conform to standard detail R3.Any existing curb,gutter and/or sidewalk along S.96th Ave.frontage that is unfit or unsafe shall also be repaired/replaced. YMC 8.64 and 15.06.065-Residential driveway approaches are required which meets the requirements of this chapter and standard detail R4. Driveway width shall be a max of 20'. YMC 8.64.070(d)-Any driveway which has become abandoned or unused through a change of the conditions for which it was originally intended,or which for any other reason has become unnecessary, shall be closed and the owner shall replace any such driveway approach with a standard curb,gutter and sidewalk,to be constructed according to the city's general specifications. YMC 15.06.065(c)-No driveway access to an Arterial Street shall be located within 75'(measured along the Arterial)of any other such Arterial Street access on the same side of the street. YMC 12.02-Easements shall be established per this chapter. YMC 12.06.080-Street lighting-Street lights shall be installed per this chapter. YMC 15.05.040-Clear vision triangle shall be established and maintained per this chapter. YMC 12.06.020-Right of way-Occidental Rd.is classified as a Collector Arterial roadway, requiring a total of 60'of right of way(30'half width).Applicant shall determine adequate dedication of right of way for all new/proposed roads. 190 YMC 8.72-An excavation and street break permit shall be obtained for all work within the public right of way. 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 and shall be completed prior to Certificate of Occupancy. 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ONSJEY>? 193 cc cc 0 0 cc cc cc o: 0 0 _ = U 0 a a co 03 co co WUJWWUJWWWUJWWWUJWW Q Q Q Q Q Q Q Q Q Q Q Q Q Q H H H H F— H H- H I— I— H H H H H N Cn U) Cn CO CO CO CO CO O O O O O O rl a--I I--I rl r-1 a--I % 1 fN O O O O O O O O O O O O O O O (n fn fn Cn N (n N Cn fn (n fn C/) C/) C/) C/) a-1 aNi 0 0 0 0M 0 0 0 1-1 1--1 1--1 0 in Ln Ln in co co co co co co co co co Q N N N N N N N N N N N N N N N 1--1 N M •q Lf) CO N CO Q) O i N M V L() NNNNNNNNNCOCOCOCOCOM r-1 T-1 T-I T-1 r-I T--1 rl ri t—I r-I T-I 1--1 a--1 DOC. INDEX # 194 City of Yakima Development Services Team n•n 'l,, Request For Comments May 1, 2026 � R To: City of Yakima Development Services Team From: Eric Crowell,Senior Planner Subject: Request for Comments Applicant: _ HLA Engineering&Land Surveying c/o Mike Heit File Numbers: PLP#002-26, SEPA#004-26 Location: 2206 S. 96th Ave. &9905 Occidental Rd. Parcel Number(s): 171336-44411 &-44402 DST MEETING DATE: 5/5/2026 Proposal Proposed preliminary long plat to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. Please review the attached application and site plan and prepare any written comments you might have regarding this proposal.This project will come up for discussion at the weekly DST meeting to be held May 5. 2026 at 2:00 p.m. As always, should you have comments, but find you are unable to attend, please submit your comments prior to the meeting. Should you have any questions, or require additional information, please contact me at eric.crowell(d(vakimawa.Qov or(509) 576-6736. Comments: Contact Person Department/Agency DOC, INDEX # - I =.--- - 195 PPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" PLP#002-26, SEPA#004-26 EXHIBIT LIST CHAPTER E Applications DOCUMENT DATE E-1 Preliminary Long Plat Application 04/02/2026 E-2 SEPA Application 04/02/2026 E-3 Traffic Concurrency Application 04/02/2026 196 .'t COMMUNITY DEVELOPMENT DEPARTMENT i/- odilitil 1 .- Planning Division CITY OF YAKIMA CODE ADMIN.DIVISION �' ��' 129 N.2nd St.,Yakima,WA 98901 r '" `� Phone:(509)575-6183 Email:Ask.Planning@yakimawa.gov APR 0 2 2026 TRAFFIC CONCURRENCY REVIEW CI REC'VD FAXED° LAND USE APPLICATION FORM (YMC CH. 12.08) 0 PAID -_ FYI 0, Please complete this page and the attached forms. If you have any questions about this form or the application process,please ask to speak with a planner. All necessary attachments and the filing fee are required upon submittal. Filing fees are non-refundable. APPLICANT INFORMATION: Name:Mike Heit Company(if applicable):HLA Engineering and Land Surveying, Inc Phone Number:509-966-7000 Email Address:mheit©hlacivil.com Mailing Address:2803 River Road City:Yakima State:WA Zip Code:98902 _ Interest in Property: ❑ Property Owner El Agent 0 Purchaser Other:. _ PROPERTY OWNER INFORMATION (check if same as applicant 0) Name:Apple Tree Construction Company,LLC Phone Number:509-945-3715 Email Address:John@bortonfruit.com Mailing Address:2550 Borton Road _ City:Yakima State:WA Zip Code:98903 SUBJECT PROPERTY INFORMATION Address:2206 S 96th Ave.,Yakima,WA 416 9etesT O l.4Li( >ed Parcel Number(s)(if lengthy,attach on separate document):171336.44411, .E4L4yoz_. Legal Description (if lengthy,attach on separate document).see attached Current Zoning Designation: 0 SR ® R-1 0 R-2 ❑ R-3 0 B-1 0 B-2 0 HB 0 SCC 0 LCC 0 CBD ❑GC ❑AS 0 RD ❑ M-1 0 M-2 CERTIFICATION I certify t t he I ormation on this ap lication a d the required attachments are true and correct to the best of my knowledge. e , -1-- E t3�grud "° ` 2,3 - Z--o 2-6) Propert 0 n is ignature Print Name Date I � � t-le.:e:-�` 3._23—Zc Applicant's Signature Print Name Date STAFF USE ONLY: File/Application#: -r-co "D O 9^2 6) ` {,) (, Date Paid: 0Ni I ClLi Received,� By: O i\L; LU\a. Amount Paid: li 4 U li Receipt No.: _ C 1'ed�- LV 00®121-' Revised 12/2025 Page 1 of 2 DOC INDEX ;f -, 197 :� ; TRAFFIC CONCURRENCY REVIEW RECEIVED LAND USE APPLICATION FORM (CONT'D) APR 0 2 2026 APPLICATION QUESTIONS: CITY 0 YAKIIvIH 1. Type of Use(check one): PLANNING DIV © Residential ❑ Commercial ❑ Industrial 2. Use Information (complete the appropriate column in accordance with the category checked above): RESIDENTIAL USES: COMMERCIAL USES: INDUSTRIAL USES: Housing Type*: Describe Use*. Describe Use*. Single-Family -- (Singlefamily, Two-Family(Duplex),etc.) - Special Population*: Gross Floor Area: Gross Floor Area (e.g.Nursing Home) Other*: Parking Spaces Parking Spaces Required: _ Required: (Group Home,Daycare,etc.) Provided: Provided:_ Number of Units:135 Number of Employees:_ Number of Employees *Use must come from the Table of Permitted Land Uses(YMC 15.04.030) 3. Project Description: This proposed plat will subdivide approximately 33.99 acres into 135 single family lots in five phases.The single-family lots will vary in size from approximately 7,920 square feet to 9,833 square feet. The lots will either have frontage on Occidental, and a public road system. Nob Hill Water will serve the lots with domestic water. City of Yakima sewer will serve the sewage needs. Storm water will all be contained onsite in drain rock envelopes for underground infiltration Submit this form with a site plan,the application fee,and any other attachments to the City of Yakima Planning Division. It will be reviewed by the City's Traffic Engineer and you will receive a Notice of Decision explaining the Findings of the resulting analysis. Please review the Decision when it is sent to you,as you only have 14 days to file a Request for Reconsideration or an Appeal. Questions?Contact the City of Yakima Planning Division at ask.Dlanning@vakimawa.gov or(509)575-6183. DOG INDEX # Revised 12/2025 Cf Page 2 of 2 198 THE ORCHARDS Traffic Concurrency Application, supplemental information Legal Description: Section 36 Township 13 Range 17 Quarter SE: Plat AF#8189799 Tract A OF APPLE TREE PHASE 1 C, and SP AF#7097976: LOT 2 RECEIVED APR 0 2 2026 CITY OF YAKINIA PLANNING DIV DOC. INDEX # 199 r wt-1;\0 o 4-2-Lp -:i. Preliminary Long Plat Application Packet _` SEPA : ,, LAND USE APPLICATION FORM (YMC Ch. 6.88) CITY OF YAKIMA CODE ADMIN.DIVISION ENVIRONMENTAL CHECKLIST APR 02 2026 STATE ENVIRONMENTAL POLICY ACT(SEPA) ❑REC'VD FAXEDD n PAID FYI (AS TAKEN FROM WAC 197-11-960) - - - -- INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully,to the best of your knowledge.You may need to consult with an agency specialist or private consultant for some questions.You may use"not applicable"or"does not apply"only when you can explain why it does not apply and not when the answer is unknown.You may also attach or incorporate by reference additional studies reports.Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process.The checklist questions apply to all parts of your proposal,even if you plan to do them over a period of time or on different parcels of land.Attach any additional information that will help you describe your proposal or its environmental effects.The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NON-PROJECT PROPOSALS: For non-project proposals(such as ordinances, regulations, plans and programs),complete the applicable parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS(part D). Please completely answer all questions that apply and note that the words"project", "applicant", and "property or site"should be read as"proposal,""proponent,"and "affected geographic area," respectively.The lead agency may exclude(for non-projects)questions in Part B-Environmental Elements-that do not contribute meaningfully to the analysis of the proposal. A.BACKGROUND INFORMATION 1. Name of Proposed Project(If Applicable): The Orchards 2. Applicant's Name and Phone Number: Mike Heit, 509-966-7000 3. Applicant's Address: 2803 River Rd.,Yakima, WA 98902 4. Contact Person Name&Phone Number: Mike Heit, 509-966-7000 5. Agency Requesting Checklist:City of Yakima 6. Proposed Timing or Schedule(Including Phasing, If Applicable): This 135 lot subdivision is proposed to be developed over 5 phases,with approximately 27 lots developed per phase 7. Do you have any plans for future additions,expansion,or further activity related to or connected with this proposal?If yes, explain: This SEPA is in conjunction with a Preliminary Long Plat Application and construction of the proposed residential buildings. 8. List any environmental information you know about that has been prepared,or will be prepared,directly related to this proposal: None are known to exist Revised 12/2025 Page 3 of 16 ________e_al 200 ,r,o' Preliminary Long Plat Application Packet ,yt,%\` SEPA r"' LAND USE APPLICATION FORM (YMC Ch. 6.88) 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal?If yes, explain: None are known to exist. 10. List any government approvals or permits that will be needed for your proposal, if known: City of Yakima: Preliminary Plat Approval; SEPA Determination; Building Permit Approval; Plan Review and Approval, and construction approval for municipal facilities constructed by private parties. 11. Give a brief, but complete description of your proposal,including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal.You do not need to repeat those answers on this page(lead agencies may modify this form to include additional specific information on project description): This proposed plat will subdivide approximately 33.99 acres into 135 single family lots in five phases.The single-family lots will vary in size from approximately 7,920 square feet to 9,833 square feet. The lots will either have frontage on Occidental, and a public road system. Nob Hill Water will serve the lots with domestic water. City of Yakima sewer will serve the sewage needs. Storm water will all be contained on site in drain rock envelopes for underground infiltration. 12. Location of the proposal.Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any,and section,township,and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description,site plan,vicinity map,and topographic map,if reasonably available.While you should submit any plans required by the agency,you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist: The property is located at 2206 S 96th Ave, parcel number 17133644411 with frontage on Occidental Road. Section 36 Township 13 Range 17 Quarter SE: Plat AF#8189799 Tract A OF APPLE TREE PHASE 1C. B.ENVIRONMENTAL ELEMENTS EARTH: 1. General Description of the Site(check one): ✓❑ Flat ❑ Rolling ❑ Hilly ❑ Steep Slopes ❑ Mountainous ❑ Other: 2. What is the steepest slope on the site(approximate percent slope)? Approximately 2 0 percent. 3. What general types of soils are found on the site(for example,clay,sand,gravel, peat, muck)? If you know the classification of agricultural soils,specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils: Silt Loam, See attached. 4. Are there surface indications or history of unstable soils in the immediate vicinity?If so,describe: There are no known indications of unstable soils on site or in the immediate vicinity. 5. Describe the purpose,type,total area,and approximate quantities and total affected area of any filling,excavation,and grading proposed. Indicate source of fill: See attached. RECEIVED Doc APR 0 2 2026 Revised 12/2025 Page 4 of 16 � ��4 CI I Y UI= YA�cIrvIA, _ PLANNING DIV. 201 •-Vii', Preliminary Long Plat Application Packet '_'� i% SEPA ., es: LAND USE APPLICATION FORM (CONT'D) 6. Could erosion occur as a result of clearing,construction,or use?If so,generally describe: It is possible erosion could occur during the construction phase of the development, but it is not expected After construction is completed, each individual residential lot will be landscaped, and long-term erosion is unlikely to occur 7. About what percent of the site will be covered with impervious surfaces after project construction(for example,asphalt or buildings)? See attached 8. Proposed measures to reduce or control erosion,or other impacts to the earth,if any: See attached. AIR: 1. What types of emissions to the air would result from the proposal during construction,operation,and maintenance when the project is completed?If any,generally describe and give approximate quantities if known: See attached. 2. Are there any off-site sources of emissions or odor that may affect your proposal?If so,generally describe: None are known to exist. 3. Proposed measures to reduce or control emissions or other impacts to air,if any. See attached SURFACE WATER 1. Is there any surface water body on or in the immediate vicinity of the site(including year-round and seasonal streams, saltwater, lakes, ponds,wetlands)? If yes, describe type and provide names. If appropriate,state what stream or river it flows into: There are no existing surface bodies of water or stream on the site There are existing irrigation/decoration ponds immediately east of the property on the golf course. 2. Will the project require any work over, in,or adjacent to(within 200 feet)the described waters? If yes, please describe and attach available plans: There will be no work over or in any of the bodies of water.The new construction will occur approximately 450'west of the closest irrigation pond. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: No fill or dredge material will be placed or removed from any surface water or wetlands 4. Will the proposal require surface water withdrawals or diversions?Give general description, purpose, and approximate quantities if known: The new development will not require any surface water withdrawals or diversions. 5. Does the proposal lie within a 100-year floodplain?If so, note location on the site plan: According to FEMA FIRM map number 53077C1009E the site does not lie within the 100-year floodplain. RECFIVED DOC. INDEX' - —o APR 0 2 2026 Revised 12/2025 Page 5 of 16 (;II Y Ut- YAKIMA PLANNING DIV. 202 Preliminary Long Plat Application Packet /iiemik—'3/4.,,ii...' r-\:� SEPA ' � a� . LAND USE APPLICATION FORM (CONT'D) , 6. Does the proposal involve any discharges of waste materials to surface waters?If so, describe the type of waste and anticipated volume of discharge: The proposal will not discharge any waste material to surface waters. GROUND WATER 1. Will groundwater be withdrawn from a well for drinking water or other purposes? If so,give a general description of the well, proposed uses and approximate quantities withdrawn from the well.Will water be discharged to groundwater?Give general description, purpose,and approximate quantities if known: The proposal will not withdraw or discharge to ground water. Domestic water supply is proposed from the Nob Hill Water which has deep source water wells. 2 Describe waste material that will be discharged into the ground from septic tanks or other sources,if any(for example: Domestic sewage; industrial,containing the following chemicals...;agricultural; etc.). Describe the general size of the system,the number of such systems,the number of houses to be served (if applicable),or the number of animals or humans the system(s)are expected to serve: Waste materials will not be discharged from any source into the ground The projects will be connected to City of Yakima public sanitary sewer WATER RUNOFF(INCLUDING STORM WATER) 1. Describe the source of runoff(including storm water)and method of collection and disposal,if any(include quantities,if known).Where will this water flow?Will this water flow into other waters?If so, describe: See attached 2. Could waste materials enter ground or surface waters? If so,generally describe: No waste materials are anticipated to enter ground or surface waters 3. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site?If so,describe: No. The proposal does not alter or affect drainage patterns in the vicinity of the site 4. Proposed measures to reduce or control surface,ground,and runoff water,and drainage pattern impacts, if any: See attached PLANTS 1. Check the type(s)of vegetation found on the site: Deciduous Trees: Evergreen Trees: Wet Soil Plants: Water Plants: Other: ❑Alder ❑ Fir ❑Cattail ❑ Milfoil ❑Shrubs ❑ Maple ❑ Cedar ❑ Buttercup ❑ Eelgrass ❑✓ Grass ❑Aspen ❑ Pine ❑ Bullrush ❑Water Lily ❑ Pasture ❑ Other ❑Other ❑Skunk Cabbage ❑Other ❑Crop Or Grain ❑ Other ❑✓ Orchards,vineyards,or other permanent crops ❑Other types of vegetation: RECEIVED Revised 12/2025 APR 0 2 2026 uoc. INDEX it Page 6 of 16 CITY OF YAKS,, f --.., PLANNING DIV .o __£__ 203 _•,i: Comprehensive Plan Amendment Application Packet r4INh ?;\ SEPA LAND USE APPLICATION FORM (CONT'D) 2. What kind and amount of vegetation will be removed or altered? The development will be cleared of existing natural occurring pasture grasses and orchard trees where necessary for the construction of the street, utility improvements, and home construction. 3. List threatened or endangered species known to be on or near the site: There are no listed endangered or threatened plants on the project site or within the general project vicinity 4. Proposed landscaping, use of native plants,or other measures to preserve or enhance vegetation on the site, if any: The completed residential homesites will be landscaped with typical residential lawns,trees, flowers, and shrubs. 5. List all noxious weeds and invasive species known to be on or near the site. There are no known noxious weeds or invasive species known to be on or near the project site or within the general vicinity ANIMALS 1. List any birds or other animals which have been observed on or near the site or are known to be on or near the site. Examples include: birds:hawk, heron, eagle,songbirds, other: mammals:deer, bear, elk, beaver, other: fish:bass,salmon, trout, herring,shellfish, other: Songbirds. 2. List any threatened or endangered species known to be on or near the site: There are no known endangered or threatened species on or near the project site. 3. Is the site part of a migration route? If so,explain: Most of Washington State is part of the Pacific Flyway migratory route for birds. 4. Proposed measures to preserve or enhance wildlife, if any: None. 5. List any invasive animal species known to be on or near the site: There are no known invasive animal species to be on or near the project site. ENERGY AND NATURAL RESOURCES 1. What kinds of energy(electric, natural gas,oil,wood stove,solar)will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing,etc.: It is anticipated that electricity or natural gas will be the primary sources of cooling and heating the residences. Electricity will also be used for normal residential demands of lighting, etc. During construction:equipment fuel 2. Would your project affect the potential use of solar energy by adjacent properties?If so,generally describe: The project will not affect the potential use of solar energy by adjacent properties. RECEIVED DOC, INDEX Revised 12/2025 APR 0 2 2025 Page 7 of 16 Cfl Y Ut- YAKIiviA PLANNING DIV. 204 Preliminary Long Plat Application Packet • '` S E PA ti f)t r LAND USE APPLICATION FORM (CONT'D) 3. What kinds of energy conservation features are included in the plans of this proposal?List other proposed measures to reduce or control energy impacts, if any: New construction will be built to Washington State Energy Codes and as required by the International Building Code ENVIRONMENTAL HEALTH 1. Are there any environmental health hazards,including exposure to toxic chemicals, risk of fire and explosion,spill,or hazardous waste that could occur as a result of this proposal?If so,describe: There are no known environmental health hazards that could occur as a result of proposal.A fuel spill may occur as a result of construction activities 2. Describe any known or possible contamination at the site from present or past uses: No known contamination is present on the site. Past and current use as an orchard has not resulted in known hazardous contamination. 3. Describe existing hazardous chemicals/conditions that might affect project development and design.This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity: There are no known hazardous chemicals or conditions on or near the site that would affect project development or design. No underground hazardous liquid or gas transmission pipelines are present within the project area or immediate vicinity 4. Describe any toxic or hazardous chemicals that might be stored, used,or produced during the project's development or construction,or at any time during the operating life of the project: The project will not store, use, or produce any toxic or hazardous chemicals during construction or throughout its operational life. 5. Describe special emergency services that might be required: There are no known emergency services that would be needed as a result of this new building Emergency medical aid may be required should an injury occur during construction 6. Proposed measures to reduce or control environmental health hazards, if any: There are no known environmental health hazards associated with this proposal,therefore there are no proposed measures The site is a historic orchard. NOISE 1. What types of noise exist in the area,which may affect your project(for example:traffic, equipment,operation,other)? Traffic noise from adjacent public streets. 2. What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis(for example:traffic,construction,operation,other)?Indicate what hours noise would come from the site: Short-term noise consists of construction activities associated with commercial construction. Construction noise can be expected from approximately 7:00 a.m.to 7:00 p.m Long-term noise is expected from the typical residential maintenance equipment, i e. lawn mowers, leaf blowers, power trimmers, snow blowers,etc.during daylight hours. 3. Proposed measures to reduce or control noise impacts, if any: No adverse noise impacts are anticipated; however,we propose to restrict construction to 7:00 a m.to 7:00 p m In addition,we will comply with the City of Yakima and Yakima County Noise Ordinance, as it applies to this project. RECF.1V F a APR 0 2 z{�z�� Revised 12/2025 ' oc. IRIJ�," Page 8 of 16 f Cl Y u� Y PLANNING DIV4 205 Preliminary Long Plat Application Packet SEPA t`o \ LAND USE APPLICATION FORM (CONT'D) LAND AND SHORELINE USE 1. What is the current use of the site and adjacent properties?Will the proposal affect current land uses on nearby or adjacent properties?If so,describe: The project area consists of unused open land There is open land located immediately to the north,south, and west of the subject parcel. Residential homes are located to the east of the subject property. 2. Has the project site been used as working farmlands or working forest lands?If so,describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? Yes,the site has been used as working farmland(orchard).The proposal will convert the entire 32-acre lot to non-farm use. No designated forest lands are present on the site. 3. Will the proposal affect or be affected by surrounding working farm or forest land normal business operations,such as oversize equipment access,the application of pesticides,tilling,and harvesting?If so, how: The proposal will not affect or be affected by surrounding working farm land and normal business operations. 4. Describe any structures on the site: There is currently one residential structures on site that will be removed. 5. Will any structures be demolished?If so,what? The one existing residence and out buildings will be removed. It is currently vacant. 6. What is the current zoning classification of the site? R-1 7. What is the current comprehensive plan designation of the site? Low density residential 8. If applicable,what is the current shoreline master program designation of the site? Not applicable. 9. Has any part of the site been classified as a critical area by the city or county?If so,specify: No part of the site has been classified as an"environmentally sensitive"area. 10. Approximately how many people would reside or work in the completed project? Approximately 365 people(2.7 per home)would reside in the completed project. 11. Approximately how many people would the completed project displace? None. 12. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable 13. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans,if any: None proposed The current zoning allows for this type of use and it meets current and future land use plans for the City APR 0 2 2026 Page 9 of 16 Revised 12/2025 DOC. INDEX # t:IIYOFYAKIN►A -. PLANNING DIV. 206 `fM1;ti Preliminary Long Plat Application Packet t ( ',,, =73 S E PA LAND USE APPLICATION FORM (CONT'D) ,,,.,g,} 14. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: The current zoning for these properties is determined that the properties are suitable for uses permitted in the respective single family zoning district. The project meets the current and future land use plans of the City of Yakima. HOUSING 1. Approximately how many units would be provided, if any?Indicate whether high, middle,or low-income housing: Approximately 135 single family residential lots will be created. 2. Approximately how many units, if any,would be eliminated?Indicate whether high, middle,or low-income housing: One middle income house. 3. Proposed measures to reduce or control housing impacts,if any: None AESTHETICS 1. What is the tallest height of any proposed structure(s), not including antennas;what is the principal exterior building material(s)proposed? 35 feet in max height. Principal building materials will consist of stone, brick, stucco,wood. 2. What views in the immediate vicinity would be altered or obstructed? None known. 3. Proposed measures to reduce or control aesthetic impacts,if any: The Orchards Plat will reflect the style and quality of the Apple Tree Resort Restrictive covenants will require fences and landscaping to be in harmony with the community and neighboring properties. Compliance with zoning and building code regulations regarding building height, lot coverage and setbacks will also be in effect. LIGHT AND GLARE 1. What type of light or glare will the proposal produce?What time of day would it mainly occur? Typical and normal residential and residential security night lighting form dusk until dawn. 2. Could light or glare from the finished project be a safety hazard or interfere with views? The light or glare is not expected to pose any safety hazards or interfere with any views 3. What existing off-site sources of light or glare may affect your proposal? None. 4. Proposed measures to reduce or control light and glare impacts, if any: Proposed street lighting, security lighting, and possible accent lighting will be directed downward throughout the development Encourage the use of lowest necessary wattage. r-TrENED Revised 12/2025 . ,�j�'(? 0 2 2(026 Page 10 of 16 E., as. . ,,I Y OF PLA N NG DIV. _ 207 r Preliminary Long Plat Application Packet S E PA LAND USE APPLICATION FORM (CONT'D) RECREATION 1. What designated and informal recreational opportunities are in the immediate vicinity? Apple Tree Golf Course is located immediately adjacent to the property.A community pool, cabana are located in the adjacent Apple Tree Subdivision. 2. Would the proposed project displace any existing recreational uses?If so, describe: No 3. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None necessary HISTORIC AND CULTURAL PRESERVATION 1. Are there any buildings, structures,or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national,state,or local preservation registers located on or near the site? If so,specifically describe: According to the Department of Archaeology&Historic Preservation's(DAHP)Washington Information System for Architectural and Archaeological Records Data(WISAARD),there are no registered properties within or adjacent to the project limits 2. Are there any landmarks,features,or other evidence of Indian or historic use or occupation?This may include human burials or old cemeteries.Are there any material evidence, artifacts,or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources: There are no known landmarks or evidence of historic, archaeological, scientific, or other cultural significance located on or near the site. 3. Proposed measures to avoid, minimize,or compensate for loss,changes to, and disturbance to resources. Please include plans for the above and any permits that may be required: There are no known impacts,therefore no measures are proposed. If,during construction,artifacts are found,then work within the area will cease and the proper authority will be notified TRANSPORTATION 1. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system.Show on site plans,if any: The project will be accessed from South 96th Avenue and Occidental Road,see attached plat layout. 2. Is the site or affected geographic area currently served by public transit?If so,generally describe. If not,what is the approximate distance to the nearest transit stop? No.The nearest bus stop is located at Nob Hill and South 72nd Avenue, approximately 2 miles to the east. 3. How many parking spaces would the completed project or non-project proposal have?How many would the project or proposal eliminate? Each homesite will have a minimum of 2 off-street parking spaces No parking spaces will be eliminated. Revised 12/2025 INDEX # AP " u2F� Page 11 of 16 k,Ii Y OF YAKIMA • -_41 PLANNING DIV. 208 Preliminary Long Plat Application Packet rK SEPA I LAND USE APPLICATION FORM (CONT'D) 4. Will the proposal require any new or improvements to existing roads,streets, pedestrian bicycle or state transportation facilities, not including driveways? If so,generally describe(indicate whether public or private): The proposal will involve frontage improvement to Occidental Road that include the addition of cub and sidewalk. 5. Will the project or proposal use(or occur in the immediate vicinity of)water, rail,or air transportation?If so,generally describe: No 6. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks(such as commercial and non-passenger vehicles).What data or transportation models were used to make these estimates? See attached. 7. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area?If so,generally describe: No. 8. Proposed measures to reduce or control transportation impacts,if any: No measures are planned. Primary access will be provided via S 96th and Occidental PUBLIC SERVICES 1. Would the project result in an increased need for public services(for example:fire protection, police protection, public transit, health care,schools,other)?If so,generally describe: The project will have probable incremental increased demand for fire and police protection, public safety services and schools could be anticipated, relative to the potential population increase. 2. Proposed measures to reduce or control direct impacts on public services, if any. None proposed. UTILITIES 1. Check all utilities currently available at the site: ✓ Electricity I Natural Gas I Water I Refuse Service I Telephone I Sanitary Sewer Septic System Other: - - 2. Describe the utilities that are proposed for the project,the utility providing the service,and the general construction activities on the site or in the immediate vicinity which might be needed. Water from Nob Hill Water and Sewer from the City of Yakima are available to serve the property and would be extended to serve new buildings. RFr,F VED Revised 12/2025 DOC. I�'` A h I-, 0 'LU2b Page 12 of 16 ��✓��Grl y ur YAKIGMA PLANNING DIV, 209 Comprehensive Plan Amendment Application Packet • SEPA LAND USE APPLICATION FORM (CONT'D) C.SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Digdaily signed by Michael R Heit 3-23-2026 Date:2026 03 23 18:39:07-07'00' Property Owner or Agent Signature Date Submitted Michael Heit HLA Engineering&Land Surveying Name of Signee Position and Agency/Organization PLEASE COMPLETE SECTION "D"ON THE NEXT PAGES IF THERE IS NO PROJECT RELATED TO THIS ENVIRONMENTAL REVIEW RECFIVF ) Doc. Ie ' f_ APR 0 2 2026 Revised 12/2025 Page 13 of 16 t, I r ur YAKIMA PLANNING DIV. 210 THE ORCHARDS Preliminary Long Plat Application, supplemental information VI I Y , MANNING Div, Legal Description: Section 36 Township 13 Range 17 Quarter SE: Plat AF# 8189799 Tract A OF APPLE TREE PHASE IC, and SP AF#7097976: LOT 2 Supplemental SEPA B. Environmental Elements EARTH (3)National Resources Conservation Service Soil Mapping was consulted regarding the onsite soils at the plant site. The USDA Soil Conservation Service(SCS) indicated the primary soil for the site is a Harwood Loam which is a CL-CG or A-6 soil type. The remainder of the site is a mixture of Esquatzel Silt Loam, which is a ML or A-4 soil type, Gorst Loam, which is a CL or A-6 soil type,and Kittitas Silt Loam, which is a ML or A-4 soil type. The Harwood Loam and Kittitas Silt Loam are considered prime farmland. The Harwood Loam and Gorst Loam are considered prime farmland if irrigated. EARTH (5) The project consists of usual and normal embankment construction for new streets and building lots. As it applies to the entire project area, there is approximately 25,000 cubic yards of grading proposed for street construction and lot development expected.No fill is proposed and no net increase or decrease in quantity of material is anticipated. Earthwork quantities will be determined during the design phase of the development. Source of fill will be from on-site excavations or from approved/permitted borrow site. EARTH (7)This preliminary plat will be constructed in accordance with R-1 standards, with approximately 40-percent of the site will be covered with impervious surfacing. The lot coverage maximum in the R-1 zone is 60 percent. EARTH(8) During the site development and construction activities,the contractor will be required to utilize appropriate erosion control Best Management Practices, and regulatory erosion control stormwater management plans will be implemented. Silt fencing and dust control measures will be implemented. Storm drainage improvements will be constructed to comply with City of Yakima standards. The site will be permanently stabilized post-construction by sodding and landscaping. AIR(1)Typical emissions of dust and automobile odors will be generated during construction. Dust control procedures will be in place during construction to limit the dust to the maximum extent practicable. Construction activity will be limited to area immediately adjacent to the construction area. Dust is not expected after construction as the site will be fully landscaped and irrigated, or will be covered with asphalt concrete pavement. After project completion,there will be no adverse effects on the air,the emissions will be from automobiles belonging to local residents and staff. Minimal emissions from commercial heating devices may occur after project completion.Approximate quantities are not known. .11; INDEX # •4 211 AIR(3) The contractor shall comply with Yakima Regional Clean Air Agency regulatory requirements. The contractor may be required to use dust control measures such as watering of the construction area to eliminate wind-borne erosion if a problem arises. The contractor will also be required to clean mud and dust from public roadways as necessary. In addition, construction equipment will be well maintained to prevent excessive exhaust emissions. WATER RUNOFF (1) The sources of water runoff will be primarily from rainfall and snowmelt. The runoff is proposed to be collected and managed on-site via surface retention and infiltration facilities or underground infiltration facilities. Stormwater treatment and disposal facilities will be designed and sized in accordance with the Eastern Washington Storm Water Manual and City of Yakima standards. This project will not result in the discharge of storm water into a surface water body. WATER RUNOFF (4) Stormwater runoff from the roads will be retained,treated, and disposed of on-site via surface retention and infiltration facilities, or underground infiltration facilities. Stormwater from homes will be directed onto landscaped areas on each residential lot. Accepted BMP engineering practices for stormwater drainage systems will be implemented to collect and manage the surface and runoff water impacts. TRANSPORTATION(6) Based upon the Tenth Edition of the Institute of Transportation Engineers (ITE)Trip Generation Manual, a single-family residential project(Land Use 210) is anticipated to generate approximately 9.57 vehicle trips per weekday per residence. This equates to approximately 1,292 vehicle trips per day for the proposed 135 residences (50 percent entering and 50 percent exiting). The estimated volume during the A.M. peak hour(7:00 a.m.to 9:00 a.m.)of adjacent street traffic is 0.74 trips per single-family residence, or approximately 100 trips(25 percent entering and 75 percent exiting). The estimated volume during the P.M. peak hour(4:00 p.m.to 6:00 p.m.)of adjacent street traffic is 1.01 trips per single-family residence,or approximately 136 trips(63 percent entering and 37 percent exiting). Site access would be provided via two access points, S. 96th Avenue and Occidental Avenue. Trip generation estimates reflect total site traffic; the distribution of trips between access points would be dependent upon site design and circulation patterns. RECEIVED APR 0 2 2026 My Lit Y A1tI�VIF1 PLANNING DIV. Doc. iNDEx 212 ti..`'w COMMUNITY DEVELOPMENT DEPARTMENT — �er.. CITY OF YAKIMA (' .:., ' 1 Planning Division CODE ADMIN.DIVISION '- ' J 129 N.2nd St.,Yakima,WA 98901 ` .. Phone:(509)575-6183 Email:Ask.Planning@yakimawa.gov APR 0 2 2026 PRELIMINARY LONG PLAT APPLICATIO REC'VD FAXED' LAND USE APPLICATION FORM (YMC CH. 14.20) ❑ PAID F'(' -__ Please complete this page and the attached forms.If you have any questions about this form or the application process, please ask to speak with a planner. All necessary attachments and the filing fee are required upon submittal.Filing fees are non-refundable. APPLICANT INFORMATION: Name:Mike Heit Company(if applicable):HLA Engineering and Land Surveying,Inc Phone Number:509-966-7000 Email Address:mheit@hlacivil.com r Mailing Address:2803 River Road _ _ City:Yakima _ State:WA Zip Code:98902 Interest in Property:0 Property Owner 0 Agent ❑Purchaser Other: _ PROPERTY OWNER INFORMATION (check if same as applicant 0) Name:Apple Tree Construction Company,LLC Phone Number: Email Address Mailing Address:2550 Barton Road City:Yakima State:WA Zip Code:98903 SUBJECT PROPERTY INFORMATION Address: 2206 S 96th Ave 4 qqe;,s © ;4,,.,¢w( Av. Parcel Number(s)(if lengthy,attach on separate document):171336-44411,— c.+cp{O 2._ LegalDescription (If lengthy,attach on separate document):see attached Current Zoning Designation: 0 SR WI R-1 0 R-2 ❑ R-3 0 B-1 0 B-2 0 HB 0 SCC 0 LCC 0 CBD 0 GC 0 AS 0 RD 0 M-1 0 M-2 CERTIFIC N I certify hat,he'nformatin n this as ticati n�he required attachments are true and correct to the best of my knowledge. '` ' ot4NY—. 50ki-ot-s -3-23 -zo-` a Prope O, ner's Signetre Print Name Date ...7 Fa( vy Mike Heit 3 i�3— 2�G Applicant's Signature Print Name Date STAFF USE ONLY: ��} �/} C yy File/Application#: 1-LP`OOU2 2( 7 Tc44''- zco\- Date Paid: ja ` E p Received By: Ql 4W1 ! Amount Paid: 4 Lf q 4. 4_ Receipt No.: _ a _. Revised 12/2025 Page 1 of 16 1-�F(-)r�'. INJt=y ii . . 213 RECEIVED , PRELIMINARY LONG PLAT LAND USE APPLICATION FORM (CONT'D) APR 0 2 2026 CITY OF YAKIMA PLANNING DIV. APPLICATION QUESTIONS: 1. List all parties and financial institutions having an interest in the property(if lengthy, attach separate document) Apple Tree Construction Company LLC 2. Surveyor and/or contact person with their contact information: Tim Fries, PLS, HLA Engineering and Surveying, Inc. 2803 River Road,Yakima,WA 98902 tfries@hlacivil.com 1509-966-7000 3. Name of subdivision: The Orchards 4. Number of lots and range of lot sizes: 135 single-family lots ranging in size from 7,920 square feet to 9,833 square feet REQUIRED ATTACHMENTS: 1. PROPOSED PRELIMINARY PLAT meeting the requirements of the attached site plan checklist. 2. SEPA ENVIRONMENTAL REVIEW APPLICATION (attached) 3. TRAFFIC CONCURRENCY REVIEW APPLICATION may be required;see YMC Ch. 12.08 Revised 12/2025 Page 2 of 16 DOC. INDEX # 214 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" PLP#002-26, SEPA#004-26 EXHIBIT LIST CHAPTER F Public Notices DOC DOCUMENT DATE INDEX# F-1 Notice of Complete Application 04/30/2026 F-2 Affidavit of Posting 05/01/2026 F-3 Notice of Application & Environmental Review F-3a: Press Release and Distribution Email 05/06/2026 F-3b: Parties and Agencies Notified F-3c: Affidavit of Mailing F-4 Determination of Non-Significance & Public Hearing 06/16/2026 F-4a: Legal Ad F-4b: Press Release and Distribution Email F-4c: Parties and Agencies Notified F-4d: Affidavit of Mailing F-5 HE Agenda & Packet Distribution Lists 07/02/2026 F-6 HE Agenda& Sign-in Sheet 07/09/2026 F-7 Notice of Hearing Examiner's Recommendation (See DOC INDEX#AA-1 for HE Recommendation) F-7a: Press Release and Distribution Email 08/03/2026 F-7b: Parties and Agencies Notified F-7c: Affidavit of Mailing F-8 Letter of Transmittal to City Clerk: City Council Hearing 09/02/2026 (Mailing Labels, Site Plan,Vicinity Map) F-9 Notice of City Council Hearing 09/04/2026 • 215 `---, ,-,, OFFICE OF THE CITY CLERK ii .4-1 129 North Second Street ',Q1 . J 3 Yakima, Washington 98901 -.. 'tea... Phone (509) 575-6037 • Fax (509) 576-6614 CITY OF YAKIMA NOTICE OF CLOSED RECORD PUBLIC HEARING Preliminary Long Plat of"Plat of the Orchards" NOTICE IS HEREBY GIVEN that the Yakima City Council will conduct a closed record public hearing to consider the Hearing Examiner's recommendation regarding the preliminary plat submitted by Apple Tree Construction Company LLC for the "Plat of the Orchards", located at 2206 S. 96th Avenue and 9905 Occidental Road. Said closed record public hearing will be held on Tuesday, October 6, 2026, at 6:00 p.m., or as soon thereafter as the matter may be heard, in the Council Chambers at City Hall located at 129 N. 2nd Street, Yakima, WA. Closed Record Hearing means the public is invited to testify on the existing records but will not be allowed to introduce any new information. Any interested person wishing to provide testimony on this proposal is welcome to attend the public hearing in person or via Zoom (information on the agenda). The City Council agenda will be posted online at: https://www.vakimawa.00v/council/agendas-and-minutes/ Or contact the City Council in the following manner: 1) Send a letter via regular mail to "Yakima City Council, 129 N. 2nd Street, Yakima, WA 98901'; or, 2) E-mail your comments to citvcouncik vakimawa.00v Include in the e-mail subject line, "Preliminary Plat of the Orchards"Please also include your name and mailing address. Please contact City Planning for additional information at (509) 575-6183. Dated and published this September 5, 2026. Rosalinda Ibarra City Clerk DOCK. INDEX# Yakima Mg 2015 1994 216 ZObvv'9££ItL 'It 4Dv`9££LLl S.ON130bVd a il Z 6 Z � 3 Z W UN U c, ¢ a z—G - - -� I � - __ - -77 4 r� - __"__ - r . _ ZoOZ w I .- 00 WQ ,g,M s m O� i o 5. ii,h' 4'.' it F' -2 m--;I, J} r L 'II L. 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INDEX # _- 217 ZOtl-9E€ILt°4141+1,-9EEI,LI.'S,ON133 Vd = o . z n zI- 3 w � OZ 7 al i I— = I- 0 Ice < 311N3AV H196 H111oS + N I I m„x__ s:: 1 IW , fi 9y113 3. y I Et : ; , y m N y mt� 1 ^� n '' v« II k " 1 - Q 1 )III ~m vi 1Oo d ' r I ' ' - if O� I; tiSi I I -I Q a J } � -{_ -- - -ywRi LR _ � • I Q I- a _______ F" mN I U a —---AM-- . �^y1-- Idt� I I -,P--I r - rf- �� 11 sr°Wo o i I_; s o q1�yy. Irlh ' - --iltr R -- i �� 1IR II 4 1 �o S' 1- 'O I O m ` m O li•' 1 11 1 D �� �n �� � � IL J L �1 m N�' _ J t ti V R I f r J 4_-_- .,J L J tiw J I- c' II Ili a*1 O tD 1i M1 LL� _3 ut . 3.udu 9 ! I 'Y 3 T `` ypry -ligl_ a.. _r -.low_ mv_- 'Ill w Ate _ 1 1 r 1 f 1 i i9 i R I m 1 I I .-�,r �r i E �s s-1 I col W Ir_ �.r y. h gv9 I _ 7yYId ��j. I �.H �9��N i �i* ,M oy �i Fi Ik4l � _ _�0.� I y�' I O q dIllp O m O m 4 1 I REEd _ 1 I p 11 ,_N R� _ L I 11� ' I� 4 _ ) ��I el ,,.... I I < z 3 _-�r- — ,.r 7 .6s- far. rr I I ;r m N 1 N A' 4rrp 1y H O mmOJ nOJ m Ilrl I )aF�►.^I 0 1 k _J I� J. _-^__J,_ 1 L_9...Vag_--_ I _ __ t I T /7[-Y �9,r+ _ .rows _ :s 3$x741 ! ' t IIIf 3 p0 1 r t 11 I rn v1 -_ __3.Y¢6 y 3_• o fgi) i i m i l• c� - 1[ n in I iel I 0 , r NI � �y w It �'., 11�I Y ll f 1 W mfn mN F N O ~* Fo* 1" �'° ( i , J m i • II I O n W JG__°J- J,_OO_.JI[11 O- J I, k:_,..:1_O�__JI m l.1 i z i in: I! �_IlL ice I- °T = _mot___ `y r� - p ;� -4-$16--71*- ,o-La --ic '-,, ,t, - 2'i--"Fr 21k"7:16— g c% 1.1 1 F .-. . 1 hi a s I a sl ii I- ü ly' I iiiFiiI , _ 9 y ! 3.1CKo 9 3 b _ —:-I .. D --�� mw w 31 K _I I-: 1 r w -,.f---— r IV [ t « I EL O i' ,-m 1ILL: JJU L.J _J -__J 1 i 1 U • 1At• 1 1 '1_ -'—- _ - I+ cvy �L- - - w�9a...wxo x k �`i11; Ip � . _ ..R--A0 -� --bilk— `� acF 11 O Q i \� sy♦■ 'i--1*-{-' ---,t- ---16--7»Ic-•'1-�;N�L—,� "II raI1 m �I ,is _ gi 1 j OJ r 4.19:' 1f' JfI,, _;-e- .,L JP . 31.. Jm t Q I I}y■5 ,,n 'I. Y. LL ,1/�,.1_J iy .1 .s ` . 111 [lFF ti3r- .-- r l�i' --- Ir Ali",t- �m IR ,uNx :II I I S{ h ii om 4 - it -4 1 ti o N °. o i el r- - g gy o� ' Ili-- `&4 JY. _ JL.__Ir-. n .1i K �f= JE �Jt_ so.-11 I I Qu- TM'�.. .A_.-'M �_. ai rf 8 0 1 Ty m <ci - p.w wv I ---1Ff..-ft -,11 1}yi J u �- I1L� -_-- _`r o ��® ru~' y �Ip �« ' f_m �1 _ °N 11 _.°m I l Fm ---o `'ly 1 III om I={I om 1iii F m r o l O It 1 I RI IB J —.JI J� JIt r�` '� II J. I_ �" .- ,� wr Pa /�► DOC. INDEX # f 218 Project Name: APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" Site Address: 2206 S 96TH AVE/9905 OCCIDENTAL RD File Number(s): PLP#002-26, SEPA#004-26 Proposal: Proposed preliminary long plat to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. VICINITY MAP 0 41111:411t f _,..,---Y713L-3 SITE StfE 11.;:vaIt all R1 Map Disclaimer: Information shown on this map is for planning and illustration purposes only.The City of Yakima assumes no liability for any errors,omissions,or inaccuracies in the information provided or for any action taken, or action not taken by the user in reliance upon any maps or information provided herein. Date Created:4/7/2026 GQC C"\�r 219 CITY OF YAKIMA, PLANNING DIVISION LETTER OF TRANSMITTAL I, Eva Rivera, as an employee of the City of Yakima, Planning Division, have transmitted to: Rosalinda Ibarra, City Clerk,by hand delivery,the following documents: 1. Mailing labels for Apple Tree Construction"Plat of the Orchards" 2. E-mail distribution lists for In-House, Local Media, and SEPA Reviewing Agencies. 3. Site Plan and Vicinity Map '3 Signed thisitfa day of September 2026. ._...-01--- Eva Rivera Planning Technician 4 Received By: ?Oa.144S. til ivA--f Date: '//3/?0 r)- j DOC. INDEX # F- _.... 220 Rivera, Eva From: Rivera, Eva Sent: Thursday, September 3, 2026 9:54 AM To: Ibarra, Rosalinda Subject: PLP#002-26 - Plat of the Orchards Attachments: In-House Distribution E-mail List_updated 07.29.2026; Local Media List_08.07.2026; SEPA Reviewing Agencies Email Distribution List_Updated 07.14.2026 Hello Rosalinda-on the 1st of September City Council set October 6 as the public hearing date for Plat of the Orchards. Please provide the City Council public hearing notice to the attached e-mail distribution lists: • In-house Distribution • SEPA Reviewing Agencies • Local Media List Please also email the notice to the following parties of record/interested parties/project representatives: Email Mike Heit mheit@hlacivil.com Apple Tree Construction john@bortonfruit.com John Rivard rivardjohn50@gmail..com James Macnaughton james.macnaughton@dahp.wa.gov Amber Johnson crosepa(@ecy.wa.gov '1 L 17/7 s\..c Eva Rivera Planning Technician Qikimispr --, Phone: 509-575-6261 0 �" ov � eva.rivera@yakimawa.gov This email is a public record of the City of Yakima and is subject to public disclosure unless exempt under the Washington Public Records Act. This email is subject to the State Retention Schedule. DOC. INDEX # I. 221 Ahtanum Irrigation District Cascade Natural Gas Century Link 10705-B Gilbert Road 8113 W Grandridge Blvd 8 South 2nd Ave, Rm#304 Yakima,WA 98903-9203 Kennewick,WA 99336 Yakima,WA 98902 aidoffice@ahtanum.net Charter Communications City of Union Gap City of Yakima-Airport 1005 North 16th Ave Jason Cavanaugh Robert Hodgman Yakima,WA 98902 P.O. Box 3008 2400 West Washington Ave Union Gap,WA 98903 Yakima,WA 98903 Jason.cavanaugh@uniongapwa.gov robert.hodgman@yakimawa.gov Yakima Valley Canal Co City of Yakima-Engineering City of Yakima-Wastewater Division Robert Smoot Dana Kallevig Marc Cawley 1640 Garretson Lane 129 N 2nd St 2220 East Viola Ave Yakima, WA 98908 Yakima,WA 98901 Yakima,WA 98901 dana.kallevig@yakimawa.gov marc.cawley@yakimawa.gov Federal Aviation Administration Greater Yakima Chamber of Commerce Naches Cowiche Canal Association 2200 W.Washington Ave 10 North 9th Street PO Box 9635 Yakima, WA 98903 Yakima,WA 98901 Yakima,WA 98909 kristi@yakima.org NachesCowicheCanal@gmail.com North Yakima Conservation District Office of Rural and Farm Worker Housing Pacific Power 1606 Perry Street, Ste. C Marty Miller Mike Paulson Yakima,WA 98902 1400 Summitview Ave, Ste#203 500 North Keys Rd Yakima,WA 98902 Yakima,WA 98901 Martym@orfh.org United States Postal Service WA State Attorney General's Office WA State Department of Agriculture David James 1433 Lakeside Court, Ste# 102 Kelly McLain 205 W Washington Ave Yakima,WA 98902 PO Box 42560 Yakima,WA 98903 Olympia,WA 98504 david.r.james@usps.gov kmclain@agr.wa.gov WA State Department of Archaeology& WA State Department of Commerce WA State Department of Ecology Historic Preservation Review Team Annie Szvetecz 1063 S Capitol Way, Ste 106 1011 Plum St SE P.O. Box 47703 Olympia,WA 98504-8343 Olympia,WA 98504-3172 Olympia,WA 98504-7703 Sepa@dahp.wa.gov reviewteam@commerce.wa.gov Upload Docs to SEPA Register WA State Department of Ecology WA State Department of Ecology WA State Department of Ecology Gwen Clear Lori White Rhonda Luke 1250 W Alder St lori.white@ecy.wa.gov FormerOrchards@ecy.wa.gov Union Gap,WA 98903 crosepacoordinator@ecy.wa.gov WA State Department of Ecology WA State Department of Energy Facility WA State Department of Fish and Wildlife sepaunit@ecy.wa.gov Site Evaluation Council-EFSEC Janell Shah PO Box 43172 j.shah@dfw.wa.gov Olympia,WA 98504-3172 efsec@utc.wa.gov WA State Department of Fish and Wildlife WA State Department of Fish and Wildlife WA State Department of Fish and Wildlife, Scott Downes TeamYakima@dfw.wa.gov SEPA Desk PO Box 43200 Icott.Downes@dfw.wa.gov Olympia,WA 98504 R3planning@dfw.wa.gov DOC. INDEX # V't - 222 WA State Department of Health WA State Department of Health, Office of WA State Department of Health, Office of Kelly Cooper Drinking Water Drinking Water PO Box 47820 Jamie Gardipe SEPA.reviewteam@doh.wa.gov Olympia,WA 98504 16201 E Indiana Ave, Ste# 1500 Kelly.cooper@doh.wa.gov Spokane Valley,WA 99216 Jamie.gardipe@doh.wa.gov WA State Department of Natural WA State Department of Social&Health WA State Department of Transportation Resources, SEPA Center Services, Office of Capital Programs Paul Gonseth PO Box 47015 Larry Covey 2809 Rudkin Road Olympia,WA 98504 P.O. Box 45848 Union Gap,WA 98903 sepacenter@dnr.wa.gov Olympia,WA 98504 gonsetp@wsdot.wa.gov larry.covey@dshs.wa.gov WA State Department Transportation South WA State Department Transportation, West Valley School District Central Region Planning Office Aviation Division Dr. Peter Finch SCplanning@wsdot.wa.gov AviationLandUse@wsdot.wa.gov 8902 Zier Road Yakima,WA 98908 finchp@wvsd208.org WA State Governor's Office of Indian Affairs WA State Parks&Recreation Commission Yakama Bureau of Indian Affairs PO Box 40909 Jessica Logan Rocco Clark Olympia,WA 98504 P.O. Box 42650 P.O. Box 632 Olympia,WA 98504 Toppenish,WA 98948 sepa@parks.wa.gov Rocco.clark@bia.gov Yakima Valley Trolleys Yakama Bureau of Indian Affairs Yakima Valley Trolleys PO Box 796 Liliana Rojas Paul Edmondson Yakima,WA 98907 P.O. Box 632 313 North 3rd Street info@yakimavalleytrolleys.org Toppenish,WA 98948 Yakima,WA 98901 Liliana.rojas@bia.gov West Valley School District Yakama Bureau of Indian Affairs Yakama Indian Nation,Yakima Tribal Joe Connolly P.O. Box 632 Council 8902 Zier Road Toppenish,WA 98948 Ruth Jim Yakima,WA 98908-9299 P.O. Box 151 connollyw@wvsd208.org Toppenish,WA 98948 Yakama Nation Environmental Management Yakama Indian Nation,Cultural Resources Yakima County Building Department Program Program Marivel Garcia Elizabeth Sanchey Johnson Meninick 128 North 2nd Street,4th Floor P.O. Box 151 P.O. Box 151 Yakima,WA 98901 Toppenish,WA 98948 Toppenish,WA 98948 marivel.garcia@co.yakima.wa.us esanchey@yakama.com Yakima County Commissioners Yakama-Klickitat Fisheries Project Yakima County Health District Commissioners.web@co.yakima.wa.us John Marvin 1210 AhtanumRidge Dr Ste#200 760 Pence Road Yakima,WA 98909 Union Gap,WA 98903 marj@yakamafish-nsn.gov yhd@co.yakima.wa.us jmarvin@yakama.com Yakima County Health District Yakima County Public Services Yakima County Planning Division Ryan Ibach David Haws Jason Earles 1210 Ahtanum Ridge Dr Ste#200 128 North 2nd Street,4th Floor 128 North 2nd Street,4th Floor Union Gap,WA 98903 Yakima,WA 98901 Yakima,WA 98901 co. akima.wa.us Jason.Earles@co.yakima.wa.us ryan.ibach @ y David.haws@co.yakima.wa.us Yakima County Water Resources Division Yakima County Planning Division Yakima-Tieton Irrigation District Troy Havens Tommy Carroll Sandra Hull 128 North 2nd Street,4th Floor 128 North 2nd Street,4th Floor 470 Camp 4 Rd Yakima,WA 98901 Yakima,WA 98901 Yakima,WA 98908 Troy.Havens@co.yakima.wa.us Thomas.Carroll@co.yakima.wa.us DOC. INDEX # _,_mf_-s 223 ti Yakima Greenway Foundation Yakima Regional Clean Air Agency Yakima County Water Resources Division Kellie Connaughton 186 Iron Horse Ct#101 Nellie Soptich 111 South 18th Street Yakima,WA 98901 128 North 2nd Street,4th Floor Yakima,WA 98901 admin@yrcaa.org Yakima,WA 98901 kellie@yakimagreenway.org Nellie.Soptich@co.yakima.wa.us Yakima School District Trevor Greene Yakima Valley Museum Yakima Waste Systems 104 North 4th Ave 2105 Tieton Drive Mark Lanter Yakima,WA 98902 Yakima,WA 98902 PO Box 2830 greene.trevor@ysd7.org lizr@yvmuseum.org Yakima,WA 98907 mark.lanter@wasteconnections.com Jessica Lally Gregg Kiona Ian Gray Yakima Nation Yakima Nation Yakima Nation Jessica_Lally@Yakama.com Gregg_Kiona@Yakama.com lan_Gray@Yakama.com YVCOG 1200 Chesterly Drive,Suite 260 Yakima,WA 98902 SEPA REVIEIWNG AGENCIES _UPDATED 05/15/2026 Type of Notice: IV'k(\ c 0,{i File Number: On,lAYM1-10 - " _.Dce2 Date of-Ma ling: .0 b f-a61 \-006 DOC. INDEX # 224 17133644403 17133644409 13133133425 4K VENTURES LLC AGUILERA RENTAL PROPERTIES LLC APPLE TREE CONSTRUCTION CO LLC 2581 BORTON RD 10 N 85TH AVE 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98908 YAKIMA, WA 93903 18133132007 18133133446 17120121002 APPLE TREE CONSTRUCTION APPLE TREE RESORT DEVELOPMENT AT PROPERTIES LLC COMPANY LLC CO 2550 BORTON RD 2550 BORTON RD - 2550 BORTON RD YAKIMA,WA 98903 YAKIMA, WA 98903 YAKIMA,WA 98903 17120122001 18133133442 17120112004 AT PROPERTIES GOLF COURSE LAND LLC KINLOCH BORTON ENTERPRISES LLC 2550 BORT D 2550 BORTON RD 2550 BORTON RD YAKIM , A 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 18133134532 17133641401 17133641402 NEUMANN LIVING TRUST NORTH 40 REAL ESTATE LLC NORTH 40 REAL ESTATE LLC 9506 COOLIDGE RD 9202 OCCIDENTAL RD 9202 OCCIDENTAL RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17120122002 17133613003 17133624003 PACIFIC POWER&LIGHT CO TWO BLUFFS LLC TWO BLUFFS 825 NE MULTNOMAH ST STE 1900 2550 BORTON RD 2550 BOF3. RD PORTLAND, OR 97232 YAKIMA,WA 98903 YAKIMA,WA 98903 17133631001 17133634001 17133634404 TWO BLUFFS LC TWO BLUFFS LL TWO BLUFFS LLC_ 2550 BORTON RD 2550 BOR N D 2550 BOi3T.ON R❑ YAKIMA;WA 98903 YAK,LM ,WA 98903 YA JM ,WA 98903 17133641409 17133642403 17133642404 TWO BLUFFS LLC TWO BLUFF C TWO BLUFF 2550 BORTON RD 2550 BORTON RD 2550 B N RD YAKIMA,WA 98903 YAKIMA, WA 98903 Y A,WA 98903 17133643003 17133643007 -" 17133643009 TWO BLUFFS LL TWO BLUFFS LLC TWO BL LLC 2550 BORTO 2550 BORTO I 255 ,B RTON RD YAKIMA, 98903 YAK 98903 YAKIMA,WA 98903 17133643010 17133643402 17133614402 TWO BLUFF LLC TWO BLUFFS LLC WEST VALLEY SCHOOL DISTRICT#208 2550 BORTON RD 2550 BORTON RDA- 8902 ZIER RD YAKIMA,WA 98903 YAKIMA,W. g 3 YAKIMA,WA 98908 18133133421 17133644410 17133644404 AMANDA&ZACH KENT AUSENCIO ARAUJO BRETT ANTHONY&ASHLEIGH MARIE 2201 S 96TH AVE 2204 S 96TH AVE KILGORE YAKIMA,WA 98903 YAKIMA,WA 98903 DOS INDEX # 2102 S 96TH AVE YAKIMA,WA 98903 225 • 17133644415 18133133423 17133643401 CARLOS JR LOPEZ CAROLYN RAMSEY CODY WILSON PO BOX 1114 2109 96TH AVE 10103 OCCIDENTAL RD ZILLAH,WA 98953 YAKIMA,WA 98903 YAKIMA,WA 98903 17133641408 17133644412 18133133418 DEVIN&SARAH RINALDI DONALD C THORNTON DREW&JULIA GASKELL 9627 COOLIDGE RD 11710 TIETON DR 2207 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98908 YAKIMA,WA 98903 18133133415 17133644414 18133133424 HOLLIE JENFT IVETTE VANESSA AGUILERA JAMES S KELLY 9501 OCCIDENTAL RD 1032 106TH AVE NE APT A216 2107 S 96TH AVE YAKIMA,WA 98903 BELLEVUE,WA 98004 YAKIMA,WA 98903 17133644407 18133134533 17120112401 JASON MICHAEL&KELLIE MARIE JERALD T&PHILENE A MCDONALD JEWEL LARSON HATFIELD 9508 COOLIDGE RD 9600 OCCIDENTAL RD 2108 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133644402 17133644411 17133644405 JOHN BORTON JOHN BORTON JOHN D&JENNIFER L WARREN 2550 BORTON ROAD 2550 BORTON ROAD 2104 S 96TH AVE YAKIMA,WA 98903 YAKIMA, WA 98903 YAKIMA,WA 98903 18133133417 17133644413 18133133422 JUSTIN DU BRUILLE KATHERINE P SORIA KHALIL ABDELRAHMAN 9505 OCCIDENTAL RD 2210 S 96TH AVE 2111 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 18133133419 17133644406 18133134534 MARILEE J SWENSSON MATTHEW EVERETTE&ALEXANDRIA MEAGAN ABEYTA 2205 S 96TH AVE BORTON 9510 COOLIDGE RD YAKIMA,WA 98903 2106 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 18133133420 18133133416 17120121001 PETER R JR&SHIRLEY N YOUNG RAFAEL CUEVAS RENEE KINGSBORO 2203 S 96TH AVE 9503 OCCIDENTAL RD 10004 OCCIDENTAL RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133643006 17133644408 17133641406 ROBB&BRYNN JACOBS ROBERT A&PATRICIA ANN OLSIEWSKI TERRY&LAUREL LIEBRECHT 10001 OCCIDENTAL RD 2200 S 96TH AVE 9625 COOLIDGE RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 57 HLA ENGINEERING&LAND SURVEYING Total Parcels-PLP##002-26,SEPA#004-26 INC -Apple Tree ConstructIon-Plat of the MIKE HE1T Orchards 2803 RIVER RD D°(,. it 1xc a , t YAKIMA,WA 98902 �Ex # 1V A\feidX0X)' N-C, Oibliol•-)61.,p 226 In-House Distribution E-mail List Revised 04/28/2026 Name Division E-mail Address Christopher Hopkins Air Terminal christopher.hopkinsC ivaicirnawa.irov Glenn Denman Code Administration Glenn.Denman(d7yakimawa.gov Linda Kuntz Code Administration linda.kuntz(crlyakimawa.gov John Zabell Code Administration John.Zabell[ayakimawa.gov Pedro Contreras Code Administration Pedro.Contreras(cc�,yakimawa.gov Suzanne DeBusschere j Code Administration Suzanne.Debusscheret ivakimawa.gov Lisa Maxey Community Development L.isa.Maxeytc'�.yakimawa.gov Kirsten McPherson Engineering Kirsten.McPhersonta�,yakimawa.gov Aaron Markham Fire Aaron.markham(3a,vakimawa.gav Jeremy Rodriguez Fire Jeremy.Rodriguezavakimawa.2ov Sara Watkins Legal Sara.Watkins4 vakimawa.g-ov. Trevor Martin Planning trevor.martin n,yakimawa.gov Eva Rivera Planning Eva.rivera(a3,vakimawa.gov Shawn Boyle Police Shawn.bovleavakimawa.gov Scott Schafer Public Works Scott.Schafer( vakimawa.gav Leovardo Cruz Refuse Leovardo.Cruznyakimawa.gov Randy Layman Refuse Randv.Lavman@vakimawa.aov Gregory Story Transit Gregory.Storver_�ayakimawa.gOv Anabel Chavez Utilities anabel.chavez@vakimawa.gov Dana Kallevig Wastewater Dana.Kallevig@a.vakimawa.gov Randy Meloy Wastewater Randy•Melov(ciyakimawa.gov Daniel Tiliano Water/Irrigation Daniel.Tilianovakimawa.gov Chris Redick Water/irrigation Chris.redick@yakimawa.gov Chris Kohler GIS Chris.kohler[cr?,vakimawa.gov Outside Distribution Name Address _ Notified? (Subdivision notices ONLY) 500 N Keys Rd,Yakima, X WA 98901 Yes ❑ No Pacific Power Attn:Estimating Department 111 University Parkway, Suite 200 ❑ Yes f No (Projects rdjacenllo BNSFRiglu of Way ONLY) Yakima,WA 98901(509)453-9166 1 Central Washington Railroad Tim Marshall,General Manager, tmarshall@cbrr.com ❑ E-mail Kim Yeager,Real Estate Manager,kycager(c ihdllc.com _ (Shoreline notices ON1.1') ElE-mail Department of Ecology crosepa(a ecy.wa.Rnv Additional Parties of Record or Interested Parties Notified Name Address E-mail .,_)6 cor:cfisck®eel),Lak_. N i6AYNLY lenaVVIA-brt -) •tnrUIC.P.A.V,9 Vrttn e Otahp i id41..:)c‘l Type of Notice: 1 C •ic\e t File Number(s): 1 y (,� - /// �. �]�,pf I L� � YJ Date of Mailing: Doc:. IN _.. . # 227 roes of fiord PL #002 22 p#004 26 Doug&Jennifer Warren 2104 S 96"Ave,Yakima WA 98903 Randy& Roberta Johnson 3902 Coolidge Rd.,Yakima WA 98903 Jane Carmody 8825 Braeburn Loop,Yakima WA 98903 Ray& Debi Fauth 9304 Coolidge Rd.Yakima WA 98903 Peter Neumann 420 S 72nd Ave STE 180-332,Yakima WA 98908 Dennis Bohanon 2111 S 88"Ave, Yakima WA 98903 Ray& Deb F. 420 S 72nd Ave,Yakima WA 98908 Michael Benson 9204 Coolidge Rd, Yakima WA 98903 Johnson 9302 Coolidge Rd,Yakima WA 98903 Jerry McDonald 9508 Coolidge Rd.,Yakima WA 98903 Kellie Hatfield 2108 S 96"Ave.,Yakima WA 98903 Rebecca Fuller 8705 Coolidge Rd.,Yakima WA 98903 Alicia Campbell 7905 Ivy Ct.,Yakima WA 98908 Gene De Luna 9000 Whatcom Ave,Yakima WA 98903 Aaron Guerra 2212 S 96th Ave., Yakima WA 98903 DC)C. INDEX # 228 ZOPVP-9S£LL4'LLb'17-9££4Lt'S,ON133 Vd w2. N r, z Z o QIG - Z 0 w N 2s 0 Q CW? a g Z O Y } w Q w > a ct Q > Y i w } 7 Q.- LP a a ° r 1 \ d1- + U 1 rc3 j E new- Y_ _ r — � �'! '- i i. 0 i - -� �� I 1F t I d 6 I I I I r m i II = r ..- r'7A -ft ro IrTa.• .x Sk ol L , , IL agr 1 ? I , It it...,;. r a P Fla It, $rill r 5 x11 ai. "i�-►r ? g 711 I " g.r :Lit r s aR" z• v� i 91 a! i i e: dr :� 1 I + I • +1 I: �Y a, - �1 0 L it = y 7x- 1I' 1 t - a* ! 2 w e -- 1 ccZOO ��plL, rl qi v f :.% O _% f.i.+•1_ :JI ! I ill cc W� Crr - o _-* �.. ` -4 1l `Ir _ -,,I, r 1 J 1 1 11 (..) F^ � 1 . rtiarta !0 yry 'd a:� sa; x--.r- Ei1 i :a:i I Q' mom 4 _$ ' a.l '� ii 5 A. :11 ,tfa1 l __'-+ wz } 9 r. = 9 ' . «.. 4 11 r• a LU • 8r_ L I x"�Ir.� k r2"es --•31 ik- A•1 �ln I gd Or-wok at�t I o1' gy� g g _ a i 3,, V. t :--, Lw J. _J-r• w � s a__t -,-_-JL. `LsL �_ -9 [�-_F - _ r y. 1 I. FS-Y� �.G7..S�..._�t. z.-..i--�R o °a I ' ! m� a� 4� - roa � §a a gx 3 � inn�_ , L 10 $ I I A15 1 .. 'L o JI I I,g y if I �Z i 1L as L$ _S J. .! Al.. gw+r _L 1 ; Q a,2 1 Ii -I ra* 9p . it"1 'd! w xagge� T rvNxyy( 11--rxX ! O� I }. i t a G , I{ IL 3a� �i gJL v$ a$J� IL�Y L L L ��� , -. 1 11 y1. reta-a aw' :ca r acr�� L 11I� I i r I 'I _ i--ir'.rE' par lr r H 6 re 31 Lbil. I f �lJr'trX -TX1 , d '_ d 1 � r { 1: I I IL -.if I.r 1 I a li o": L,:e L g'� it L4i-11 JI 1`r a�A; .�I RM .+ .. -� 'llf • j� gyp nr � tr � '�� r-- lio ,l ]� '. {fir I. i 1 I _t9c p�7 S i 4 I. r nAj I 1 1 7 �F� 1 � rid r.'� F.I -wl-i1----'61 --33_..t 3'.S .'pp 11 111 ,I ` I II + W E ') + "7 §. -FJI._ialL_ J :i.LH -f.- - _ I'll4 ,.+ ['r 1 MI <II Clif 00C. INDEX # - 1e) 229 - ZO171717-9E€1,L1. 'LIHVb-9££LLL 'S,ON 133 1Vd - coiZj o - a LaCI N o Vu > c, '- a a " :- _ -- --- - 311I9AV HIM i W a z --- I- cc a ,srn z W eS j I I I0 Q I- a ..as E:y V m o '� I .. w r mac..---- r----- -r' Q� i ` n/ > o LL r LL r eN 11 nN ¢ a ' L.L Y, k �m t_O m- _ t-§ -_ , JF. J K 1 4 3S k - tO-- 1 - d.�� . ^ LL 2 Ls h_ !'-�``pu3i Jeri -VII, - LL Q Z k m y y __ _ !-I51 om_ _ il :7 1->-5! ' m ' LLLL B_ %- 4« 1 J m a Id: k' nm4qI I I' ms ! ..___It3.bl • t »uwc .. � 1.11 1 I i- Irc I-a�rwuF� y « L 1 LLy LL 3n • y -ArY11 I fAVIo tH -, IOli * 1I 9 -1 m O _ I JmQ Jm p 4o mI I L JT._ -- ! ata .s d 0 ,, '-lei R :4 I rr--Irc . �' "L—bit r' min 1 �1y QU� +! 1"'1 III M - F,.N F O ki 1-o RR 0 /j 4 a` I IL oR o� 4 o� o, ] 11.03; zz Jm ,ii 'z NI N r f '-l F It I t __.ca_s 3.•;:ate,IL 3•ppyJ�w- -w rpLL Ir'�-7,1� �r Owz 1'I* I}}1 4yy�r -lrly1 i y�1�Y m `- ,M o f /, O +/1 I I/Ii O i Y o N 142'2 ry T O o ! E LL T F * 5 l I (IL J `V J - J L_-_6--J: Z= a, e. b Ik kI �x ~ sr ep �� a Af4 I r __ - S r mJI�O OJm I 9, Jr , J lLrXau2pp6 I ' 7I- --g4rl i EI IY ntHH1* ' �}-�M 11 I o ofin O O m m \ o m WI O h J j1 ki O j - il ill] 1t5ILj It LLVaJ:: IIVI J . r L• u.4II -yg » 1 V.,' 4 gi(12 A q T, 4, / O 11Li Iil1j Oq Hi ti ',Ft r fir— 'l 01` J�_. , `- J 11 1 1'i p le- ti �7C fit" J �. i _ il ! I 1 DOc. INDEX # IC" r. 230 Project Name: APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" Site Address: 2206 S 96TH AVE/9905 OCCIDENTAL RD File Number(s): PLP#002-26, SEPA#004-26 Proposal: Proposed preliminary long plat to subdivide two parcels and create 135 single-family lots,to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. N VICINITY MAP CO ____\ ., 4_1 i 1E ) _ — 1 U`.�n�lilic, -_� Wail" 111 -/ SITE --E- Fr '104-0,t Occ OW ti 1 IV 1 ............i Ii.-...--P I __----.---Th ' it I1 f7 Map Disclaimer: Information shown on this map is for planning and illustration purposes only.The City of `''.� f Yakima assumes no liability for any errors,omissions,or inaccuracies in the information provided or for any 1t- i' ' ' 1 or action not taken bythe user in reliance upon any maps or information provided herein. ' action taken, P .� Date Created:4/7/2026 a i�.�,-, _ DOC. INDEX .., _ 231 AFFIDAVIT OF MAILING STATE OF WASHINGTON CITY OF YAKIMA RE: PLP#002-26, SEPA#004-26 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" 2206 S 96TH AVE/9905 OCCIDENTAL RD I, Eva Rivera, as an employee of the City of Yakima Planning Division, have dispatched through the United States Mails, a Notice of Hearing Examiner's Recommendation; a true and correct copy of which is enclosed herewith; that said notice was addressed to the applicant, parties of record, and all property owners of record within a radius of 300 feet of subject property; that said property owners are individually listed on the mailing list retained by the Planning Division; and that said notices were mailed by me on this 3rd day of August,2026. That I mailed said notices in the manner herein set forth and that all of the statements made herein are just and true. va Rivera Planning Technician 7G 232 17133644403 17133644409 18133133425 4K VENTURES LLC AGUILERA RENTAL PROPERTIES LLC APPLE TREE CONSTRUCTION CO LLC 2581 BORTON RD 10 N 85TH AVE 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98908 YAKIMA,WA Jt1ii73 18133132007 18133133446 17120121002 APPLE TREE CONSTRUCTION APPLE TREE RESORT DEVELOPMENT AT PROPERTIES LLC COMPANY LLC CO 2550 BORTON RD 2550 BORTON RD 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17120122001 18133133442 17120112004 AT PROPERTIES LLC GOLF COURSE LAND LLC KINLOCH BORTON ENTERPRISES LLC 2550 BORTON RD 2550 BORTON RD 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 18133134532 17133641401 17133641402 NEUMANN LIVING TRUST NORTH 40 REAL ESTATE LLC NORTH 40 REAL ESTATE LLC 9506 COOLIDGE RD 9202 OCCIDENTAL RD 9202 OCCIDENTAL RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17120122002 17133613003 17133624003 PACIFIC POWER&LIGHT CO TWO BLUFFS LLC TWO BLUFFS LLC 825 NE MULTNOMAH ST STE 1900 2550 BORTON RD 2550 BORTON RD PORTLAND, OR 97232 YAKIMA,WA 98903 YAKIMA,WA 98903 17133631001 17133634001 17133634404 TWO BLUFFS LLC TWO BLUFFS LLC TWO BLUFFS LLC 2550 BORTON RD 2550 BORTON RD 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133641409 17133642403 17133642404 TWO BLUFFS LLC TWO BLUFFS LLC TWO BLUFFS LLC 2550 BORTON RD 2550 BORTON RD 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133643003 17133643007 17133643009 TWO BLUFFS LLC TWO BLUFFS LLC TWO BLUFFS LLC 2550 BORTON RD 2550 BORTON RD 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133643010 17133643402 17133614402 TWO BLUFFS LLC TWO BLUFFS LLC WEST VALLEY SCHOOL DISTRICT#208 2550 BORTON RD 2550 BORTON RD 8902 ZIER RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98908 18133133421 17133644410 17133644404 AMANDA&ZACH KENT AUSENCIO ARAUJO BRETT ANTHONY&ASHLEIGH MARIE 2201 S 96TH AVE 2204 S 96TH AVE KILGORE YAKIMA,WA 98903 YAKIMA,WA 98903 2102 S 96TH AVE YAKIMA,WA 98903 Doc_ tNDEY,# 233 17133644415 18133133423 17133643401 CARLOS JR LOPEZ CAROLYN RAMSEY CODY WILSON PO BOX 1114 2109 96TH AVE 10103 OCCIDENTAL RD ZILLAH,WA 98953 YAKIMA,WA 98903 YAKIMA,WA 98903 17133641408 17133644412 18133133418 DEVIN&SARAH RINALDI DONALD C THORNTON DREW&JULIA GASKELL 9627 COOLIDGE RD 11710 TIETON DR 2207 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98908 YAKIMA,WA 98903 18133133415 17133644414 18133133424 HOLLIE JENFT IVETTE VANESSA AGUILERA JAMES S KELLY 9501 OCCIDENTAL RD 1032 106TH AVE NE APT A216 2107 S 96TH AVE YAKIMA,WA 98903 BELLEVUE,WA 98004 YAKIMA,WA 98903 17133644407 18133134533 17120112401 JASON MICHAEL&KELLIE MARIE JERALD T&PHILENE A MCDONALD JEWEL LARSON HATFIELD 9508 COOLIDGE RD 9600 OCCIDENTAL RD 2108 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133644402 17133644411 17133644405 JOHN BORTON JOHN BORTON JOHN D&JENNIFER L WARREN 2550 BORTON ROAD 2550 BORTON ROAD 2104 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA, WA 98903 18133133417 17133644413 18133133422 JUSTIN DU BRUILLE KATHERINE P SORIA KHALIL ABDELRAHMAN 9505 OCCIDENTAL RD 2210 S 96TH AVE 2111 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 18133133419 17133644406 18133134534 MARILEE J SWENSSON MATTHEW EVERETTE&ALEXANDRIA MEAGAN ABEYTA 2205 S 96TH AVE BORTON 9510 COOLIDGE RD YAKIMA,WA 98903 2106 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 18133133420 18133133416 17120121001 PETER R JR&SHIRLEY N YOUNG RAFAEL CUEVAS RENEE KINGSBORO 2203 S 96TH AVE 9503 OCCIDENTAL RD 10004 OCCIDENTAL RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133643006 17133644408 17133641406 ROBB&BRYNN JACOBS ROBERT A&PATRICIA ANN OLSIEWSKI TERRY&LAUREL LIEBRECHT 10001 OCCIDENTAL RD 2200 S 96TH AVE 9625 COOLIDGE RD YAKIMA,WA 98903 YAKIMA, WA 98903 YAKIMA,WA 98903 57 HLA ENGINEERING&LAND SURVEYING Total Parcels-PLP#002-26, SEPA#004-26 INC -Apple Tree Construction-Plat of the MIKE HEIT Orchards 2803 RIVER RD YAKIMA.WA 98902 DOC. If,i��t��,# 234 In-House Distribution E-mail List Revised 04/28/2026 Name Division E-mail Address Christopher Hopkins Air Terminal Christopher.hopkinsc2 yakimawa.gov Glenn Denman Code Administration Glenn.Denman@vakimawa,gov Linda Kuntz Code Administration linda.kuntz t(r7yakimawa.gov John Zabell Code Administration John.Zabell(p�vakimawa.gov Pedro Contreras Code Administration Pedro.Contreras{a?yakimawa.gov Suzanne DeBusschere Code Administration Suzanne.Debusschere(c yakimawa.gov Lisa Maxey Community Development Lisa.Maxev(u7vakimawa.gov Kirsten McPherson Engineering Kirsten.McPhersonAyakimawaov Aaron Markham Fire Aaron.markham(}a vakimawa.gov Jeremy Rodriguez Fire Jeremy.Rodriguez(aiyakimawa.gov Sara Watkins Legal Sara.Watkins(dvakimawa.gov. Trevor Martin Planning trevor.martin(cyakimawa.gov Eva Rivera Planning Eva.rivera@yakimawa.gov Shawn Boyle Police Shawn,boyle(ayakimawa.gov Scott Schafer Public Works Scott.SchaferAkakimawa.gov Leovardo Cruz Refuse Leovardo.Cruz@vakimawa.gov Randy Layman Refuse Randv,Lavman(r vakimawa.gov Gregory Story Transit _Gregory.Story(ayakimawa.gov Anabel Chavez Utilities anabel.chavez(i1vakimawa.gov Dana Kallevig Wastewater Dana.Kallevir Ayakimawa.gov Randy Meloy Wastewater Randy.Melov(yakimawa.gov Daniel Tiliano Water/Irrigation Daniel.Tiliano(vakimawa.gov Chris Redick Water/Irrigation Chris.redick@yakimawa.gov Chris Kohler GIS Chris.kohler[cvakimawa.gov Outside Distribution Name Address Notified? (Subdivision notices ONLY) 500 N Keys Rd,Yakima,WA 98901 `Q Yes 0 No Pacific Power Attn:Estimating Department `Z 111 University Parkway, Suite 200 (Projects Adjacent to BMW Right of Way ONLY) Yakima,WA 98901 (509)453-9166 _ ❑ Yes i No Central Washington Railroad Tim Marshall,General Manager,tarshall@cbn;.com ❑ E-mail Kim Yeager,Real Estate Manager,kyeager@ihdllc.com (Shoreline notices ONLY) El E-mail Department of Ecology crosepa(r ecv.wa.gov Additional Parties of Record or Interested Parties Notified Name Address E-mail ,tde'llsAk„ N\ _q60.7.2 kJ' k(ittaerfl -A-ve, (10--) r i w- yt-\ 0 Irv\5_0- Slywl,err) _ A, , _ P 1i \ .rr J6��in 0 ro (060�� pock. j two) r ,juko tyt, +.r',/.uyt � Alf. (Pillr eV Type of Notice: NI 0\-i.e 0 pl • (00 File Number(s): ? CEO `' Tc- 4 Q O4`2 Y � Date of Mailing: do 1 3 I l DOG, IP �` 235 Parti PA#004-26 Doug&Jennifer Warren 2104 S 96th Ave, Yakima WA 98903 Randy& Roberta Johnson 3902 Coolidge Rd., Yakima WA 98903 Jane Carmody 8825 Braeburn Loop, Yakima WA 98903 Ray& Debi Fauth 9304 Coolidge Rd.Yakima WA 98903 Peter Neumann 420 S 72nd Ave STE 180-332, Yakima WA 98908 Dennis Bohanon 2111 S 88th Ave, Yakima WA 98903 Ray& Deb F. 420 S 72nd Ave,Yakima WA 98908 Michael Benson 9204 Coolidge Rd, Yakima WA 98903 Johnson 9302 Coolidge Rd, Yakima WA 98903 Jerry McDonald 9508 Coolidge Rd., Yakima WA 98903 Kellie Hatfield 2108 S 96th Ave.,Yakima WA 98903 Rebecca Fuller 8705 Coolidge Rd., Yakima WA 98903 Alicia Campbell 7905 Ivy Ct.,Yakima WA 98908 Gene De Luna 9000 Whatcom Ave, Yakima WA 98903 Aaron Guerra 2212 S 96th Ave., Yakima WA 98903 DOC. INDEX # _tab 236 Rivera, Eva From: Rivera, Eva Sent: Monday, August 3, 2026 1:53 PM To: 'Mike Heit;John@bortonfruit.com; rivardjohn50@gmail.com; 'ECY RE CRO SEPA Coordinator'; MacNaughton,James (DAHP); Bonds Jr., Randy; Boyle, Shawn; Chavez, Anabel; Contreras, Pedro; Cruz, Leovardo; DeBusschere, Suzanne; Denman, Glenn; Hopkins, Christopher; Kallevig, Dana; Kohler, Chris; Kuntz, Linda; Layman, Randy; Martin, Trevor; Maxey, Lisa; McPherson, Kirsten; Meloy, Randy; Redick, Chad; Rivera, Eva; Schafer, Scott; Story, Gregory;Tiliano, Daniel;Trujillo, Michael;Watkins, Sara;Zabel!, John Cc: Crowell, Eric Subject: NTC OF HE REC - PLP#002-26, SEPA#004-26 - APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" Attachments: NTC OF HE REC_PLP#002-26.pdf Good afternoon, Attached is a Notice of Hearing Examiner's Recommendation regarding the above-entitled project. If you have any questions about this proposal, please contact the assigned planner, Eric Crowell at eric.crowellCyakiiii;1r1;ug 3%. Thank you! 0r , Eva Rivera i Planning Technician Phone:509-575-6261 .1 eva.rivera@yakimawa.gov This email is a public record of the City of Yakima and is subject to public disclosure unless exempt under the Washington Public Records Act. This email is subject to the State Retention Schedule. DOC. INDL_i , 1 _ 237 et 0 V.. IF.:1 COMMUNITY DEVELOPMENT DEPARTMENT ' Bill Preston, P.E.,Director 71 -' y ,a...• . s Trevor Martin,AICP,Manager '• . Planning Division o'{`. .L.. I 129 North Second Street,2nd Floor Yakima, Washington 98901 4't1rG $ RP17,,,Pm '' Phone (509) 575-6183 • Fax (509)575-6105 • Email: ask.planning@yakimawa.gov NOTIFICATION OF HEARING EXAMINER'S RECOMMENDATION TO THE YAKIMA CITY COUNCIL DATE: August 3, 2026 TO: Applicant, Adjoining Property Owners and Parties of Record SUBJECT: Notice of the Hearing Examiner's Recommendation FILE #(S): PLP#002-26, SEPA#004-26 APPLICANT: HLA Engineering & Land Surveying on behalf of Apple Tree Construction Company LLC PROJECT LOCATION: 2206 S. 96th Ave. & 9905 Occidental Rd. On July 30, 2026, the City of Yakima Hearing Examiner issued their recommendation for PLP#002-26, and SEPA#004-26, a preliminary long plat to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. This application was reviewed during an open record public hearing held on July 9, 2026, and continued to July 16, 2026. Enclosed is a copy of the Hearing Examiner's Recommendation. The recommendation will be considered by the Yakima City Council at a public hearing, which will be 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 cric.crowell yakimawai.gov. Eva Rivera Planning Technician Date of Mailing: August 3, 2026 Enclosures: Hearing Examiner's Recommendation Yakima roc. 1NDEY # ,����, ' _�.��' 994 1994 238 w�rr � 7-44kgrib.t:\ SIGN-IN SHEET �J s l 1 i ICI' ' City of Yakima Hearing Examiner ca,...... s •f�'i,V .i Open Public Hearing at City Hall Council Chambers :,.�, ��� ... Thursday, July 9, 2026 ,,, t�, .....,. �� � ....__�rykh7 V„iD �- Beginning at 9:00 a.m. §iis u"RATVI?_ Public Hearings CAST FILE # PROJECT NAME SITE ADDRESS T, A. PLP#002-26, SEPA#004-26 Apple Tree Construction"Plat of the 2206 S. 96th Ave. & 9905 Orchards" Occidental Rd. PLEASE WRITE LEGIBLY Agenda I Item of NAME MAILING ADDRESS or E-MAIL ZIP CODE Interest (?)A.r\ po,/,) .,25,,,,,-.4,, id a r‘r.t_v\___ - ' . ' - J ' c?0 3 ' ' '13 ,Xt...} 4 - O Z coati 4te, led //t3 J zivie �rvia of en?c6trv.•2 &0 (1FC2 r1°' 1. . ' )-(WV 9 3 z) Co--6-6-ds.c Rat S 9{-3 � n , 6/ze-, S - 7 z 4,/z 5t,/0,,sfii• ic . Fe 72`/ JVI eUiV,fn1N /",f'K 1d/q4)71- 6,Fs90g 7g9d2 '� 2- r I!t S,13L� "& 0 STJJ\ `A . O Z C66 1 lc,• )ju, ;\ Y nd 3 _.. rrD'' WI elly - H xiF'e-6 (10 g --5.' - 76 A, Ya&�;01. Q d_,h e C'.c u- 1 c.e. l I _'-+( g 72j :5--- e_,c, /,-ci 0 L_ e ycL , 00_, CI 9 -41(0 - - \. - ' ' . . .. .L i ,i)-torei iNi,c b r i?e,"/- 'lb 3 C1�v �r'�� �� ��'�C� ( 8`l z�3 DOC. INDE) Page 1 `c._,_ C v�'v� �`' � et) v1 ( 07/09/2026 HE Hearing ��. L_ 1 �� 239 y � x- "'..,,,�` COMMUNITY DEVELOPMENT DEPARTMENT : Y ' k, '* Bill Preston,P.E.,Director , Trevor Martin,AICP,Manager 1 Planning Division `)• ' . 129 North Second Street,2nd Floor Yakima, Washington 98901 ,: r Phone(509)575-6183 • Fax(509)575-6105 • Email:ask.planning@yakimawa.gov �pf 1RA1 V.1� CITY OF YAKIMA HEARING EXAMINER AGENDA Thursday, July 9, 2026 Yakima City Hall Council Chambers—129 N 2°d Street,Yakima,WA Beginning at 9:00 a.m. I. CALL TO ORDER II. INTRODUCTION III. PUBLIC HEARINGS A. APPLE TREE CONSTRUCTION COMPANY LLC 03/12/2026 PLP#002-26 "PLAT OF THE ORCHARDS" SEPA#004-26 PLANNER:ERIC CROWELL ADDRESS:2206 S. 96th Ave. & 9905 Occidental Rd. REQUEST:Proposed preliminary long plat to subdivide two parcels and create 135 single-family lots,to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. IV. ADJOURNMENT Yakima The staff recommendation report on the listed project(s)is available online at: www.buildinovakima.com , 201s 1994 fir" 240 -- -- , Hearing Examiner AGENDA ONLY PLP#001-26, SEPA#003-2 Yakima Valley C.O.G. KIT-KATS Radio Distribution List 07/02/2026 311 N.4th Street#204 4010 Summitview, Suite 200 Yakima,WA 98901 Yakima,WA 98908 Add Interested—Parties of Record All YPAC Yakima Assoc. of Realtors randv.beehlercr Yakmawa.aov Gov.Affairs Committee KIMA TV mike.brownayakimawa.gav 2707 River Road 2801 Terrace Heights Drive bonnie.lozanovakimawa.00v Yakima,WA 98901 Yakima,WA 98902-1165 j oh n.f an n i n Ca7va ki mawa.gov Police Chief—Shawn Boyle KCYU-FOX 68 Shawn.boyle@yakimawa.gov David Okowski KNDO TV 216 West Yakima Avenue Fire Chief—Aaron Markham 1205 West Lincoln Ave. Yakima,WA 98902 Aaron.markham@yakimawa.gov Yakima,WA 98902 Rosalinda Ibarra Pacific Power Yakima Herald-Republic City Clerk Mike Paulson P.O. Box 9668 rosalinda.ibarrat vakimwa.gov 500 N. Keys Rd. Yakima,WA 98909 Yakima,WA 98901 Vicki Baker Office of Rural FWH Patrick D. Spurgin vicki.hakervakimawa.gov 502 N 2nd St PO Box 1768 callv.price@vakimawa.gov Yakima,WA 98901 Yakima,WA 98907 Radio KDNA Yakima School Dist.#7 Gary Cuillier P.O. Box 800 Superintendent 605 S 48th Ave,Ste B 104 North 4 Street Granger, WA 98932 Yakima,WA 98908 Yakima,WA 98902 KAPP TV Business Times Attn: Newsroom Bruce Smith Maud Scott 601 N Edison St P.O. Box 2052 309 Union Street Kennewick,WA 99336-1968 Yakima,WA 98907 Yakima,WA 98901 Reed C. Pell 31 Chicago Avenue#4 John Rivard Terry&Laurel Liebrecht Yakima,WA 98902 Rivardiohn50@grnail.com 9625 Coolidge Rd Yakima, WA 98903 DAHP James McNaughton Amber Johnson James.macnaughtan(c?daho.wa.gov crosepa(dJecv.wa.gov_ DOC. INDEX # '' jr5 "' 241 Hearing Examiner Packet AGENDA, STAFF REPORT, SITE PLAN AND Sara Watkins Bill Preston MAPS...PLP#002-26,07/02/2026 City Legal Department Community Development/ INCLUDE APPLICANT&PROPERTY Sara.watkins(a7yakimawa.aov Bill.Drestont vakimawa.00v OWNER(S) Trevor Martin Yakima County Planning Manager Dana Kallevig Planning Manager Thomas Carroll Chief Engineer trevor.martin(a�vakimawa.aov Thomas.Carroll@Vakimawa.00v Dana,kallevigt yakimawa.gov Lisa Maxey Yakima County Commissioners Community Development Commissioners.webCciSco.yakima.wa.us Eva Rivera Lisa.maxey@yakimawa.gav Planning Technician Eva.rivera@va kimawaMov Yakima CountyPublic Services HLA Engineering&Surveying INC Binder Copy/For the Record/File Mike Heit David Haws 2803 River Rd david.haws@co.vakima.wa.us Yakima, WA 98902 mheit( .hlacivil.corn Apple Tree Construction 2550 Borton Rd Yakima, WA 98903 John@bortonfruit.corn DOC. INDEX # 242 AFFIDAVIT OF MAILING STATE OF WASHINGTON CITY OF YAKIMA RE: PLP#002-26, SEPA#004-26 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" 2206 S 96TH AVE/9905 OCCIDENTAL RD _ I, Eva Rivera, as an employee of the City of Yakima Planning Division, have dispatched through the United States Mails, a Notice of Public Hearing & Determination of Non-Significance (DNS), true and correct copies of which are enclosed herewith; that said notices were addressed to the applicant, SEPA Reviewing Agencies,all parties of record,and all property owners of record within a radius of 300 feet of subject property; that said property owners are individually listed on the mailing list retained by the Planning Division, and that said notices were mailed by me on this 16th day of June, 2026. That I mailed said notices in the manner herein set forth and that all of the statements made herein are just and true. Eva Rivera Planning Technician DOC. INDEX # f ..- - 243 17133644403 17133644409 18133133.125 4K VENTURES LLC AGUILERA RENTAL PROPERTIES LLC APPLE TREE CONSTRUCTION CO LLC 2581 BORTON RD 10 N 85TH AVE 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98908 YAKIMA,WA 98903 18133132007 18133133446 17120121002 APPLE TREE CONS UCTION APPLE TREE RESORT DEVELOPMENT AT PROPERTIES LLC COMPANY LLC CO 2550 BORTON RD 2550 BBORT R❑ 2550 BORTON RD YAKIMA,WA 98903 YAKIM A 98903 YAKIMA,WA 98903 17120122001 . 18133133442 17120112004 AT PROPE IES LLC GOLF COURSE LAND LLC KINLOCH BORTON ENTERPRISES LLC 2550 BORTON RD 2550 BORTON RD 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 18133134532 17133641401 17133641402 NEUMANN LIVING TRUST NORTH 40 REAL ESTATE LLC NORTH 40 REAL ESTATE LLC 9506 COOLIDGE RD 9202 OCCIDENTAL RD 9202 OCCIDENTAL RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17120122002 17133613003 17133624003 PACIFIC POWER&LIGHT CO TWO BLUFFS LLC TWO BLUFF 825 NE MULTNOMAH ST STE 1900 2550 BORTON RD 2550139 N RD PORTLAND, OR 97232 YAKIMA,WA 98903 Yr1t fA,WA 98903 17133631001 17133634001 17133634 TWO BLUFF LC TWO BLUFFS TWO FFS LLC 2550 B ON RD 2550 BO RD 2 BORTON RD YA A, WA 98903 YAKI ,WA 98903 AKIMA,WA 98903 17133641409 17133642403 17133642404 TWO BLUFF C TWO BLUFFS LLC TWO BLU LLC 2550 BO N RD 2550 BORTON RD 2550 TON RD YAKI ,WA 98903 YAKIMA;'WA 98903 Y A,WA 98903 1713364300 17133643007 171336430 TWO BLU S LLC TWO BLU S LLC TWO B FS LLC 2550 B TON RD 2550 TON RD 255 ORTON RD YA A,WA 98903 Y A,WA 98903 K1MA,WA 98903 171336430 1713364340 17133614402 TWO BL FS LLC TWO BL S LLC WEST VALLEY SCHOOL DISTRICT#208 2550 RTON RD 2550 TON RD 8902 ZIER RD Y MA,WA 98903 Y A,WA 98903 YAKIMA,WA 98908 18133133421 17133644410 17133644404 AMANDA&ZACH KENT AUSENCIO ARAUJO BRETT ANTHONY&ASHLEIGH MARIE 2201 S 96TH AVE 2204 S 96TH AVE KI,LGORE YAKIMA,WA 98903 YAKIMA,WA 98903 2102 S 96TH AVE YAKIMA,WA 98903 DOC. INDEX # -- - 244 17133644415 18133133423 17133643401 CARLOS JR LOPEZ CAROLYN RAMSEY CODY WILSON PO BOX 1114 2109 96TH AVE 10103 OCCIDENTAL RD ZILLAH,WA 98953 YAKIMA,WA 98903 YAKIMA,WA 98903 17133641408 17133644412 18133133418 DEVIN&SARAH RINALDI DONALD C THORNTON DREW&JULIA GASKELL 9627 COOLIDGE RD 11710 TIETON DR 2207 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98908 YAKIMA,WA 98903 18133133415 17133644414 18133133424 HOLLIE JENFT IVETTE VANESSA AGUILERA JAMES S KELLY 9501 OCCIDENTAL RD 1032 106TH AVE NE APT A216 2107 S 96TH AVE YAKIMA,WA 98903 BELLEVUE,WA 98004 YAKIMA,WA 98903 17133644407 18133134533 17120112401 JASON MICHAEL&KELLIE MARIE JERALD T&PHILENE A MCDONALD JEWEL LARSON HATFIELD 9508 COOLIDGE RD 9600 OCCIDENTAL RD 2108 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133644402 17133644411 17133644405 JOHN BORTON JOHN BO TCN JOHN D&JENNIFER L WARREN 2550 BORTON ROAD 2550 EJDRTON ROAD 2104 S 96TH AVE YAKIMA,WA 98903 K1tAA,WA 98903 YAKIMA,WA 98903 18133133417 17133644413 18133133422 JUSTIN DU BRUILLE KATHERINE P SORIA KHALIL ABDELRAHMAN 9505 OCCIDENTAL RD 2210 S 96TH AVE 2111 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 18133133419 17133644406 18133134534 MARILEE J SWENSSON MATTHEW EVERETTE&ALEXANDRIA MEAGAN ABEYTA 2205 S 96TH AVE BORTON 9510 COOLIDGE RD YAKIMA,WA 98903 2106 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 18133133420 18133133416 17120121001 PETER R JR&SHIRLEY N YOUNG RAFAEL CUEVAS RENEE KINGSBORO 2203 S 96TH AVE 9503 OCCIDENTAL RD 10004 OCCIDENTAL RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133643006 17133644408 17133641406 ROBB&BRYNN JACOBS ROBERT A&PATRICIA ANN OLSIEWSKI TERRY&LAUREL LIEBRECHT 10001 OCCIDENTAL RD 2200 S 96TH AVE 9625 COOLIDGE RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 57 HLA ENGINEERING& LAND SURVEYING Total Parcels-PLP#002-26, SEPA#004-26 INC -Apple Tree Construcllan-Plat of the MIKE HEIT Orchards 2803 RIVER RD kik{i Or-t fl/TIL 4 YAKIMA,VIA 9EGD2 , -\-_ f lrL Li 245 Ahtanum Irrigation District Cascade Natural Gas Century Link 10705-B Gilbert Road 8113 W Grandridge Blvd 8 South 2nd Ave, Rm#304 Yakima,WA 98903-9203 Kennewick,WA 99336 Yakima,WA 98902 aidoffice@ahtanum.net Charter Communications City of Union Gap City of Yakima-Airport 1005 North 16th Ave Jason Cavanaugh Robert Hodgman Yakima,WA 98902 P.O. Box 3008 2400 West Washington Ave Union Gap,WA 98903 Yakima,WA 98903 Jason.cavanaugh@uniongapwa.gov robert.hodgman@yakimawa.gov Yakima Valley Canal Co City of Yakima-Engineering City of Yakima-Wastewater Division Robert Smoot Dana Kallevig Marc Cawley 1640 Garretson Lane 129 N 2nd St 2220 East Viola Ave Yakima, WA 98908 Yakima,WA 98901 Yakima,WA 98901 dana.kallevig@yakimawa.gov marc.cawley@yakimawa.gov Federal Aviation Administration Greater Yakima Chamber of Commerce Naches Cowiche Canal Association 2200 W. Washington Ave 10 North 9th Street PO Box 9635 Yakima, WA 98903 Yakima,WA 98901 Yakima,WA 98909 kristi@yakima.org NachesCowicheCanal@gmail.com North Yakima Conservation District Office of Rural and Farm Worker Housing Pacific Power 1606 Perry Street, Ste. C Marty Miller Mike Paulson Yakima,WA 98902 1400 Summitview Ave, Ste#203 500 North Keys Rd Yakima,WA 98902 Yakima,WA 98901 Martym@orfh.org United States Postal Service WA State Attorney General's Office WA State Department of Agriculture David James 1433 Lakeside Court, Ste# 102 Kelly McLain 205 W Washington Ave Yakima,WA 98902 PO Box 42560 Yakima,WA 98903 Olympia,WA 98504 david.r.james@usps.gov kmclain@agr.wa.gov WA State Department of Archaeology& WA State Department of Commerce WA State Department of Ecology Historic Preservation Review Team Annie Szvetecz 1063 S Capitol Way, Ste 106 1011 Plum St SE P.O. Box 47703 Olympia,WA 98504-8343 Olympia,WA 98504-3172 Olympia,WA 98504-7703 Sepa@dahp.wa.gov reviewteam@commerce.wa.gov Upload Docs to SEPA Register WA State Department of Ecology WA State Department of Ecology WA State Department of Ecology Gwen Clear Lori White Rhonda Luke 1250 W Alder St lori.white@ecy.wa.gov FormerOrchards@ecy.wa.gov Union Gap,WA 98903 crosepacoordinator@ecy.wa.gov WA State Department of Ecology WA State Department of Energy Facility WA State Department of Fish and Wildlife sepaunit@ecy.wa.gov Site Evaluation Council-EFSEC Jarrell Shah PO Box 43172 j.shah@dfw.wa.gov Olympia, WA 98504-3172 efsec@utc.wa.gov WA State Department of Fish and Wildlife WA State Department of Fish and Wildlife WA State Department of Fish and Wildlife, Scott Downes TeamYakima@dfw.wa.gov SEPA Desk PO Box 43200 ;cot tt. Olympia,WA 98504 R3planning@dfw.wa.gov 1t y . _ 246 WA State Department of Health WA State Department of Health, Office of WA State Department of Health, Office of DrinkingWater Drinking Water Kelly Cooper SEPA.reviewteam@doh.wa.gov PO Box 47820 Jamie Gardipe Olympia,WA 98504 16201 E Indiana Ave, Ste# 1500 Kelly.cooper@doh.wa.gov Spokane Valley,WA 99216 Jamie.gardipe@doh.wa.gov WA State Department of Natural WA State Department of Social&Health WA State Department of Transportation Resources, SEPA Center Services, Office of Capital Programs Paul Gonseth PO Box 47015 Larry Covey 2809 Rudkin Road Olympia,WA 98504 P.O. Box 45848 Union Gap,WA 98903 sepacenter@dnr.wa.gov Olympia,WA 98504 gonsetp@wsdot.wa.gov larry.covey@dshs.wa.gov WA State Department Transportation South WA State Department Transportation, West Valley School District Central Region Planning Office Aviation Division Dr. Peter Finch SCplanning@wsdot.wa.gov AviationLandUse@wsdot.wa.gov 8902 Zier Road Yakima,WA 98908 finchp@wvsd208.org WA State Governor's Office of Indian Affairs WA State Parks&Recreation Commission Yakama Bureau of Indian Affairs PO Box 40909 Jessica Logan Rocco Clark Olympia,WA 98504 P.O. Box 42650 P.O. Box 632 Olympia,WA 98504 Toppenish,WA 98948 sepa@parks.wa.gov Rocco.clark@bia.gov Yakima Valley Trolleys Yakama Bureau of Indian Affairs Yakima Valley Trolleys PO Box 796 Liliana Rojas Paul Edmondson Yakima,WA 98907 P.O. Box 632 313 North 3rd Street info@yakimavalleytrolleys.org Toppenish,WA 98948 Yakima,WA 98901 Liliana.rojas@bia.gov West Valley School District Yakama Bureau of Indian Affairs Yakama Indian Nation,Yakima Tribal P.O. Box 632 Council Joe Connolly 8902 Zier Road Toppenish,WA 98948 Ruth JimP.O. Box 151 Yakima,WA 98908-9299 Toppenish,WA 98948 connollyw@wvsd208.org Yakama Nation Environmental Management Yakama Indian Nation, Cultural Resources Yakima County Building Department Marivel Program Program 128North 2nd Street,4th Floor Elizabeth Sanchey Johnson Meninick Yakima,WA 98901 P.O. Box 151 P.O. Box 151 Toppenish,WA 98948 Toppenish,WA 98948 marivel.garcia@co.yakima.wa.us esanchey@yakama.com Yakima County Commissioners Yakama-Klickitat Fisheries Project Yakima County Health District Commissioners.web@co.yakima.wa.us John Marvin 1210 Ahtanum Ridge Dr Ste#200 760 Pence Road Yakima,WA 98909 Union Gap,WA 98903 marj@yakamafish-nsn.gov yhd@co.yakima.wa.us jmarvin@yakama.com Yakima County Health District Yakima County Public Services Yakima County Planning Division Ryan Ibach David Haws Jason Earles 1210 Ahtanum Ridge Dr Ste#200 128 North 2nd Street,4th Floor 128 North 2nd Street,4th Floor Union Gap,WA 98903 Yakima,WA 98901 Yakima,WA 98901 an.ibach . akima.wa.us ry co @ Y David.haws@co.yakima.wa.us Jason.Earies@co.yakima.wa.us Yakima County Water Resources Division Yakima County Planning Division Yakima-Tieton Irrigation District Troy Havens Tommy Carroll Sandra Hull 128 North 2nd Street,4th Floor 128 North 2nd Street,4th Floor 470 Camp 4 Rd Yakima,WA 98901 Yakima,WA 98901 Yakima,WA 98908 Troy.Havens@co.yakima.wa.us Thomas.Carroll@co.yakima.wa.us %.) .CC. IC'.;ti-t s otri 247 Yakima Greenway Foundation Yakima Regional Clean Air Agency Yakima County Water Resources Division Kellie Connaughton 186 Iron Horse Ct#101 Nellie Soptich 111 South 18th Street Yakima,WA 98901 128 North 2nd Street,4th Floor Yakima,WA 98901 admin@yrcaa.org Yakima,WA 98901 kellie@yakimagreenway.org Nellie.Soptich@co.yakima.wa.us Yakima School District Yakima Valley Museum Yakima Waste Systems Trevor Greene 2105 Tieton Drive Mark Lanter North Ave Yakima,WA 98902 PO Box 2830 Yakima,WAA 98902 Yakima,WA 98907 greene.trevor@ysd7.org lizr@yvmuseum.org mark.lanter@wasteconnections.com Jessica Lally Gregg Kiona Ian Gray Yakima Nation Yakima Nation Yakima Nation Jessica_Lally@Yakama.com Gregg_Kiona@Yakama.com lan_Gray@Yakama.com YVCOG 1200 Chesterly Drive, Suite 260 Yakima,WA 98902 SEPA REVIEIWNG AGENCIES UPDATED 05/15/2026 Type of Notice: NA1' d - ���� File Number: '' ACIAl t ( `` r _ l+ °i-) ) Date of Mailing: OCo I ( ) I Y7Y1..f_ _ . 248 1I In-House Distribution E-mail List Revised 04/28/2026 Name Division E-mail Address Christopher Hopkins Air Terminal christopher.hopkins(iwakimawa.goV Glenn Denman Code Administration G1enn.Denman(a yakimawa.gov - Linda Kuntz Code Administration linda.kuntz(la,yakimawa.gav John Zabell Code Administration John.Zabell@yakimawa.gov Pedro Contreras Code Administration Pedro.Conlreras(a7,vakimawa.gov Suzanne DeBusschere Code Administration Suzanne.Debusschere( yakimawa.gov Lisa Maxey Community Development Lisa.Maxev@Yakimawa.gov Kirsten McPherson Engineering Kirsten.McPherson@yakimawa.gov Aaron Markham Fire Aaron.markham(a}•vakimawa.gov Jeremy Rodriguez Fire Jeremv.Rodriguez(a}vakimawa.aov Sara Watkins Legal Sara.Watkins(7a,vakimawa.gov. Trevor Martin Planning trevor.martin@yak imawa.gov Eva Rivera Planning Eva.rivera(alyakimawa.gov Shawn Boyle Police Shawn.bovle(ivakimawa.gov Scott Schafer Public Works Scott.Schafer(c yakimawa.gov Leovardo Cruz Refuse Leovardo.Cruz@vakimawa.gov Randy Layman Refuse Randy.Lavman(ct�yakimawa.gov Gregory Story Transit Gregory.Story(alyakimawa.gov Anabel Chavez Utilities anabel.chavez( vakimawa.gov Dana Kallevig Wastewater Dana.Kallevig(crvakimawa.gov Randy Meloy Wastewater Randy.Melov@vakimawa.gov Daniel Tiliano Water/Irrigation Daniel.Tiliano(a vakimawa.gov Chris Redick Water/Irrigation Chrissedick cavakimawa.gav Chris Kohler GIS Chris.kohler(a7vakimawa.aov Outside Distribution Name Address Notified? (Subdivision notices ONLY) 500 N Keys Rd,Yakima,WA 98901 ' Yes ❑ No Pacific Power Attn:Estimating Department 111 University Parkway,Suite 200 ❑ Yes No (Projects Adjacent to RNSF Right of Way ONLY) Yakima,WA 98901 (509)453-9166 `` Central Washington Railroad Tim Marshall,General Manager,imarshalle`a cbrr.com ❑ E-mail Kim Yeager,Real Estate Manager,kveager(c!}.ihdllc.com (Shoreline notices ONLY) E E-mail Department of Ecology crosepa@eev.wa.gov Additional Parties of Record or Interested Parties Notified Name Address g�, r�E-mail helal_h t 9Q ' t- '/AQL" CCI 0 0 5 L0)%1,40:eiir dow 41),..46,,I=7..-A rivq-ciLialoc...k69vti..ozoipil Type of Notice: k1 , , j/\ 44/4 l *V ) File Number(s): �- R ' l/. Date of Mailing: CIO i ) 0 [ 7 j , DOC. in;ID 249 Rivera, Eva From: NoReply@ecy.wa.gov Sent: Tuesday,June 16, 2026 3:55 PM To: Ask Planning Subject: Your SEPA Record Has Been Submitted! The Department of Ecology has received a new SEPA record from Yakima City at Yakima City of with a File Number of: SEPA#004-26, PLP#002-26. Your record is being reviewed by an administrator. From: Yakima City Email: ask.planning@yakimawa.gov Phone number: (509) 575-6261 DOc. INDEX # 250 Rivera, Eva From: Rivera, Eva Sent: Tuesday,June 16, 2026 1:12 PM To: 'Mike Heit';john@bortonfruit.com; rivardjohn50@gmail.com; Bonds Jr., Randy; Boyle, Shawn; Chavez, Anabel; Contreras, Pedro; Cruz, Leovardo; DeBusschere, Suzanne; Denman, Glenn; Hopkins, Christopher; Kallevig, Dana; Kohler, Chris; Kuntz, Linda; Layman, Randy; Markham, Aaron; Martin, Trevor; Maxey, Lisa; McPherson, Kirsten; Meloy, Randy; Redick, Chad; Rivera, Eva; Schafer, Scott; Story, Gregory;Tiliano, Daniel; Watkins, Sara;Zabell,John; Brown, Michael; El Sol de Yakima; KAPP TV News; KDNA Radio - Francisco Rios; KEPR TV News; KIMA TV News; KIT/KATS/DMVW/KFFM - Lance Tormey; KNDO TV News; KNDU TV News; KVEW TV News; La Casa Hogar; La Voz; Lozano, Bonnie; NWPR - Anna King; RCDR - Maria DJ Rodriguez;Tu Decides - Albert Torres; West Valley School District -Joe Connolly; Yakima Herald - Business; Yakima Herald Republic Newspaper;Yakima School District - Stacey Locke;Yakima School District - Trevor Greene;Yakima Valley Business Times;YPAC - Randy Beehler;Ahtanum Irrigation District; aviationlanduse@wsdot.wa.gov; Cavanaugh,Jason; Cawley, Marc; commissioners.web@co.yakima.wa.us; crosepacoordinator@ecy.wa.gov; efsec@utc.wa.gov;esanchey@yakama.com;formerorchards@ecy.wa.gov; gonsetp@wsdot.wa.gov; Gregg Kiona - Yakama Nation; Ian Gray-Yakama Nation; info@yakimavalleytrolleys.org;j.shah@dfw.wa.gov;Jack Wells -Yakima County Water Resources;jamie.gardipe@doh.wa.gov;Jessica Lally - Yakama Nation; jmarvin@yakama.com; kellie@yakimagreenway.org; kelly.cooper@doh.wa.gov; kmclain@agr.wa.gov; konner@yakimagreenway.org; kristi@yakima.org; larry.covey@dshs.wa.gov; liliana.rojas@bia.gov; Linos, Irene; liz@yvmuseum.org; marj@yakamafish-nsn.gov; mark.lanter@wasteconnections.com; martym@orfh.org; Naches Cowiche Canal Association; Nellie Soptich - Yakima County Water Resources; r3planning@dfw.wa.gov; reviewteam@commerce.wa.gov; rocco.clark@bia.gov; ryan.ibach@co.yakima.wa.us; scott.downes@dfw.wa.gov; scplanning@wsdot.wa.gov; sepa.reviewteam@doh.wa.gov; sepa@dahp.wa.gov; sepa@parks.wa.gov; sepacenter@dnr.wa.gov; sepaunit@ecy.wa.gov; teamyakima@dfw.wa.gov; United States Postal Service - David James; WA State Dept Ecology - Lori White;West Valley School District - Peter Finch;Yakima County Building Dept - Marivel Garcia;Yakima County Planning Division -Jason Earles; Yakima County Planning Division -Thomas Carroll; Yakima County Public Services David Haws;Yakima County Water Resources Div - Troy Havens;yhd@co.yakima.wa.us;YRCAA; Gary Cuillier; Pat Spurgin (pds@spurginlawoffice.com) Cc: Crowell, Eric Subject: NTC OF PUBLIC HEARING & DNS - PLP#002-26, SEPA#004-26 - APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" Attachments: SEPA Checklist_SEPA#004-26.pdf; NTC OF PUBLIC HEARING_DNS_PLP#002-26.pdf Good afternoon, Attached is a Notice of Public Hearing& Determination of Nonsignificance (DNS) regarding the above-entitled project. If you have any questions about this proposal, please contact the assigned planner, Eric Crowell at eric.crowe11@yakima►va.gov. DOC. INDEX ;# �J 251 1 Public Notices Public Notices CITY OF YAKIMA closed record hearing before NOTICE OF PUBLIC the Yakima City Council. A HEARING separate notice will be DATE:6/16/2025; FROM: Bill provided for the public Preston, P.E., Community hearing before the Yakima Development Director; City Council.The public APPLICANT: HLA hearing before the Hearing Engineering&Surveying, Inc. Examiner has been scheduled on behalf of Apple Tree for Thursday,July 9,2026, Construction Company LLC beginning at 9:00 a.m.in the (2803 River Rd., Yakima,WA City Hall Council Chambers. 98902); FILE NUMBER: Any person desiring to PLP#002-26, SEPA#004-26; express their views on the LOCATION:2206 S. 96th matter is invited to attend the Ave.&9905 Occidental Rd.; hearing to provide testimony. TAX PARCEL NUMBER(S): NOTIC);OF 171336-44411 & 171336- RECOMMENDATION 44402;DATE OF Following the public hearing, APPLICATION: 4/2/2026i the Hearing Examiner will DATE OF COMPLETENESS: issue his recommendation 4/30/2026; PROJECT within ten(10) business days. DESCRIPTION Proposed When available, a copy of the preliminary long plat to decision will be mailed to subdivide two parcels and parties of record.The file create 135 single-family lots, containing the complete to be developed over 5 application is available for hases with approximately 27 public review at the City of lots developed per phase in Yakima Planning Division, City the R-1 zoning district. Hall—2nd Floor, 129 N. 2nd NOTICE OF PUBLIC St.,Yakima,WA. If you have HEABjug This preliminary questions regarding this long plat and environmental proposal,please call Eric review will require two public Crowell. Senior Planner,at hearings;one open record (509)576-6736,or email to: hearing before the Hearing eric.crowell@yakimawa.gov. Examiner to be followed by a (115857)July 16, 2026 DOC. INDEX # _ki 252 YAKIMA HERALD-REPUBLIC El Sol deYakima AFFIDAVIT OF PUBLICATION Eva Rivera 'R E©[ OWMDD City Of Yakima Planning 129 N 2nd Street JUN 2026 Yakima WA 98901 FINANCE DEPT STATE OF WASHINGTON, COUNTIES OF YAKIMA The undersigned,on oath states that he/she is an authorized representative of Yakima Herald-Republic, Inc., publisher of Yakima Herald-Republic and El Sol de Yakima,of general circulation published daily in Yakima County, State of Washington. Yakima Herald-Republic and El Sol de Yakima have been approved as legal newspapers by orders of the Superior Court of Yakima County. The notice, in the exact form annexed,was published in the regular and entire issue of said paper or papers and distributed to its subscribers during all of the said period. 06/16/2026 Agent Debbi&C011antes Signature Subscribed and sworn to before me of- ;Y1 C /6.j O .L (Notary Signature)Notary Public in and for the State of Washington,residing at Yakima Publication Cost: $133.20 SHARON BLANCHE SE.L1:,'r,AN �' Order No: 115857 Notary Public_ State of WashingtonCustomer No: 23222 Commission # 191 10341 PO#: .1 My Comm. Expires Nov 4, 2027 DOC. INDEX # ' Page 1 253 CITY OF YAKIMA NOTICE OF PUBLIC Publication Cost: $133.20 HEARING DATE: 6/16/2025; FROM: Bill Order No: 115857 Preston, P.E., Community Customer No: 23222 Development Director; APPLICANT: HLA PO#: Engineering & Surveying, Inc. on behalf of Apple Tree Construction Company LLC (2803 River Rd., Yakima, WA 98902); FILE NUMBER: PLP#002-26, SEPA#004-26; LOCATION: 2206 S. 96th Ave. & 9905 Occidental Rd.; TAX PARCEL NUMBER(S): 1 71 336-4441 1 & 171336- 44402; DATE OF APPLICATION: 4/2/2026; DATE OF COMPLETENESS: 4/30/2026; PROJECT DESCRIPTION Proposed preliminary long plat to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. NOTICE OF PUBLIC HEARING This preliminary long plat and environmental review will require two public hearings; one open record hearing before the Hearing Examiner to be followed by a closed record hearing before the Yakima City Council. A separate notice will be Page 2 DOC. INDEX # --t—LtitO\ --J 254 provided for the public hearing before the Yakima City Council. The public hearing before the Hearing Examiner has been scheduled for Thursday, July 9, 2026, beginning at 9:00 a.m. in the City Hall Council Chambers. Any person desiring to express their views on the matter is invited to attend the hearing to provide testimony. NOTICE OF RECOMMENDATION Following the public hearing, the Hearing Examiner will issue his recommendation within ten (10) business days. When available, a copy of the decision will be mailed to parties of record. The file containing the complete application is available for public review at the City of Yakima Planning Division, City Hall — 2nd Floor, 129 N. 2nd St., Yakima, WA. If you have questions regarding this proposal, please call Eric Crowell, Senior Planner, at (509) 576-6736, or email to: eric.crowell@yakimawa.gov. (115857) July 16, 2026 DOC. INDEX # Page 3 255 ``iq,, COMMUNITY DEVELOPMENT DEPARTME1vF +, Bill Preston,P.E.,Director •;41T'w Trevor Martin,AICP,Manager L,3': ,: j Planning Division 41 129 North Second Street,2nd Floor, Yakima, Washington 98901 1, 1�r3R'`ik rk.0 .,, Phone (509)575-6183 • Fax(509) 575-6105 • Email:ask.planning@yakimawa.gov NOTICE OF PUBLIC HEARING DATE: June 16, 2026 TO: SEPA Reviewing Agencies, Applicant, and Adjoining Property Owners FROM: Bill Preston, Community Development Director APPLICANT: HLA Engineering &Surveying, Inc. on behalf of Apple Tree Construction Company LLC (2803 River Rd., Yakima, WA 98902) FILE NUMBER: PLP#002-26, SEPA#004-26 LOCATION: 2206 S. 96th Ave. &9905 Occidental Rd. TAX PARCEL NUMBER(S): 171336-44411 & 171336-44402 DATE OF APPLICATION: April 2, 2026 DATE OF COMPLETENESS: April 30, 2026 PROJECT DESCRIPTION Proposed preliminary long plat to subdivide two parcels and create 135 single- family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. NOTICE OF PUBLIC HEARING This preliminary long plat and environmental review will require two public hearings; one open record public hearing before the Hearing Examiner to be followed by a closed record hearing before the Yakima City Council.A separate notice will be provided for the public hearing before the Yakima City Council. The public hearing before the Hearing Examiner has been scheduled for Thursday, July 9, 2026, beginning at 9:00 a.m. in the City Hall Council Chambers.Any person desiring to express their views on the matter is invited to attend the hearing to provide testimony. NOTICE OF RECOMMENDATION Following the public hearing, the Hearing Examiner will issue his recommendation within ten (10) business days. When available, a copy of the recommendation will be mailed to parties of record and entities who were provided this notice. The application including any applicable site plans can be viewed online:www.vakimawa.gov/public-notice. The file containing the complete application is available for public review at the City of Yakima Planning Division, City Hall—2nd Floor, 129 N. 2nd St., Yakima, WA. If you have questions regarding this proposal, please call Eric Crowell, Senior Planner, at(509) 576-6736, or e-mail to eric.crowell@yakimawa.gov. Yakima a °CC lit i)L.X 2015 1994 256 (-- 3 t'`,l'j,'` DEPAltTAMENTO DE DESARROLLO COMLiN1TARIO �1,a Bill Preston,P.E.,Director * i Trevor Martin,AICP, Gerente %Q. l••' - Division de Planificacion �a,`; 4�. 129 Norte Calle 2;2°Piso, Yakima, WA 98901 °�3, °Ap�;,,'. '1 Tel (509)575-6183 • Fax(509) 575-6105 • Email:ask.planning@yakimawa.gov AVISO DE AUDIENCIA PIJBLICA El Departamento de Desarrollo Comunitario de la Ciudad de Yakima ha recibido una aplicaciOn por parte de un propietario/solicitante y este es un aviso sobre esa solicitud. Informacion sobre la ubicacion de la propiedad en cuestiOn y Ia solicitud es la siguiente: FECHA OTORGADA: 16 de junio, 2026 PARA: Agencias de Revision Ambiental, Solicitante y Propietarios Adyacentes DE: Bill Preston, Director de Desarrollo Comunitario SOLICITANTE: HLA Engineering & Surveying, Inc. por parte de Apple Tree Construction Company LLC (2803 River Rd.,Yakima, WA 98902) No. DE ARCHIVO: PLP#002-26, SEPA#004-26 UBICACION: 2206 S. 96th Ave. y 9905 Occidental Rd. No. DE PARCELA(S): 171336-44411 y 171336-44402 FECHA DE APLICACION: 2 de abril, 2026 FECHA DE APLICACION COMPLETA: 30 de abril, 2026 DESCRIPCION DEL PROYECTO: Propuesta de piano largo preliminar de subdivision de dos parcelas para crear 135 lotes unifamiliares, que se desarrollaran en cinco fases, con aproximadamente 27 lotes por fase, en el distrito de zonificacion R-1. AVISO DE AUDIENCIA PUBLICA: Esta solicitud de propuesta para una subdivision preliminar y revision ambiental requerira dos audiencias publicas;una audiencia de registro abierto ante el Examinador de Audiencias seguido por una de audiencia de registro cerrado ante el Concejo Municipal de Yakima. Se proporcionara un aviso por separado para Ia audiencia publica ante el Concejo Municipal de Yakima. La audiencia publica ante el Examinador de Audiencias ha sido programada para el jueves 9 de julio 2026,comenzando las 9:00 a.m. en la Sala del Consejo Municipal en el Ayuntamiento. Cualquier persona que desee expresar su opinion sobre este asunto esta invitada a asistir a la audiencia para presentar testimonio. AVISO DE LA RECOMENDACION: Despues de Ia audiencia publica, el Examinador de Audiencias emitira su recomendacion dentro de diez dias habiles. Cuando la recomendacion este disponible, una copia sera enviada a las personas que mandaron comentarios o que recibieron este aviso inicial. El archivo que contiene la aplicaciOn completa esta disponible para inspeccion publica en la Oficina de Planificacion de la Ciudad de Yakima en el 129 al Norte la Calle 2da, Yakima, WA. Si tiene cualquier pregunta sobre esta propuesta, puede contactar a Ia Oficina de Planificacion al(509)575-6183 o por correo electronico al: ask.planninq{aVakimawa.pov DOC. INDEX t# J^ Yakima I illait ,257 Fro�V..Y}l'``'"',,,� COM UNITY DEVELOPMENT DEPARTML.. 4-1.,.. .1--�" Bill Preston,P.E.,Director • t • ' 1 Trevor Martin,AICP,Manager a ',J.' Planning Division r'r.,,",; ",w- 129 North Second Street,2nd Floor, Yakima, Washington 98901 '`�, "4�s»� � ' � Phone(509)575-6183 • Fax(509) 575-6105 • Email: ask.planning@yakimawa.gov WASHINGTON STATE ENVIRONMENTAL POLICY ACT DETERMINATION OF NONSIGNIFICANCE CITY OF YAKIMA, WASHINGTON June 16, 2026 PROJECT DESCRIPTION: Proposed preliminary long plat to subdivide two parcels and create 135 single-family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. LOCATION: 2206 S. 96th Ave. & 9905 Occidental Rd. PARCEL NUMBER: 171336-44411 & 171336-44402 PROPONENT: HLA Engineering & Land Surveying, Inc. PROPERTY OWNER: Apple Tree Construction Company LLC LEAD AGENCY: City of Yakima FILE NUMBERS: PLP#002-26, SEPA#004-26 DETERMINATION: The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS)is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. ® This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no further comment period on the DNS. Responsible Official: Bill Preston Position/Title: SEPA Responsible Official Phone (509) 575-6183 Address: 129 N. 2nd Street, Yakima, WA 98901 6/16/2026 X Bill Preston Bill Preston P.E.,Community Development Director Signed by: Preston, Bill ® You may appeal this determination to: Bill Preston, P.E., Director of Community Development, at 129 N. 2nd Street, Yakima, WA 98901. No later than: June 30, 2026. 2 315 DOC. INDEX # 1994 if lA 258 By method: Complete appeal application form and payment of appeal fee. You should be prepared to make specific factual objections. Contact the City of Yakima Planning Division to read or ask about the procedures for SEPA appeals. Page 12 DOC. INDEX # ^-- . 259 AFFIDAVIT OF MAILING STATE OF WASHINGTON CITY OF YAKIMA RE: PLP#002-26, SEPA#004-26 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THl ORCHARDS" 2206 S 96TH AVE/9905 OCCIDENTAL RD I, Eva Rivera, as an employee of the Yakima City Planning Division, have dispatched through the United States Mails, a Notice of Application and Environmental Review; a true and correct copy of which is enclosed herewith; that said notice was addressed to the applicant, SEPA reviewing agencies, and all property owners of record within a radius of 300 feet of subject property; that said property owners are individually listed on the mailing list retained by the Planning Division; and that said notices were mailed by me on the 6th day of May, 2026. That I mailed said notices in the manner herein set forth and that all of the statements made herein are just and true. Eva Rivera Planning Technician DOC. INDEX # 260 ,r 17133644403 17133644409 18133133425 4K VENTURES LLC AGUILERA RENTAL PROPERTIES LLC APPLE TREE CONSTRUCTION CO LLC 2581 BORTON RD 10 N 85TH AVE 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98908 YAKIMA,WA 989.03 18133132007 18133133446 17120121002 APPLE TREE CON UCTION APPLE TREE RESORT DEVELOPMENT AT PROPERTIES LLC COMPANY L CO 2550 BORTON RD 2550 BO N RD 2550 BORTON RD YAKIMA,WA 98903 YA ,WA 98903 YAKIMA,WA 98903 171201;2 01 18133133442 17120112004 AT P PERTIES LLC GOLF COURSE LAND LLC KINLOCH BORTON ENTERPRISES LLC 2550 BORTON RD 2550 BORTON RD 2550 BORTON RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 18133134532 17133641401 17133641402 NEUMANN LIVING TRUST NORTH 40 REAL ESTATE LLC NORTH 40 REAL ESTATE LLC 9506 COOLIDGE RD 9202 OCCIDENTAL RD 9202 OCCIDENTAL RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17120122002 17133613003 17133624003 PACIFIC POWER&LIGHT CO TWO BLUFFS LLC TWO BLUFFS LLC 825 NE MULTNOMAH ST STE 1900 2550 BORTON RD 2550 BORTON RD PORTLAND,OR 97232 YAKIMA,WA 98903 YAKIMA. WA 98903 17133631001 1713363 01 17133634404 TWO BLIJ LLC TWO UFFS LLC TWO BLUFFS LLC 2550 TON RD 2 BORTON RD 2550 BORTON RD YAKIMA,WA 98903 AKIMA,WA 98903 YAKIMA,WA 98903 1713364140 1713364240 17133642404 TWO B FS LLC TWO BL S LLC TWO BLUFF 'EC 2 ORTON RD 2550 RTON RD 2550 BO N RD AKlMA,WA 98903 Y MA,WA 98903 YAKI ,WA 98903 17133643003 17133643007 17133643009 TWO BL S LLC TWO BLUFF TWO BLUFFSjeLC 255.9 RTON RD 2550 BO N RD 2550 BO ,@N RD ___--YAKIMA,WA 98903 YAKI ,WA 98903 YAKI ,WA 98903 17133643010 17133643402 17133614402 TWO BL S LLC TWO BLUFFS LLC WEST VALLEY SCHOOL DISTRICT#208 255 ORTON RD 2550 BORTON RD 8902 ZIER RD Y KIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98908 18133133421 17133644410 17133644404 AMANDA&ZACH KENT AUSENCIO ARAUJO BRETT ANTHONY&ASHLEIGH MARIE 2201 S 96TH AVE 2204 S 96TH AVE KILGORE YAKIMA,WA 98903 YAKIMA,WA 98903 DOC. INDEX # 2102 S 96TH AVE YAKIMA,WA 98903 __SL3b_ 261 17133644415 18133133423 17133643401 CARLOS JR LOPEZ CAROLYN RAMSEY CODY WILSON PO BOX 1114 2109 96TH AVE 10103 OCCIDENTAL RD ZILLAH,WA 98953 YAKIMA,WA 98903 YAKIMA,WA 98903 17133641408 17133644412 18133133418 DEVIN&SARAH RINALDI DONALD C THORNTON DREW&JULIA GASKELL 9627 COOLIDGE RD 11710 TIETON DR 2207 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98908 YAKIMA,WA 98903 18133133415 17133644414 18133133424 HOLLIE JENFT IVETTE VANESSA AGUILERA JAMES S KELLY 9501 OCCIDENTAL RD 1032 106TH AVE NE APT A216 2107 S 96TH AVE YAKIMA,WA 98903 BELLEVUE,WA 98004 YAKIMA,WA 98903 17133644407 18133134533 17120112401 JASON MICHAEL&KELLIE MARIE JERALD T&PHILENE A MCDONALD JEWEL LARSON HATFIELD 9508 COOLIDGE RD 9600 OCCIDENTAL RD 2108 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 r 17133644402 17133644411 17133644405 JOHN BORTON JOHN BORTO JOHN D&JENNIFER L WARREN 2550 BORTON ROAD 2550 BOR ROAD 2104 S 96TH AVE YAKIMA,WA 98903 YAKI , A 98903 YAKIMA,WA 98903 18133133417 17133644413 18133133422 JUSTIN DU BRUILLE KATHERINE P SORIA KHALIL ABDELRAHMAN 9505 OCCIDENTAL RD 2210 S 96TH AVE 2111 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 18133133419 17133644406 18133134534 MARILEE J SWENSSON MATTHEW EVERETTE&ALEXANDRIA MEAGAN ABEYTA 2205 S 96TH AVE BORTON 9510 COOLIDGE RD YAKIMA,WA 98903 2106 S 96TH AVE YAKIMA,WA 98903 YAKIMA,WA 98903 18133133420 18133133416 17120121001 PETER R JR&SHIRLEY N YOUNG RAFAEL CUEVAS RENEE KINGSBORO 2203 S 96TH AVE 9503 OCCIDENTAL RD 10004 OCCIDENTAL RD YAKIMA,WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 17133643006 17133644408 17133641406 ROBB&BRYNN JACOBS ROBERT A&PATRICIA ANN OLSIEWSKI TERRY&LAUREL LIEBRECHT 10001 OCCIDENTAL RD 2200 S 96TH AVE 9625 COOLIDGE RD YAKIMA, WA 98903 YAKIMA,WA 98903 YAKIMA,WA 98903 57 HLA ENGINEERING &LAND SURVEYING As- -INT Total Parcels PLP#002-28,SEPA#O04-26 iNC �/ -Apple Tree Construction-Plat of the MIKE HEIT SUR Orchards 2803 RIVER RD ��✓J YAKIMA,WA 98902 1_.u�:. IND J1{ 0S`151e`� '7 2 262 Ahtanum Irrigation District Cascade Natural Gas Century Link 10705-B Gilbert Road 8113 W Grandridge Blvd 8 South 2nd Ave, Rm#304 Yakima,WA 98903-9203 Kennewick,WA 99336 Yakima,WA 98902 aidoffice@ahtanum.net Charter Communications City of Union Gap City of Yakima-Airport 1005 North 16th Ave Jason Cavanaugh Robert Hodgman Yakima,WA 98902 P.O. Box 3008 2400 West Washington Ave Union Gap,WA 98903 Yakima,WA 98903 Jason.cavanaugh@uniongapwa.gov robert.hodgman@yakimawa.gov Yakima Valley Canal Co City of Yakima-Engineering City of Yakima-Wastewater Division Robert Smoot Dana Kallevig Marc Cawley 1640 Garretson Lane 129 N 2nd St 2220 East Viola Ave Yakima,WA 98908 Yakima,WA 98901 Yakima,WA 98901 dana.kallevig@yakimawa.gov marc.cawley@yakimawa.gov Federal Aviation Administration Greater Yakima Chamber of Commerce Naches Cowiche Canal Association 2200 W.Washington Ave 10 North 9th Street PO Box 9635 Yakima,WA 98903 Yakima, WA 98901 Yakima,WA 98909 kristi@yakima.org NachesCowicheCanal@gmail.com North Yakima Conservation District Office of Rural and Farm Worker Housing Pacific Power 1606 Perry Street, Ste. C Marty Miller Mike Paulson Yakima, WA 98902 1400 Summitview Ave, Ste#203 500 North Keys Rd Yakima,WA 98902 Yakima,WA 98901 Martym@orfh.org United States Postal Service WA State Attorney General's Office WA State Department of Agriculture David James 1433 Lakeside Court, Ste#102 Kelly McLain 205 W Washington Ave Yakima,WA 98902 PO Box 42560 Yakima,WA 98903 Olympia,WA 98504 david.r.james@usps.gov kmclain@agr.wa.gov WA State Department of Archaeology& WA State Department of Commerce WA State Department of Ecology Historic Preservation Review Team Annie Szvetecz 1063 S Capitol Way,Ste 106 1011 Plum St SE P.O. Box 47703 Olympia,WA 98504-8343 Olympia,WA 98504-3172 Olympia,WA 98504-7703 Sepa@dahp.wa.gov reviewteam@commerce.wa.gov Upload Docs to SEPA Register WA State Department of Ecology WA State Department of Ecology WA State Department of Ecology Gwen Clear Lori White Rhonda Luke 1250 W Alder St lori.white@ecy.wa.gov FormerOrchards@ecy.wa.gov Union Gap,WA 98903 crosepacoordinator@ecy.wa.gov WA State Department of Ecology WA State Department of Energy Facility WA State Department of Fish and Wildlife sepaunit@ecy.wa.gov Site Evaluation Council-EFSEC Janell Shah PO Box 43172 j.shah@dfw.wa.gov Olympia,WA 98504-3172 efsec@utc.wa.gov WA State Department of Fish and Wildlife WA State Department of Fish and Wildlife WA State Department of Fish and Wildlife, Scott Downes TeamYakima@dfw.wa.gov SEPA Desk ;cott.Downes@dfw.wa.gov PO Box 43200 Olympia,WA 98504 R3planning@dfw.wa.gov DOC. INDEX # T ✓ . -4 263 WA State Department of Health WA State Department of Health, Office of WA State Department of Health, Office of Water Kelly Cooper Drinking Water DrinkingEPA.reviewteam@doh.wa.gov PO Box 47820 Jamie Gardipe Olympia,WA 98504 16201 E Indiana Ave,Ste#1500 Kelly.cooper@doh.wa.gov Spokane Valley, WA 99216 Jamie.gardipe@doh.wa.gov WA State Department of Natural WA State Department of Social&Health WA State Department of Transportation Resources, SEPA Center Services, Office of Capital Programs Paul Gonseth PO Box 47015 Larry Covey 2809 Rudkin Road Olympia, WA 98504 P.O. Box 45848 Union Gap,WA 98903 sepacenter@dnr.wa.gov Olympia,WA 98504 gonsetp@wsdot.wa.gov larry.covey@dshs.wa.gov WA State Department Transportation South WA State Department Transportation, West Valley School District Central Region Planning Office Aviation Division Dr. Peter Finch SCplanning@wsdot.wa.gov AviationLandUse@wsdot.wa.gov 8902 Zier Road Yakima,WA 98908 finchp@wvsd208.org WA State Governor's Office of Indian Affairs WA State Parks& Recreation Commission Yakama Bureau of Indian Affairs PO Box 40909 Jessica Logan Rocco Clark Olympia, WA 98504 P.O. Box 42650 P.O. Box 632 Olympia,WA 98504 Toppenish,WA 98948 sepa@parks.wa.gov Rocco.clark@bia.gov Yakima Valley Trolleys Yakama Bureau of Indian Affairs Yakima Valley Trolleys PO Box 796 Liliana Rojas Paul Edmondson Yakima,WA 98907 P.O. Box 632 313 North 3rd Street info@yakimavalleytrolleys.org Toppenish,WA 98948 Yakima,WA 98901 Liliana.rojas@bia.gov West Valley School District Yakama Bureau of Indian Affairs Yakama Indian Nation,Yakima Tribal Joe Connolly P.O. Box 632 Council 8902 Zier Road Toppenish,WA 98948 Ruth Jim Yakima, WA 98908-9299 P.O. Box 151 connollyw@wvsd208.org Toppenish,WA 98948 Yakama Nation Environmental Management Yakama Indian Nation, Cultural Resources Yakima County Building Department Program Program Marivel Garcia Elizabeth Sanchey Johnson Meninick 128 North 2nd Street, 4th Floor P.O. Box 151 P.O. Box 151 Yakima,WA 98901 Toppenish, WA 98948 Toppenish,WA 98948 marivel.garcia@co.yakima.wa.us esanchey@yakama.com Yakima County Commissioners Yakama-Klickitat Fisheries Project Yakima County Health District Commissioners.web@co.yakima.wa.us John Marvin 1210 AhtanumRidge Dr Ste#200 760 Pence Road Yakima,WA 98909 Union Gap,WA 98903 marj@yakamafish-nsn.gov yhd@co.yakima.wa.us jmarvin@yakama.com Yakima County Health District Yakima County Public Services Yakima County Planning Division Ryan Ibach David Haws Jason Earles 1210 Ahtanum Ridge Dr Ste#200 128 North 2nd Street,4th Floor 128 North 2nd Street,4th Floor Union Gap,WA 98903 Yakima,WA 98901 Yakima, WA 98901 ryan.ibach@co.yakima.wa.us David.haws@co.yakima.wa.us Jason.Earles@co.yakima.wa.us Yakima County Water Resources Division Yakima County Planning Division Yakima-Tieton Irrigation District Troy Havens Tommy Carroll Sandra Hull 128 North 2nd Street,4th Floor 128 North 2nd Street, 4th Floor 470 Camp 4 Rd Yakima,WA 98901 Yakima,WA 98901 Yakima,WA 98908 Troy.Havens@co.yakima.wa.us Thomas.Carroll@co.yakima.wa.us DOG. INDEX # A-'- 264 Yakima Greenway Foundation Yakima Regional Clean Air Agency Yakima County Water Resources Division Kellie Connaughton 186 Iron Horse Ct#101 Nellie Soptich 111 South 18th Street Yakima,WA 98901 128 North 2nd Street,4th Floor Yakima,WA 98901 admin@yrcaa.org Yakima, WA 98901 kellie@yakimagreenway.org Nellie.Soptich@co.yakima.wa.us Yakima School District Trevor Greene Yakima Valley Museum Yakima Waste Systems 104 North 4th Ave 2105 Tieton Drive Mark Lanter Yakima,WA 98902 Yakima,WA 98902 PO Box 2830 greene.trevor@ysd7.org lizr@yvmuseum.org Yakima,WA 98907 mark.lanter@wasteconnections.com SEPA REVIEIWNG AGENCIES UPDATED 12/15/2025 Type of Notice: • s cok File Number: MO-664 Date of Mailing: C6 1 j619 ( ?f15)4 'b _ ._ In-House Distribution E-mail List Revised 04/28/2026 Name Division E-mail Address Christopher Hopkins Air Terminal christopher.hopkins@'yakimawa.RoV Glenn Denman Code Administration Glenn.Denman(ayakimawa.gov Linda Kuntz Code Administration linda.kuntz(dyakimawa.gov John Zabell Code Administration John.Zabell@yakimawa.gov Pedro Contreras Code Administration Pedro.Contrerasatlyakimawa.gov Suzanne DeBusschere Code Administration Suzanne.Debusschere(u,vakimawa.gov Lisa Maxey Community Development Lisa.Maxev( yakimawa.gov Kirsten McPherson Engineering Kirsten.McPherson[a v_akimawa.Rov Aaron Markham Fire Aaron.markham(dvakimawa.gov Jeremy Rodriguez Fire Jeremv.Rodriguez(uiyakimawa.gov Sara Watkins Legal Sara.Watkinsavakimawa.gov. Trevor Martin Planning trevor.martin(u)yakimawagav Eva Rivera Planning Eva.rivera c(tyakimawa.gov Shawn Boyle Police Shawn.bovle(riiyakimawa.gov Scott Schafer Public Works Scott.Schafer(riyakimawa.gov Leovardo Cruz Refuse Leovardo.Cruz(kakimawa.gov Randy Layman Refuse Randy.Lavman(u7yakimawa.gov Gregory Story Transit Gregory,Storv(cyakimawa.gov Anabel Chavez Utilities anabel.chaveztulvakimawa.gov Dana Kallevig Wastewater Dana.Kallevigkyakimawa.gov Randy Meloy Wastewater Randv.Meloy(a7vakimawa.gov Daniel Tiliano Water/Irrigation Daniel.TiIianoCuyakimawa.gov Chris Redick Water/Irrigation Chris.redick@yakimawa.gov Chris Kohler GIS Chris.kohler ?vakimawa.gov Outside Distribution Name Address Notified? (Subdivision notices ONLY) 500 N Keys Rd,Yakima,WA 98901 Yes 0 No Pacific Power Attn:Estimating Department 111 University Parkway,Suite 200 ❑ Yes No (Projects Adjacent to&NSF Right of Way ONLY.) Yakima,WA 98901(509)453-9166 Central Washington Railroad Tim Marshall,General Manager,tarshall@ebrr.com ❑ E-mail Kim Yeager,Real Estate Manager,kyeager(ul1ihdlic.com 1 (Shoreline notices ONLY) Department of Ecology crosepa(ulecy.wa.gov ❑ E-mail Additional Parties of Record or Interested Parties Notified Name Address E-mail Type of Notice: -01-1 '--PA- File Number(s): 40 1 �, 0( . Date of Mailing: OS 1 I, ( 1 ,.,c7 (o '6 DOC. INDEX # —7)-\0 _ 266 Rivera, Eva From: NoReply@ecy.wa.gov Sent: Wednesday, May 6, 2026 2:14 PM To: Ask Planning Subject: Your SEPA Record Has Been Submitted! The Department of Ecology has received a new SEPA record from Yakima City at Yakima City of with a File Number of: SEPA#004-26, PLP#002-26. Your record is being reviewed by an administrator. From:Yakima City Email: ask.planning@yakimawa.gov Phone number: (509) 575-6261 D®C. INDE 1 - F 267 Rivera, Eva From: Rivera, Eva Sent: Wednesday, May 6, 2026 12:59 PM To: 'Mike Heit'; 'John@bortonfruit.com'; Bonds Jr., Randy; Boyle, Shawn; Chavez, Anabel; Contreras, Pedro; Cruz, Leovardo; DeBusschere, Suzanne; Denman, Glenn; Hopkins, Christopher; Kallevig, Dana; Kohler, Chris; Kuntz, Linda; Layman, Randy; Markham, Aaron; Martin, Trevor; Maxey, Lisa; McPherson, Kirsten; Meloy, Randy; Redick, Chad; Rivera, Eva; Schafer, Scott; Story, Gregory;Tiliano, Daniel;Watkins, Sara;Zabel!,John; 'Ahtanum Irrigation District'; 'aviationlanduse@wsdot.wa.gov'; Cavanaugh,Jason; Cawley, Marc; 'commissioners.web@co.yakima.wa.us'; 'crosepacoordinator@ecy.wa.gov'; 'efsec@utc.wa.gov'; 'esanchey@yakama.com'; 'formerorchards@ecy.wa.gov'; 'gonsetp@wsdot.wa.gov'; 'info@yakimavalleytrolleys.org'; 'j.shah@dfw.wa.gov'; 'Jack Wells - Yakima County Water Resources'; 'jamie.gardipe@doh.wa.gov'; jmarvin@yakama.com'; 'kellie@yakimagreenway.org'; 'kelly.cooper@doh.wa.gov'; 'kmclain@agr.wa.gov'; 'konner@yakimagreenway.org'; 'kristi@yakima.org'; larry.covey@dshs.wa.gov'; liliana.rojas@bia.gov'; Linos, Irene; 'liz@yvmuseum.org'; 'marj@yakamafish-nsn.gov'; 'mark.lanter@wasteconnections.com'; 'martym@orfh.org'; 'Naches Cowiche Canal Association'; 'Nellie Soptich - Yakima County Water Resources'; 'r3planning@dfw.wa.gov'; 'reviewteam@commerce.wa.gov'; 'rocco.clark@bia.gov'; 'ryan.ibach@co.yakima.wa.us'; 'scott.downes@dfw.wa.gov'; 'scplanning@wsdot.wa.gov'; 'sepa.reviewteam@doh.wa.gov'; 'sepa@dahp.wa.gov'; 'sepa@parks.wa.gov'; 'sepacenter@dnr.wa.gov'; 'sepaunit@ecy.wa.gov'; 'teamyakima@dfw.wa.gov'; 'United States Postal Service - David James'; 'WA State Dept Ecology- Lori White'; 'West Valley School District -Joe Connolly'; 'West Valley School District - Peter Finch'; 'Yakima County Building Dept - Marivel Garcia'; 'Yakima County Planning Division -Jason Earles'; 'Yakima County Planning Division - Thomas Carroll';Yakima County Public Services David Haws; 'Yakima County Water Resources Div -Troy Havens'; 'Yakima School District - Trevor Greene'; 'yhd@co.yakima.wa.us';YRCAA Cc: Crowell, Eric Subject: NTC OF APP & ENVIRO REVIEW- PLP#002-26, SEPA#004-26 - APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" Attachments: NTC OF APP_SEPA_PLP#002-26.pdf; SEPA Checklist_SEPA#004-26.pdf Good afternoon, Attached is a Notice of Application and Environmental Review regarding the above-entitled project. If you have any questions about this proposal, please contact the assigned planner, Eric Crowell at eric.crowell@vakimawa.gov. Thank you! DOC. INDEX# 268 T-`'.�1,.. 4',,,,, COMMUNITY DEVELOPMENTDEPARTM:'NT '.�,. ,4 -;,, Bill Preston,P.E.,Director f., 's •-,: Trevor Martin,AICP,Manager ', • Planning Division '',, % 129 North Second Street,2nd Floor Yakima, Washington 98901 ',s, t*P0AAr Phone (509)575-6183 • Fax(509)575-6105 • Email:ask.planning@yakimawa.gov , NOTICE OF APPLICATION AND ENVIRONMENTAL REVIEW DATE: May 6, 2026 TO: SEPA Reviewing Agencies, Applicant, and Adjoining Property Owners FROM: Bill Preston, Community Development Director APPLICANT: HLA Engineering & Land Surveying on behalf of Apple Tree Construction Company LLC FILE NUMBER: PLP#002-26, SEPA#004-26 LOCATION: 2206 S. 96th Ave. &9905 Occidental Rd. TAX PARCEL NUMBER(S): 171336-44411 & 171336-44402 DATE OF APPLICATION: April 2, 2026 DATE OF COMPLETENESS: April 30, 2026 PROJECT DESCRIPTION Proposed preliminary long plat to subdivide two parcels and create 135 single- family lots, to be developed over 5 phases with approximately 27 lots developed per phase in the R-1 zoning district. DETERMINATION OF CONSISTENCY Pursuant to YMC § 16.06.020(A), the project considerations are determined to be consistent with applicable development regulations, as follows: 1. The type of land use: Long Plat-135 lots in the R-1 zoning district. 2. Level of Development: Lots range from approximately 0.18 to 0.23 acres. 3. Infrastructure and public facilities:The subject property is able to be served by public streets,water, sewer, garbage collection, etc. Characteristics of development: The proposal shall adhere to all Title 12 and Title 15 development standards. Pursuant to YMC§ 16.06.020(B), the development regulations and comprehensive plan considerations are found to be consistent, as follows: 1. The type of land use: Long Plat-135 lots in the R-1 zoning district. 2. Density of Development: Approximately 5.34 dwelling units per net residential acre. Availability and adequacy of infrastructure and public utilities: The subject property is able to be served by public facilities. NOTICE OF ENVIRONMENTAL REVIEW This is to notify agencies with jurisdiction and environmental expertise and the public that the City of Yakima, Planning Division, has been established as the lead agency, under WAC § 197-11-928 for this project. The City of Yakima will review the proposed project for probable adverse environmental impacts and will issue a threshold determination per WAC § 197-11-310. The proposal may include mitigation measures under applicable codes and the project review process may incorporate or require mitigation measures regardless of whether an EIS is prepared. A copy of the subsequent threshold determination may be obtained by request and may be appealed pursuant to YMC§ 6.88.170. REQUEST FOR WRITTEN COMMENTS: Agencies, tribes, and the public are encouraged to review and comment on the proposed project and its probable environmental impacts. There is a 14-day comment period for this review. This may be your only opportunity to comment. All written comments received by 5:00 p.m. on May 20, 2026, will be considered prior to issuing the final SEPA determination. Please reference file numbers (PLP#002-26, SEPA#004-26) and applicant's name (Apple Tree Construction Company LLC) in any correspondence you submit. You can mail your comments to: Yakima DOC INDEX * ` µ� 17' '2 215 015 1994 269 City of Yakima Planning Division 129 N. 2nd St. Yakima,WA 98901 NOTICE OF PUBLIC HEARING. A separate notice of public hearing will be mailed to all parties of record after the comment period has closed. The application including any applicable site plans can be viewed online:www.yakimawa.qov/public-notice. The file containing the complete application is available for public review at the City of Yakima Planning Division, City Hall—2nd Floor, 129 N. 2nd St., Yakima, WA. If you have any questions on this proposal, please contact Eric Crowell, Senior Planner at(509) 576-6736, or email to: eric.crowellayakimawa.gov. Doc, INDEX # 270 'ps; Yam'"'1,4 DEIJARTAMENTO DE DESARROLLO COw1UNITARIO : 4111111 ••7�a, Bill Preston,P.E.,Director a , Trevor Martin,AICP, Gerente s ,C).. r, f Division de Planificacion ',,,,", �' 129 Norte Calle 2',2°Piso, Yakima, WA 98901 +r4,,t° f/RAW) 'a.", Tel. (509)575-6183 • Fax(509)575-6105 • Email:ask.planning@yakimawa.gov AVISO DE APLICACION Y REVISION AMBIENTAL El Departamento de Desarrollo Comunitario de Ia Ciudad de Yakima ha recibido una aplicacion por parte de un propietario/solicitante y este es un aviso sobre esa solicitud. InformaciOn sobre la ubicacion de la propiedad en cuestiOn y la solicitud es la siguiente: FECHA OTORGADA: 6 de mayo, 2026 PARA: Agencias de Revision Ambiental, Solicitante y Propietarios Adyacentes DE: Bill Preston, Director de Desarrollo Comunitario SOLICITANTE: HLA Engineering & Land Surveying por parte de Apple Tree Construction Company LLC No. DE ARCHIVO: PLP#002-26, SEPA#004-26 UBICACION: 2206 S. 96th Ave. y 9905 Occidental Rd. No. DE PARCELA: 171336-44411 y 171336-44402 FECHA DE APLICACION: 2 de abril, 2026 FECHA DE APLICACION COMPLETA:30 de abril, 2026 DESCRIPCION DEL PROYECTO: Propuesta de piano largo preliminar de subdivision de dos parcelas para crear 135 lotes unifamiliares,que se desarrollaran en cinco fases, con aproximadamente 27 lotes por fase, en el distrito de zonificaciOn R-1. DETERMINACION DE LA CONSISTENCIA: Conforme al Codigo Municipal YMC §16.06.020(A), las consideraciones del proyecto se determinan consistentes con las siguientes normas de desarrollo aplicables: 1. El tipo de uso terrenal: Plano largo-135 lotes en el distrito de zonificaciOn R-1. 2. Nivel de desarrollo: Los lotes varian aproximadamente entre 0.18 y 0.23 acres. 3. lnfraestructura e instalaciones publicas: La propiedad puede ser servida por calles publicas, agua, drenaje, recoleccion de basura, etc. Caracteristicas del desarrollo: La propuesta se adherira a todas las normas de desarrollo del titulo 12 y del titulo 15. Conforme al Codigo Municipal YMC §16.06.020(B), los reglamentos de desarrollo y las consideraciones del plan comprehensivo son coherentes, de la siguiente manera: 1. El tipo del uso terrenal: Plano largo-135 lotes en el distrito de zonificacion R-1. 2. Densidad del desarrollo: Aproximadamente 5.34 unidades de vivienda por acre residencial neto. Disponibilidad y adecuacion de infraestructura y servicios pUblicos: La propiedad puede ser servida por instalaciones publicas. AVISO DE REVISION AMBIENTAL: Esto es para notificar a las agencias con jurisdiccion y experiencia ambiental y al publico que la Ciudad de Yakima, Division de PlanificaciOn, se establece coma Ia agencia principal, de acuerdo con la Ley Estatal de Politica Ambiental de Washington (SEPA)bajo WAC §197-11-928 para la revision de este proyecto. La Ciudad de Yakima ha revisado el proyecto propuesto para posibles impactos ambientales adversos y espera emitir una Determinacion de umbral para este proyecto conforme al proceso en WAC § 197-11-310. La propuesta puede incluir medidas de mitigacion bajo los cOdigos aplicables y el proceso de revision del proyecto puede incorporar o requerir medidas de mitigaciOn independientemente de si se prepara un EIS(Declaracion de Impacto Ambiental). Una copia de la determinaciOn de umbral posterior se puede obtener por solicitud y se puede apelar de acuerdo con el COdigo Municipal de Yakima YMC § 6.88.170. SOLICITUD DE COMENTARIOS ESCRITOS: Se anima a las agencias, tribus, y el publico a revisar y comentar sabre el proyecto y sabre sus probables impactos ambientales. Habra un periodo de catorce dias L.: ',,, INDEX # ' Yakima iliell .____.I'� .� 'IIII, 4 271 para hacer sus comentarios. Este podria ser su unica oportunidad para comentar. Todos los comentarios recibidos por escrito antes de las 5:00 p.m. el 20 de mayo, 2026 serer' considerados antes de emitir Ia decision final sobre esta solicitud. Por favor de hacer referencia al numero de archivo (PLP#002-26, SEPA#004-26) o al nombre del solicitante (Apple Tree Construction Company LLC) en cualquier correspondencia que envie. Envie sus comentarios sobre esta propuesta a: City of Yakima Planning Division 129 N. 2nd St. Yakima,WA 98901 AVISO DE AUDIENCIA PLIBLICA: Se enviara por correo un aviso separado de audiencia publica a todas las partes registradas una vez que haya finalizado el periodo de comentarios. La solicitud, que incluye todos los pianos correspondientes, se encuentran en el siguiente link: www.yaki rn awa.govlpu bl ic-notice. El archivo que contiene la aplicaciOn completa este disponible para inspeccion publica en la Oficina de PlanificaciOn de Ia Ciudad de Yakima en el 129 al Norte Ia Calle 2da, Yakima, WA. Si tiene cualquier pregunta sobre esta propuesta, puede contactar a Ia Oficina de PlanificaciOn al(509)575-6183 o por correo electronico al: ask.planninci@yakimawa-gov. DCa {-1 c-3 272 RECEIVED • CITY OF YAKIMA ' MAY 0 12026 I . C41:412;FI.E.:," LAND USE ACTION INSTALLATION CITY OF YAKIMA CERTIFICATE COMMUNITY DEVELOPMENT; File Number: I pip it. 002-l6 , CEPA up0y -2.6 L Applicant/Project Name: f It E OR cH A>Z D S Site Address: 2.2..0 b S. 9 6 fli AVE 64. 9905 OCCIDENTAL RD . Date of Posting: Location of Installation(Check One): V Land Use Action Sign is installed per standards described in YMC §15.11.080(C). Land Use Action Sign is installed in an alternate location on the site. Note: this alternate location (if not pre-approved by the Planning Manager) may not be acceptable by the Planning Division and is subject to relocation(at the owner's expense)to a more visible site on the property. The alternative location is: The required notice of application will be sent to the applicant and property owners within a 300-foot radius after the Planning Division has received this Land Use Action Installation Certification. Failure to post a Land Use Action sign and return this form signed in a timely manner may cause a delay in the application review process. I hereby testify that the installed sign fully complies with the Land Use Action sign installation standards (see pg. 2), that the sign will be maintained until a decision has been rendered, and that the sign will be returned within 30 days from the date the final decision is issued. 'I/"*::Z/45:4V:t--"X7 S//6 Applicant's Signature Date X e.1 / ' 1'l�rr 1 6Vq- 946- ?coo Applicant's Name(Please Print) Applicant's Phone Number Please fill out and sign the above certification after posting and deliver to the City of Yakima Planning Division via email to ask.planning@yakimawa.gov or in person/by mail to: City of Yakima,Planning Division, 129 North 2' Street,Yakima,WA 98901. Page-1 Revised 08/2024 DOC. IND # -a' 273 APPLE TREE CONSTRUCTION COMPANY LLC "PLAT OF THE ORCHARDS" PLP#001-26, SEPA#003-26 EXHIBIT LIST CHAPTER G Comments DOC DOCUMENT DATE I INDEX# G-1 Comment from the Dept. of Ecology 05/18/2026 G-2 Comment from Dept. of Archaeology& Historic Preservation 05/19/2026 G-3 Comment from Terry& Laurel Liebrecht 05/19/2026 G-4 Comment from John Rivard 05/26/2026 G-5 Comment from John Rivard 05/26/2026 G-6 Comment from John Rivard 06/19/2026 G-7 Applicant Response to Public/Agency Comments 07/01/2026 G-8 TIA Objection Memo from Mike Heit, HLA 07/08/2026 G-9 TIA Memo from Robert Washabaugh, City Engineer 07/14/2026 H 274 HLA 2803 River Road,Yakima,WA 98902 Office:(509)966-7000 hlacivil.com July 8, 2026 City of Yakima 129North Second Street Yakima, WA 98901 Attn: Eric Crowell, Senior Planner Re: City Of Yakima Planning Division's Findings Of Fact, Conclusions, & Recommendation For Request For Preliminary Long Plat File Numbers: PLP#002-26, SEPA#004-26 OBJECTION TO STAFF RECOMMENDED CONDITION REQUIRING A TRAFFIC IMPACT ANALYSIS The Applicant respectfully objects to the staff recommendation requiring preparation of a Traffic Impact Analysis ("TIA") and implementation of any future mitigation identified by that study. The proposed condition is unsupported by the City's review process, the administrative record, and applicable law. The City had multiple opportunities to determine whether a TIA was necessary. The applications were submitted on April 2, 2026, and deemed complete on April 30, 2026,without a requirement for a TIA. During interdepartmental review, City departments identified all required studies, improvements, and conditions of approval,yet no TIA was requested.The City then completed its SEPA review,accepted public comment, issued a Determination of Nonsignificance ("DNS")on June 16, 2026, , and allowed the DNS to become final without appeal.At no point during these reviews did the City determine that a traffic analysis was necessary, and there is no reference to a TIA in any of the DST Review&Agency Comments. The staff report now recommends, for the first time, that the Applicant prepare a TIA and accept whatever mitigation may later be imposed. The report identifies no new information, changed circumstances, newly discovered transportation impacts, or applicable code provision that would justify this change in position. The recommendation therefore appears to be based solely on an incomplete technical review rather than on evidence demonstrating that the proposed subdivision will create transportation impacts requiring additional analysis. The Applicant acknowledges that the City may require a traffic study when circumstances warrant. However, that discretion must be exercised during the ordinary course of project review so that all applicable requirements can be identified, evaluated, and addressed before a recommendation and decision on the preliminary plat. The permitting process is intended to provide applicants with fair notice of applicable requirements and to ensure that land use decisions are based upon an established evidentiary record. The proposed condition is fundamentally unfair because it shifts the burden of an unfinished technical review to the Applicant after the City has completed its review and recommended approval of the preliminary plat.The Applicant reasonably relied upon the City's established review process and had every reason to believe that all required studies and analyses had been identified and completed. More importantly, the proposed condition improperly defers an essential permitting determination.The condition requires the Applicant to complete a future study and then accept whatever mitigation may later be imposed, even though neither the nature nor the extent of any transportation impacts has been identified. The condition establishes no objective standards for compliance, identifies no existing transportation deficiency attributable to the subdivision, and places no meaningful limits on the City's future authority to impose additional requirements. This approach raises significant due process concerns. Fundamental principles of procedural due process require that permit applicants receive fair notice of applicable requirements and a meaningful opportunity to address those requirements during the review process.An applicant cannot reasonably DOC. INDEX G:\PROJECTS\2025\25219E\Application Materials\2026-07-08 The Orchards Staff Report TIA Condition Obejection Letter.Docx 275— City of Yakima July 8, 2026 Page 2 evaluate, respond to, or challenge conditions that depend upon future studies and authorize mitigation of unknown scope and expense. Likewise, the Hearing Examiner cannot determine from the present record whether any future mitigation would be supported by substantial evidence or reasonably related and proportional to impacts attributable to the proposed development. The recommendation also places the City in an untenable position. If the administrative record is sufficient to support approval of the preliminary plat, then there is no basis for requiring an open-ended future TIA and undefined mitigation. Conversely, if a TIA is necessary to determine whether transportation impacts exist and whether mitigation is required, then the record is presently incomplete and those essential determinations have not yet been made.The City cannot simultaneously recommend approval of the preliminary plat while reserving the authority to determine later whether transportation impacts exist and what mitigation may ultimately be required. The proposed condition is also inconsistent with the requirements of SEPA and WAC 197-11-545. The City issued a final, unappealed DNS,thereby determining that the proposal would not result in probable significant adverse environmental impacts. The administrative record contains no identified transportation deficiency and no evidence establishing that additional traffic analysis or mitigation is necessary to address environmental impacts of the proposed subdivision. Under WAC 197-11-545, mitigation measures must be supported by substantial evidence and reasonably related to identified environmental impacts.A condition requiring an undefined future TIA and unspecified future mitigation satisfies neither requirement because neither the impacts nor the mitigation measures have been identified in the record. Fundamental fairness requires that permit applicants be evaluated under known standards applied consistently throughout the review process.Applicants should not be subjected to new technical requirements at the final stage of review based on issues that the City had multiple opportunities to identify earlier.Allowing such a practice would undermine the predictability of the permitting process, increase development risk, and erode confidence in the integrity and reliability of the City's land use review procedures. For these reasons, the Hearing Examiner should reject the proposed TIA condition and decide the preliminary plat based upon the standards, evidence, and technical review already completed by the City. Having deemed the application complete, completed interdepartmental review, issued a final, unappealed DNS, and recommended approval of the preliminary plat, the City re-open the review process by imposing an open-ended condition that defers determinations to a future date and subjects the Applicant to unknown and potentially unlimited mitigation obligations. Such a condition is unsupported by substantial evidence, inconsistent with WAC 197-11-545 and principles of procedural due process, and contrary to the requirement that land use decisions be based on evidence and applicable standards that exist at the time of the decision. Accordingly, the Applicant respectfully requests that the Hearing Examiner strike the proposed Traffic Impact Analysis condition from the recommended conditions of approval and decide the preliminary plat on the administrative record as it presently exists. Sincerely,vieizee( 7// X Digitallye:2026.0 signed 7.0 8 18:12:38-07Michael R H'00eit Dat ' Michael R. Heit, PE DOC. INDEX# G:\PROJECTS\2025\25219E\Application Materials12026-07-08 The Orchards Staff Report TIA Condition Obejection Letter.Docx 276 This long plat subdivision with 135 single family lots was first brought in front of the city on December 16, 2025, by the applicants at a pre-DST meeting. At that meeting, I communicated my desire for a traffic impact analysis (TIA)to be done. A DST meeting was held on May 5, 2026, where the long plat application was reviewed for this development. At that meeting, I again communicated my desire for a TIA to be done. Neither of those meetings are official notifications. Engineering has been without a traffic engineer for the last year and the official request for the TIA to be included in the MDNS did not get documented. That is why HLA did not get the request until just prior to the hearing. The plan for this subdivision really only has one main point of ingress and egress, which is onto Occidental Rd, as it is unlikely a lot of traffic will exit onto 96th Ave based on the current layout. Because of the number of lots that will generate 135 pm peak hour trips, and the one main access, I would like a TIA to be done to see if turn lanes may be needed off and on to Occidental Rd. This was the earliest possible stage for me to communicate my TIA requirement. In the past I have requested TIAs for other developments similar in size to this one. The Champions Park development off Ahtanum Rd and 52nd Ave. is of similar size where I requested a TIA to be done. After last week's hearing, I spoke with Mike Heit with HLA and we have come to the following agreement: A. The applicant shall revise the striping on 96th Avenue removing the turn lane north of the subdivision entrance and adding a centerline stripe accordance with a design approved by the City. Prior to insurance of the TCO decision and approval of Phase 1 construction plans, the applicant shall submit a Traffic Memo outlining existing traffic volumes and turning movements for review. Engineering Division shall determine if an additional Traffic Impact Analysis (TIA) is required for the analysis of the traffic entering and exiting the subdivision at S. 96th Avenue and Occidental Road. The TIA, if required, shall be submitted for review prior to approval of Phase 2 construction plans, and any improvements as a result of the Traffic Memo or TIA shall be in addition to the conditions of the recommendation. Robert Washabaugh, P.E. City Engineer City of Yakima 129 N. 2nd Street Yakima, WA 98901 (509) 576-6601 Cell (509) 571-4181 DOC. INDEX# 12 277 •b �1 # COir.,✓IUNITY DEVELOPMENT DEPARTML VT .. ,. 'f�� Bill Preston,P.E., Director s.. ilk • ': Trevor Martin,AICP,Manager r . 1. Planning Division •, ' 1 129 North Second Street,2nd Floor, Yakima, Washington 98901 ; nYtiL Phone(509) 575-6183 • Fax(509) 575-6105 • Email: ask.planning@yakimawa.gov April 30, 2026 FILE NUMBER(S): PLP#002-26, SEPA#004-26 APPLICANT: HLA Engineering & Land Surveying, Inc. c/o Mike Heit APPLICANT ADDRESS: 2803 River Rd., Yakima, WA 98902 PROJECT LOCATION: 2206 S. 96th Ave. & 9905 Occidental Rd. TAX PARCEL NO: 171336-44411 & 171336-44402 DATE OF REQUEST: April 2, 2026 SUBJECT: Notice of Complete Application Mr. Heit: The application for your Preliminary Long Plat for 2206 S. 96th Ave. and 9905 Occidental Rd. was received on April 2, 2026. As of April 29, 2026, your application is considered complete as required by the City of Yakima's Municipal Code (YMC) and site plan checklist, as referenced in YMC §§ 14.20.030 and 6.88.090. The applicant shall post a Land Use Action sign on the subject property, which may be obtained from the Planning Division. The sign shall be posted and the provided Land Use Action Installation Certificate returned to the Planning Division prior to the scheduling of the public notice. The Development Services Team (DST) will hold a meeting on May 5, 2026 to review your project. Once the sign has been verified as posted and the requested information has been received, continued processing of your request will include, but is not limited to the following: 1. A Notice of Application and Environmental Review will be sent to all property owners within a 300-foot radius of your site. This notice will include a request for public comments as is required by the City of Yakima. 2. The City will issue its threshold determination as required by SEPA. The threshold determination will also include a notice of public hearing which will identify the date, time, and location when this matter will be reviewed by the City of Yakima Hearing Examiner. 3. A subsequent hearing will be scheduled for final review and consideration by the Yakima City Council. For any questions regarding this matter, please contact me at eric.crowell(a7yakimawa.gov. Sincerely, Eric Crowell, Senior Planner Ya k[^ta 1C`tx@T L)OC:. IND,_ f. 278 The Orchards: PLP 002-26,SEPA 004-26 Public Comment Response Matrix Apple Tree Construction Company, LLC Commenter: Department of Ecology Date: May 18, 2026 1. Issue: Historic Orchard Soils Comment Summary: Ecology noted that the site contains former orchard lands and recommended soil sampling to evaluate the potential presence of residual lead and arsenic associated with historic pesticide applications. Applicant Response: The applicant acknowledges Ecology's comments.The property has historically been utilized as orchard land.The applicant will continue to coordinate with Ecology regarding any recommended sampling, testing, or additional environmental review necessary to address potential historic orchard-related soil conditions.They will follow Ecology's Model Remedies for Cleanup of Former Orchard Properties in Central and Eastern Washington to address and mitigate any environmental concerns. Commenter: Department of Archaeology and Historic Preservation Date: May 19, 2026 1. Issue: Archaeological Resources Comment Summary: DAHP indicated the site is located within an area identified as having a high probability of containing archaeological resources and recommended a professional archaeological survey prior to ground disturbance. Applicant Response: We appreciate DAHP's responsibility to protect Washington's archaeological resources and have carefully considered the recommendation that a professional archaeological survey with subsurface testing be completed prior to construction. The recommendation appears to be based primarily on the DAHP archaeological predictive model,which identifies the area as having a high potential for archaeological resources. While the predictive model is a valuable planning tool, it is regional in nature and does not account for extensive historical disturbance at individual sites. DOC. INDEX # 279 The project site has been in continuous commercial apple production for more than fifty(50)years. During that time,the property has been repeatedly subjected to intensive agricultural practices including orchard establishment, deep ripping, planting,tree removal and replacement, cultivation, irrigation system installation and maintenance,grading, and other routine farming operations.These activities have resulted in extensive and repeated disturbance of the upper soil profile across the project area. Because the site has functioned as an actively managed orchard for decades, it is unlikely that intact archaeological deposits remain within the depth of the proposed construction activities.The agricultural disturbance is substantially greater than would typically occur on undeveloped or previously undisturbed land and distinguishes this site from the generalized conditions represented by the predictive risk model. Importantly, DAHP's recommendation does not identify any recorded archaeological sites,documented cultural resources, or previous discoveries within the project limits. Rather,the recommendation is based on the modeled potential for archaeological resources. While predictive modeling appropriately identifies areas for consideration, it does not by itself require archaeological investigations where documented site conditions demonstrate extensive historical ground disturbance. The developer remains committed to protecting cultural resources, and the construction contract will include an inadvertent discovery plan requiring immediate cessation of work, protection of the discovery area, and notification of DAHP, the appropriate Tribes, and other agencies if archaeological materials or human remains are encountered during construction. Given the extensive agricultural disturbance associated with more than five decades of continuous orchard operations,the absence of known archaeological resources within the project area, and the implementation of inadvertent discovery procedures,we respectfully request that DAHP's recommended archaeological survey is not warranted for this project. Commenter:Terry and Laurel Liebrecht Date: May 19, 2026 1. Inadequate Ingress/Egress Comment Summary: The commenters express concern that the proposed subdivision will increase traffic volumes on Occidental Road and S.96th Avenue and that the existing roadway network may not provide adequate ingress and egress for residents and emergency vehicles. Applicant Response: The applicant acknowledges the concern regarding ingress and egress.The proposed subdivision has been designed with access to both S. 96th Avenue and Occidental Road.Transportation impacts associated with the development are being evaluated through the City's review process.As part of the project, frontage improvements are proposed along Occidental Road and the subdivision will be required to comply with all applicable City standards for roadway design, access, circulation, and emergency DOC. INDEX# 280 vehicle access.The applicant will construct any roadway or frontage improvements required by the City as a condition of approval. 2. Existing On-Street Parking Obstructions Comment Summary: The commenters express concern that vehicles currently parked along S. 96th Avenue reduce roadway width, obstruct visibility, and contribute to existing traffic and safety concerns. Applicant Response: The applicant acknowledges the concern regarding existing parking conditions along S. 96th Avenue.The conditions described in the comment letter reflect existing activities occurring within the public right-of- way and are not associated with the proposed subdivision.The project does not propose modifications to existing parking regulations, roadway operations or striping configurations, or enforcement practices along S. 96th Avenue.The proposed subdivision has been designed to provide off-street parking on individual residential lots consistent with applicable City development standards. Existing parking conditions within the public right-of-way are separate from the preliminary plat application and are regulated by the City through its traffic and parking regulations. 3. Requested Mitigation Measures Comment Summary: The commenters request roadway and traffic-related improvements to address existing and anticipated transportation concerns. Applicant Response: The applicant acknowledges the requested mitigation measures. The need for transportation improvements associated with the proposed subdivision will be evaluated by the City through the preliminary plat, engineering, and transportation review processes.The applicant will comply with all applicable City requirements and will construct any frontage, roadway,traffic control, or transportation improvements determined by the City to be necessary to serve the development and ensure compliance with applicable municipal standards. 4. Intersection and Traffic Control Comment Summary: The commenters express concern regarding traffic operations and safety at nearby intersections and request additional traffic control measures. Applicant Response: The applicant acknowledges the concern regarding intersection operations and traffic control.The proposed subdivision's transportation impacts, access points, and roadway connections will be reviewed by the City as part of the development review process. Decisions regarding traffic control devices, roadway operations, signage, striping, speed limits, and other traffic management measures are made by the City and applicable transportation agencies based on adopted engineering and traffic standards. DOC. INDEX # 281 The applicant will comply with any intersection or traffic control improvements required as part of the subdivision approval process. Commenter:John Rivard Date: May 26, 2026 1. Issue: Lack of Recreational Amenities Comment Summary: Mr. Rivard expressed concern that the proposed subdivision does not include recreational amenities such as a pool, playground, or other community gathering areas similar to those found in portions of the Apple Tree area. Applicant Response: The applicant acknowledges the comment.The proposed subdivision has been designed in accordance with the applicable requirements of the Yakima Municipal Code. Private recreational amenities such as pools, clubhouses, playgrounds, and similar facilities are not required elements of a residential subdivision under the applicable zoning and subdivision regulations. 2. Issue: Traffic and Roadway Conditions Comment Summary: Mr. Rivard expressed concern regarding existing traffic conditions on Occidental Road and Coolidge Road, including roadway width, bicycle safety,traffic speeds, and the ability of surrounding roads to accommodate additional traffic associated with the subdivision. Applicant Response: The applicant acknowledges the concern regarding traffic and roadway conditions.The proposed subdivision will access directly to S. 96th Avenue and Occidental Road.Transportation impacts associated with the project will be evaluated through the City's development review process and applicable transportation standards. Existing traffic conditions, roadway operations, speeding concerns, and traffic enforcement matters occurring on surrounding roadways are separate from the proposed subdivision and are not controlled by the applicant.The applicant will comply with any transportation improvements required by the City as part of the subdivision approval process. 3. Issue: Density and Neighborhood Character Comment Summary: Mr. Rivard expressed concern that the proposed subdivision contains too many homes and does not reflect the character of surrounding Apple Tree neighborhoods. Applicant Response: The applicant acknowledges the concern regarding density and neighborhood character.The proposed subdivision consists of 135 single-family residential lots within the R-1 zoning district. Lot sizes range from approximately 7,920 square feet to 9,833 square feet, which exceed the minimum lot size required DOC. INDEX# �� - 282 within the R-1 zone.The proposed density is consistent with the property's zoning and Comprehensive Plan designation and reflects a conventional single-family residential neighborhood pattern.The subdivision has been designed in accordance with the applicable requirements of YMC Titles 14 and 15, including standards for lot layout,transportation facilities, utilities, public infrastructure, and residential development. 4. Issue: Consistency with Apple Tree Development Comment Summary: Mr. Rivard expressed concern that the proposed subdivision does not reflect the development pattern, amenities, and character of nearby Apple Tree neighborhoods. Applicant Response: The applicant acknowledges the comment. While the property is located in proximity to the Apple Tree area,The Orchards is a separate development proposal being reviewed under the applicable provisions of the Yakima Municipal Code.The subdivision has been designed to comply with the applicable zoning, subdivision, utility,transportation, and infrastructure requirements of the City of Yakima.The project is still being evaluated as to what access, if any this development will have to the private amenities. Any access to Apple Tree amenities will be consistent with existing Apple Tree homeowners covenants. DOC. INDEX# --� 283 Rivera, Eva From: John Rivard <rivardjohn50@gmail.com> Sent: Friday, June 19, 2026 12:28 PM To: Rivera, Eva Subject: PLP#002-26 Follow Up Flag: Follow up Flag Status: Flagged Dear Eva Rivera, I am writing to formally express my serious concerns regarding the proposed addition of 135 homes to the Apple Tree project. Adding this many residences will introduce at least 250 additional vehicles to a road infrastructure that is already hazardous. Earlier today, my wife and I were riding our tandem bicycle on Coolidge approaching 80th Avenue. A vehicle attempted to pass us at the blind corner just as an oncoming car appeared.To avoid a head-on collision, the passing vehicle forced us off the road and into a ditch. This is not the first time we have faced such a dangerous situation. The roads leading to Apple Tree, specifically the intersection at 80th and Coolidge and the stretch of Occidental between 72nd and 86th, are in terrible condition.These roads are narrow, lack shoulders, and contain dangerous blind corners. Despite rising property taxes and previous reports to the city and the YPD, these safety issues remain unaddressed. I urge you to personally inspect the road conditions between 76th and 80th on Coolidge and along Occidental before approving further development. Increasing traffic without first improving the infrastructure and fixing these intersections is a significant safety risk. Please use our tax dollars to provide safe roads for both motorists and cyclists before a fatal accident occurs. I look forward to seeing constructive action taken to resolve these long-standing safety concerns. Sincerely, John Rivard Thanks, John Rivard 1-509-654-2424 DOC. INDEX # 1 (, (n � , 284 Rivera, Eva From: John Rivard <rivardjohn50@gmail.com> Sent: Tuesday, May 26, 2026 3:52 PM To: Ask Planning Subject: PLP#002-26 Planning committee, I sent an email earlier today but I just wanted to add one other concern we all have. I think to keep with the similar pocket communities out here at Apple Tree the number of homes needs to be reduced in this development. The current homeowners have spent top dollar to live out here. The plan for this new development, to cram as many homes as possible, does not conform to the existing homes and residents who have supported the Apple Tree community. It feels like a big money grab and does nothing for our wonderful community. None of us here at Apple Tree bought into this type of development. The residents here at Apple Tree have received NOTHING as far as communication about the direction the Apple Tree developers are taking in developing their properties. It's not a wonder that we have received no information about this change "cram as many homes as possible into this development." When I saw the sign go up about the new development my first thought was wow, another gated community just like what they have been developing,wonderful. Once I saw the plat map I was very disappointed. Please don't get me wrong everyone deserves a place to live but this development doesn't fit with what is being developed out here at Apple Tree. Thanks, John Rivard 1-509-654-2424 DOC- IM.DV<. 1f 285 Rivera, Eva From: John rd <rivardjohn50@gmail.com> Sent: Tuesday, May 26, 2026 9:20 AM To: Ask Planning Subject: PLP#002-26 Planning committee, I have lived at AppleTree since 2005. I have watched this area grow through the years with gated and pockert communities and building a great overall community. We have pool areas along with a playground for all the young kids. We also have pickleball courts for our community. Kids go between their homes and these community areas freely. This new development is stuffing 135 homes into this area with no community areas like a play ground for the kids or a pool for this new area. My real concern is the added traffic to this area, we have only two roads to get out here....Have any of you driven down Occidental?This road is a narrow two lane road with no shoulders and traffic goes way too fast.The other option is Coolidge. Coolidge Is a small two lane road that has in some areas no shoulder. The intersection at 80th and Coolidge is an accident waiting to happen. My wife and I ride bikes up Coolidge and many times cars will pass us at the intersection of 80th and Coolidge with 80th being a blind 90 degree corner. Cars from 80th come around the corner and find cars in the oncoming lane as these cars are passing us on bikes. This is not safe for drivers but especially for bikers. We have seen at least 12 occasions where cars almost crash. We have complained to the city about this intersection with no action taken and now the plan is to stuff 135 more homes out here with ZERO improvements to the roads. The Apple Tree development has had to add speed bumps along Coolidge to slow the traffic down since the speed limit is 20 mph! Adding 135 homes will increase traffic considerably and this will have a negative impact on all the homes on Coolidge with young kids walking, biking and walking their dogs. We have also complained to the YPD about cars running the stop sign at 88th and Coolidge! And, don't forget about all the golfcats in the area! Coolidge is not a good option for drivers to access this new 135 home development. In closing, in our opinion there needs to be major improvements on Occidental before this development gets started! Thanks, John Rivard 1-509-654-2424 DOC. INDL # 286 May 19,2026 CITY OF YAKIMA CODE ADMIN.DIVI510N City of Yakima Planning Division MAY 1 9 2026 Terry and Laurel Liebrecht 129 N.2nd Street 9625 Coolidge Road Yakima,WA 98901 ❑REC'VD FAXEDO Yakima,WA98903 0 PAID FyyQ Dear City of Yakima, We are writing as concerned citizens living on Coolidge Road to submit our formal public comments regarding the proposed preliminary long plat for"Plat of The Orchards"(File Numbers:PLP#002-26, SEPA#004-26),Apple Tree Construction Company LLC..While we understand the property is located in an R-1 zoning district,we have serious concerns regarding localized traffic impacts,on-street parking constraints,and neighborhood safety that must be addressed under the State Environmental Policy Act(SEPA)review. Specifically,we urge the Planning Division to thoroughly evaluate the following elements before issuing a final SEPA determination: 1. Inadequate Ingress/Egress:Local roadways,specifically Coolidge Road,S.96th Ave.and Occidental are inadequately designed to handle added traffic influx from an additional 135 single-family lots.This will overtax the local grid creating safety hazards for daily traffic flow and emergency vehicle access.In reference to the plat map,phase one shows 27 lots having only street access to S 96th Ave.We would like to know what the current and the proposed traffic count is,and the current roadways capacity to handle that much new volume and what the plan is to address it.In phase two,it provides access to Occidental Rd in addition to S 96th Ave. That means at least 50 more vehicles traveling on inadequate roadways for that much traffic and it will continue to grow as each additional phase is added. 2. Existing On-Street Parking Obstructions:Currently,many residents living on both Coolidge Road and S.96th Ave.utilize the street for vehicle parking.When vehicles are parked on both sides of the street,the roadway is partially blocked causing traffic to cross over the center line and weave past the parked vehicles and the oncoming traffic.Currently,residents are not utilizing their driveway capacity and cars are parking on the street. South 96th Ave is a two lane road with a continuous center turn lane. Coolidge Rd from S 96th to S 88th Ave is a two lane.We have attached photographic evidence to this correspondence demonstrating the current on-street parking conditions on S.96th Ave.on any given day.These photos clearly illustrate how narrow the available right-of-way becomes under normal daily conditions,proving that the street grid cannot safely absorb heavy construction vehicles or hundreds of additional daily commuter trips. DOC. INDEX. # —�[ 287 3. Requested Mitigation Measures:Pursuant to WAC§ 197-11-310 and the city's authority to require mitigation,we ask that the city address the impact this project will have on the existing affected roadways,namely S.96th Ave and Coolidge Rd. Under Phase 2,3,4 and 5,we want to know the long term impacts of traffic flow onto Occidental Rd,specifically addressing traffic safety and roadway design. 4. Intersection Traffic Control: The increase in volume of traffic created by this project will require the City to address traffic safety concerns at the following intersections: Intersection of S. 96th and Occidental,and the Intersection created by phase 2 of Occidental Rd. Please ensure that these comments and the attached photos are entered into the official project file and considered prior to issuing the final SEPA determination.Furthermore,please ensure that we are added to the distribution list as parties of record so that we receive a copy of the subsequent threshold determination and the notice of public hearing. Thank you for your time and for protecting the safety of the existing community. Sincerely, •_� . Terry and Laurel Liebrecht RECEIVED MAY 1 9 2026 CITY OF YAiNai i PLANNING DIV. COC. INDEX # _.._ � -- 288 /8 , /,_ der 4 I•:_ f = ' ; RECEIVED MAY 1 9 2026 Sio _ 4 he ek, C 9L-0 CITY OF Yaakoivort PLANNING DIV. 1PID 289 pg,,3 / ,?Pi 79/7 An, ei.61)0),(4/1/06 Lit_ti_oc 7b-thAi-e RECEIVED MAY 1 9 2026 CITY Ut- YAKIMA PLANNING DIV. DOC. INDEX # 290 ) 0 • A 7. .1 ei jor • - .,1- •\ a, 1/4 ' • 1 II 111.14 t 111, ' • .7e 116i --,1111 —•- 1011111"1"."."7— ' • 4 •, • - r TrN4 • WI . • - RECEIVED MAY 1 9 2026 CITY YAKIMA 7,PNININC OR/ DOC. INDEX # 291 /II Z1) 0)111) a e 11 !.$ 4 ,• Ai itt. _ 41E.. —5r" • - r• . _ ,11 RECEIVED MAY i ?tin DOC. INDEX PLAN NiNU Lin/. 292 al / Z • /) ? airr , , - r cI 1 ' • ,r -OM de- MAY 1 0 202b CITY OF y, r DOC. INDE # =-3 293 /ti oujI Z v zg : 0 ,,Litr • +4, Al. - f S (-P ovt_.4) 6 LkiiiLek— RECEIVED MAY 1 9 2112E floc. INDEX # ` '•eia"rli 61V 3 294 , 0 s?1 Dc turvu q\dtv),04,L _ roA L I . ...4. . 1.., r 1 piN,CirC , , . .. .... ... ,, .: . , . , .4' • .- -144 k. CIL- /VO PIA bOttitd s tpot-4_74,e_ MAY c,9 626 DCC. INDEX # CH ', ,'-' Y • „ r., .-7 _.3 k „‘,,,,..., LJ,,, ._. 295 .--) d ihp Allyson Brooks Ph.D.,Director Slate Historic Preservation Officer 1.11111.1171 May 19, 2026 Eric Crowell Planner City of Yakima In future correspondence please refer to: Project Tracking Code: 2026-05-03634 Property: City of Yakima- PLP 002-26 SEPA 004-26 - Plat of the Orchards Subdivision Re: Survey Requested Dear Eric Crowell: 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 area 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 risk assessment model. The scale of the proposed ground disturbing actions would destroy any archaeological resources present. Identification during construction is not a recommended detection method because inadvertent discoveries often result in costly construction delays and damage to the resource. Therefore,we recommend a professional archaeological survey with testing of the project area be conducted prior to ground disturbing activities. We also recommend continuing consultation with the Affected 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 DAHP 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. Sincerely, DOC. IIN'v;i=:X James MacNaughton, M.S. Local Government Archaeologist (360)280-7563 James.MacNaughton@dahp.wa.gov .tty"p 121-hY co, State of Washington • Department of Archaeology&Historic Preservation :.i•• P.O. Box 48343 • Olympia,Washington 98504-8343 • (360) 586-3065 11 ' - www.dah .wa. ov P g "4r iss n"y 296 a {atalx. 4 ff STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Central Region Office 1250t Alder St., Union Gap, WA 98903-0009 • 509-575-2490 May 18, 2026 Eric Crowell City of Yakima Community Development 129 N. 2nd St. Yakima, WA 98901 RE: SEPA 202601903;SEPA#004-26, PLP#002-26 Dear Eric Crowell: Thank you for the opportunity to comment during the Optional Determination of Nonsignificance process for the APPLE TREE CONSTRUCTION COMPANY LLC"PLAT OF THE ORCHARDS". We have reviewed the documents and have the following comments. Toxics Cleanup Program Historical aerial photos indicate your property was occupied by former orchard lands during the period when lead arsenate was applied as a pesticide, often resulting in shallow soil contamination from lead and/or arsenic. Ecology requires soil sampling due to an increased risk of exposure. Ecology can provide sampling services at no cost. If sampling shows lead and/or arsenic levels above state cleanup standards, Ecology requires cleanup. Additional information, including precautions you can take to reduce exposure, is available at Ecology's Dirt Alert website. Please contact Hector Casique Project Manager, at 509-208-1288 or email Hector.CasigLJePoi y.wa.gov, for further information or to schedule your initial sampling. Ecology's comments are based upon information provided by the lead agency.As such,they may not constitute an exhaustive list of the various authorizations that must be obtained or legal requirements that must be fulfilled in order to carry out the proposed action. DOC. INDEX # 297 City of Yakima Community Development May 18, 2026 Page 2 of 2 If you have any questions or would like to respond to these comments, please contact the appropriate reviewing staff listed above. Sincerely, Obt64 Amber Johnson SEPA Coordinator, Central Region Office 509-723-5677 crasepa@ecy.wa.gov DOC. INDEX# v y J 1 _. 298