HomeMy WebLinkAbout5397 ORDINANCE NO. 5 3 9 7
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, AMENDING AUBURN CITY CODE SECTION 18.76.060
ENTITLED "DEVELOPMENT STANDARDS", CONTAINED IN AUBURN CITY
CODE CHAPTER 18.76 ENTITLED "PLANNED UNIT DEVELOPMENT
DISTRICT (PUD) - LAKELAND HILLS SOUTH" TO ADD SUBSECTION (E) TO
ALLOW FOR SETBACK AVERAGING IN CERTAIN CIRCUMSTANCES AND
AMENDING SECTION 18.76.170 ENTITLED "AMENDMENTS TO THE
PUD",TO ADD SUBSECTION (A) WHICH ALLOWS FOR UP TO 100 MULTI-
FAMILY UNITS TO BE TRANSFERRED INTO THE COMMERCIAL AREA AT
THE SOUTHWEST CORNER OF LAKELAND HILLS WAY AND THE LAKE
TAPPS PARKWAY.
WHEREAS, the City desires to update Auburn City Code Section
18.76.060 entitled "Development Standards" contained in Chapter 18.76 entitled
"Planned Unit Development District (PUD) - Lakeland Hills South" as adopted by
Ordinance No. 5092 on May 4, 1998, to add subsection (E) to provide a
definition that allows for a setback averaging in certain circumstances for
commercial developers; and
WHEREAS, the City also desires to update Auburn City Code Section
18.76.170 entitled "Adjustments to the PUD" as adopted by Ordinance 5092 on
May 4, 1998, to amend subsection (A) entitled "Commercial" to allow for up to
100 multi-family units to be transferred to the commercial area at the Southwest
corner of Lakeland Hills Way and the Lake Tapps Parkway.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. PURPOSE: The purpose of this ordinance is to amend
Ordinance No. 5397
05/25/00
Page 1
Auburn City Code Section 18.76.060 entitled "Development Standards" to add
subsection to (E) to provide for setback averaging in specified situations and to
amend Auburn City Code Section 18.76.170, entitled "Amendments To The
PUD" to amend subsection (A) entitled "Commercial" both contained in Chapter
18.76 entitled "Planned Unit Development District (PUD) - Lakeland Hills South"
as set forth in Exhibit "A" attached hereto and incorporated herein by this
reference.
Section 2, CONSTITUTIONALITY OR INVALIDITY: If any section,
subsection, clause, phrase, or sentence, of this Ordinance, is for any reason
held to be invalid or unconstitutional, such invalidity or unconstitutionality of the
remaining portions of this ordinance, as it is being hereby expressly declared that
this ordinance and each section, subsection, clause, phrase, or sentence, hereof
would have been prepared, proposed, adopted, and approved and ratified
irrespective of the fact that any one or more section, subsection, clause, phrase,
or sentence, be declared invalid or unconstitutional.
Section 3. Implementation. The Mayor is hereby authorized to
implement such administrative procedures as may be necessary to carry out the
directions of this legislation.
Section 4. Effective date. This ordinance shall take effect and be in
force five (5) days from and after its passage, approval, and publication, as
provided by law.
Ordinance No. 5397
05/25/00
Page 2
INTRODUCED: 5g. ne 5, 2000
PASSED: 3~--~e 5, 2000
APPROVED: ~Tt~e 5, 2000
CHARLES A. BOOTH
MAYOR
ATTEST:
City Clerk
M.~a~~ORM:
City Atto rn ey
PUBLISHED: ~/~/~O(-/~)
Ordinance No. 5397
05/25/00
Page 3
Chapter 18.76
PLANNED UNIT DEVELOPMENT (PUD) DISTRICT - LAKELAND
HILLS SOUTH SPECIAL PLAN AREA
Sections:
18.76.010 Purpose.
18.76.020 Process.
18.76.030 Definitions.
18.76.040 Permitted Uses.
18.76.050 Calculation of Number of Dwelling Units.
18.76.060 Development Standards.
18.76.070 Design Requirements.
18.76.075 Landscaping and Screening Requirements.
18.76.077 Sign Requirements.
18.76.080 Public Infrastructure Requirements.
18.76:090 Applicatioh for a Major Amendment to the PUD
Designation. _
18.76.1~0 Phased Developments.
18.76.110 Concurrence with Subdivision Regulations.
18.76.120 Administrative Review of Major AmendmentS.
18.76.130 Hearing Examiner Review.
18.76.140 Findings of Fact.
18.76.150 City Council Action.
18.76.160 Site Plan Approval.
18.76.170 Adjustments to the Approved PUD Plan.
18.76.180 Property Owner!s Association.
Section 18.76.010 Purpose.
The Comprehensive Plan provides the Lakeland hills
South Special Area Plan is intended to be consistent with
the conditions of approval of the Lakeland Hills South PDD
(Pierce County Hearings Examiner Case No. Z15-90/UP9-70) as
amended. The conditions of approval which remain applicable
are attached hereto as Exhibit A and incorporated herein by
reference.
Auburn has accepted the Lakeland Hills South PUD as an
approved PUD. Therefore, this Purpose Section shall apply
to Minor and Major Amendments to the Lakeland Hills South
PUD.
The purpose of a Planned Unit Development (PUD)
District is to offer enhanced flexibility to develop a site
through innovative and alternative development standards.
A PUD Distr'ict also allows for a greater range of
residential development sc'enarios, provides for internal
Ordinance 5397
~it "A"
¢ 18.76-1
transfers of density,' and may result in more dwelling units
than may be realized by using the existing develqpmeht
standards. In exchange for this enhanced flexibility,,the
City will require the PUD to result in a significantly
higher quality development, generate more public benefit
and be a more sensitive proposal than would have been the
case with the use of standard zoning or subdivision
procedures.
In order for a PUD to be approved it will be the
appliCant's responsibility to demonstrate,.to the City's
satisfaction, that the proposed PUD achieves or is
consistent with the following desired public benefits and
expectations in whole or in part.
A. Preservation of Natural Amenities: Preservation of
desirable site characteristics such as open spaces and
the protection of sensitive environmental features
including steep slopes, rivers, creeks, wetlands,
lakes and scenic views.
B. Pedestrian 9riented Communities: Use of traffic
management and design techniques to reduce traffic
congestion and increase the potential use of
alternative modes of travel such as mass transit,
pedestrian and bicycle traffic.
C. Land 'Use Efficiencies: Provide efficient and
effective use of land, open space 'and public
facilities that result in lower development cost and
make housing more affordable.
D. Implementation of the Cpmprehensive Plan: Provide
development that is consistent with the goals and
policies of the Comprehensive Plan. PUD's may also
allow for a small amount of development from other
Comprehensive Plan designations if determined to be
appropriate for the PUD and its surroundings.
E. Enhanced Design Features: Provide. building and
structural designs that complement surrounding land
uses and their environment. Design standards should
reflect quality site planning, landscaping and
building architecture.
F. Creation of Public Amenities: Enhance parks and open
spaces consistent with the Comprehensive Park Plan and
non-motorized plan.
G. Affordable Housing: Provide affordable housing
options in accordance with Auburn's Comprehensive
Plan.
18.76-2
Section 18.76.020 Process. '
The approval process for Major Amendments to the
Lakeland Hills South PUD is three steps. The first step is
a recommendation by the Hearing Examiner and final approval
of the PUD or Major Amendment by the City Council using the
process applicable to a rezone, Chapter 18.68. ,The second
step is the approval of either a preliminary plat, a site
plan, or a combination of both. Where a preliminary plat
has been proposed, the third step is the approval of a
final plat by the City Council. Step two may be combined
with step one.
A. Step one -PUD Major Amendment approval: Approval of
a Major Amendment to the Lakeland Hills South PUD
shall be applied by the rezone process as specified in
Chapter 18.68. .Generally, a Major Amendmentswill be
required because a specific proposal within a planning
area necessitates an amendment. For the proposal
triggering the need for the Major Amendment, the Major
Amendment shall establish the land uses, density,
number and types of dwelling units, number and
distribution of lots/units, any modification of plat
development standards, general street layout, street
right' of way widths, whether streets are public or
private, the amount, type, and location of open space
and park land, phasing plans.if any, and the
responsibilities of the owner/developer. If there is
no specific'proposal, the Major Amendment shall
establish these parameters to the extent possible.
Application for PUD Major Amendment approval shall be
in accordance with Section 18.76.090.
B. Step two - preliminary plat site/plan approval: For
those Major Amendments to the Lakeland PUD that
consist of only single family or duplex platted lots,
a preliminary plat may be filed pursuant to Chapter
17.06 of the Auburn City Code. For all other uses, a
site plan must be approved by the Director of Planning
pursuant to Section 18.76.160. Preliminary plat and
site plan approval must be concurrent if a PUD
requires both approvals. Preliminary plat/site plan
applications may be for all or a portion of a planning
area. Applications for a site plan shall be in
accordance with 18.76.160.
C. Step three - final plat.approval: Final plats shall
be approved pursuant to Chapter 17.10 of the Auburn
City Code.
18.76-3
Section 18.76.030 Definitions. -
A. Community Center/ReCreation Facilities: Fo~ the
purposes of this chapter, C6mmunity Center/Recreation
Facilities means a building with associated amenities
intended or designed to be used for community meetings
and recreation and may include facilities within and
adjacent to the building for offices, kitchen, storage
space, bathrooms, sales and information, swimming
pools, sportcourts, tennis courts, playgrounds, and an
outdoor amphitheater.
B. Density: For the purposes of this chapter, density
means the maximum number of dwelling units per acre
allowed within a given area.
C. Department: For the purposes of this chapter, the
term Department shall refer to the City of Auburn
Department of Planning and Community Development.
D. Gross Area: {also referred to as Gross Acreage or
Gross Useable Area} For the purposes of this chapter,
.gross area shall be defined as all of the area within
the boundaries of the entire PUD site including all
public and private parcels, rights-of-way, open
spaces, common areas, and dedications.
E. Lot Types: These definitions apply to dwellings on
fee simple lots:
1. Detached, detached lots are lots which the
structure on the lot is set back from all the lot
lines.
2. Zero setback, zero setback lots are lots which
the structure on the lot does not have a set back
from one of the interior side lot lines and is
not attached to another structure on an adjoining
lot. The structure is set back from all
remaining lot lines.
3. Semi-attached , semi-attached lots are lots which
the structure on the lot does not have a setback
from one of the interior side lot lines and is
attached to another structure on an adjoining
lot. The structure is set back from all
remaining lot lines.
4. Attached, attached lots are lots which the
structure on the lot does not have a setback from
either of the interior side lot lines and is
attached to another structure on both adjoining
lots. The structure is set back from all
remaining lot lines. ~
18.76-4
F. Net Area: {also referred to as Net Acreage or net
usable area} For the purposes of this chapter, bet
area shall be defined as the gross area minus the area
designated as non buildable areas and non-residential
.uses.
G. Non buildable Areas: Non buildable areas include;
slopes that exceed 25% measured between each 25 foot
contour line; wetlands delineated pursuant to the
definition of "Wetlands" contained within section
16.06.030 of the Auburn City Code; or floodways as
defined by section 15.68.060(I) of the Auburn City
Code. Slopes, wetlands, or floodways that are allowed
to be modified by the City may be considered
buildable. Wetland buffers are not considered non-
buildable areas. Non buildable areas for each
planning area will be determined following the
completion of mining for the planning area pursuant to
Pierce County Permit UP9-70 as it may be amended.
H. Official Lakeland Plan Map: For the purposes of this
chapter, the official Lakeland Plan Map is the Final
Development Plan for Lakeland attached hereto as
Exhibit B and legally described in Exhibit C.
Exhibits B and C are incorporated herein by reference.
I. Open 'Space: For the purposes of this Chapter open
space may include such features a~ landscaped areas,
held in common ownership by a Homeowners Association
and part of a landscape plan common to the entire PUD,
passive and active recreation uses, natural featureS,
environmental amenities such as wetlands and their
buffers., and, storm water facilities that incorporate
any or all of the above identified features. Open
space areas shall be required to be enhanced if not
already an existing amenity. Areas intended to be
left in their natural state, including but not limited
to, wetlands' and their buffers and steep slopes shall
be considered an existing amenity. The open space
must be a permanent, integral, and functional amenity
that is for the common good and enjoyment of the
residents of the entire PUD and not just to an
individual lot or resident. Landscaped areas, private
parks, and improvements within open space areas shall
be main.tained by the Homeowners Association. Open
space for the Lakeland Hills South Special Area Plan
is shown on the Official Lakeland Plan Map and shall
be provided in accordance with the First Amendment to
Lakeland Annexation and Utilities Agreement as adopted
by City Council Resolution No. 2955.
18.76-5
J. Planning Area: For the purposes of this Chapter,
Planning Area refers to the areas referred to a~
residential, senior, commercial, community center,
school, and park/open space on the Official Lakeland
Plan Map.
K. Private street: Private street means any access
easement, tract or street which is not a public
street. Driveways which are not part of an access
easement, tract or street shall not be considered a
street.
L. Public street: Public street includes all streets,
highways, freeways, avenues, lanes, courts, places or
other public rights of way in the City held in public
ownership and intended to be open as a matter of right
to public vehicular traffic.
M. Senior Housing and Services: For the purposes of this
chapter, Senior Housing and Services means living
accommodations where at least one member of the
household is age 55 or over and al-1 members of the
household are as least 18 years of age. Dwelling
units may consist of independent living units
comprised of attached and detached single-family and
multifamily dwellings where elderly individuals or
families provide rooms, meals, personal care,
supervision of self-administered medication,
recreational activities, financial services, and
transportation, and may include Alzheimer's care and
health care facilities. For the purposes of the
chapter, Alzheimer's care facilities which have no
more than one congregate kitchen and dining area will
be considered one dwelling unit.
Section 18.76.040 Permitted Uses.
A. Residential:
1. Housing concepts of all types limited only by the
density allowed in the Official Lakeland Plan
Map. Examples include the following:
a. Single family detached homes.
b. Condominiums, apartments, and townhouses.
c. Customary accessory uses and structures
common to single family homes or multi-
family dwellings.
d. Home occupations authorized by and subject
to the standards of Chapter ACC 18.60.
18.76-6
e. Mini-storage and storage or parking of
recreational vehicles for residents of the
individual development.
f. Non-residential or municipal uses such as
schools, churches, libraries, police, parks
or fire facilities as authorized in the
PUD.
g. Home based daycare.
h. Community centers/recreation facilities.
i. Senior housing and services.
2. Parks.
B. Non-Residential: Uses permitted by ACC 18.26 as
authorized in the development plan.
C. Conditional Uses: Permitted throughout the PUD
Pursuant to ACC 1'8.64 and as specifically authorized
by the development plan, including:
1. Civic and social fraternal clubs.
2. Mini-daycare and daycare centers.
3. Preschools or nursery schools.
4. Religious institutions.
5. Utility substations.
6. Municipal Services
a. Police
'b. Fire
c. Library
'7. Mini Storage and storage or'parking of
recreational vehicles for residents of the PUD.
Section 18.76.050 Calculation of number of dwelling units.
The maximum number of dwelling units allowed in a
planning area is calculated in the following manner:
A. Non buildable areas and land set aside for
nonresidential ~and uses are subtracted from the gross
area of the site to determine the net usable area of
the site. For the purposes of this section, non
buildable areas do not include public or private
streets or driveways within a planning area.
B. The number of acres of the net usable area of the
planning area is multiplied by the residential
densities allowed in the Official Lakeland Plan Map to
produce the maximum number of dwelling units. Any
fractions may be rounded up to the nearest whole
number as long as the densities as outlined in section
18.76.050(C) are not exceeded.
18.76-7
C. Residential densities within each planning area
allowed by the Official Lakeland Plan Map are aB
follows:
Allowable Residential Densities
Lake Hills South Maximum Number of
Comprehensive Plan Map Dwelling Units per
Designation Acre
Single Family 6ounits per acre
Moderate Density
Residential 14 units per acre
High Density
Residential 19 units per acre
Section 18.76.060 Development Standards
The following development standards will apply for
each development within the planning areas shown on the
Official Lakeland Plan Map. Except where modified by these
standards, all standards of the Auburn City Code apply.
Front yard setbacks are measured from the edge of the right
of way for lots fronting on public streets and from the
face of t~e curb, or the midpoint if a rolled curb is used,
for private streets.
A. Single Family Planning Areas. Single Family Planning
Areas are those planning areas with a permitted density of
1-4 and 2-6 dwelling units/acre. Within these planning
areas, the following development standards apply:
1. Single-Family Detached - One (SFD-1) Development
Standards
a. Minimum lot area: 7,000 square feet
b. Minimum lot width: 65 feet
c. Minimum lot depth: 100 feet
d. Building footprint coverage: 55%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch', fifteen
(15) feet to residence, twenty (20)
feet to garage
2. Side: five (5) feet
3. Side, street: ten (10) feet
4. Rear: twenty (20) feet
-5. Accessory structures and alley-loaded
garages shall meet all the required
setbacks of the zone with the exception
that the rear yard setback may be
reduced to five (5) feet
18.76-8
f. Maximum building height
1. Main building: two and one-half ~2 1/2)
stories, not to exceed thirty (30) feet
2. Accessory buildings: two (2) stories,
not to exceed twenty-four (24) feet
2. Single-Family Detached - Two (SFD-2)
a. Minimum lot area: 5,400 minimum
b. Minimum lot width: 60 feet
c. Minimum lot depth: 90 feet
d. Building footprint coverage: 55%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen
(15) feet to residence, twenty (20)
feet to garage
2. Side, interior: five (5) feet
3. Side, street: ten (10 feet
4. Rear: twenty (20) feet
5. Accessory structures and alley-loaded
garages shall meet all the required
setbacks of the zone with the exception
that the rear yard setback may be
reduced to five (5) feet
f. Maximum building height:
1. Main building: two and one-half (2 1/2)
stories, not to exceed thirty (30) feet
2. Accessory buildings: two (2) stories,
not to exceed twenty-four (24) feet
3. Single,Family Detached - Three (SFD-3)
a. Minimum lot area: 4,250 minimum
b. Minimum lot width: 50 feet
c. Minimum lot depth: 85 feet
d. Building footprint coverage: 55%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen
(15) to residence, eighteen (18) feet
to garage
2.Side, interior: five (5) feet
3.Side, street: ten (10) feet
4.Rear: fifteen (15) feet
5. Accessory structures and alley-loaded
garages shall meet all the required
setbacks of the zone with the exception
that the rear yard setback may be
reduced to five (5) feet
18.76-9
f. Maximum building h~ight
1. Main building: two and one-half'(2
1/2) stories, not to exceed thirty (30)
feet
2. Accessory buildings: two (2) stories,
not to exceed twenty-four (24) feet
B. Moderate Density. The Moderate Density Planning Areas
are those planning areas with a permitted density of
2-14 dwelling units/acre. Within these planning
areas, the following development standards apply in
addition to those identified in 18.76.060.A:
1. Single-Family Detached - Four (SFD-4)
a. Minimum lot area: 3,375 minimum
b. Minimum lot width: 45 feet
c. Minimum lot depth: 65 feet
d. Building footprint coverage: 55%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen
(15) feet to residence, eighteen (18)
feet to garage
2. Side, interior: five (5) feet
3. Side, street: ten (10) feet
4. Rear: fifteen (15) feet
5. Accessory structures and alley-loaded
garages shall meet 'all the required
setbacks of the zone with the exception
that the rear yard setback may be
reduced to five (5) feet
f. Maximum building height:
1. Main building: two and one-half (2 1/2)
stories, not to exceed thirty (30) feet
2. Accessory buildings: two (2) stories,
not to exceed twenty-four (24) feet
2. Single-Family Detached - Five (SFD-5)
a. Minimum lot area: 2,730 minimum
b. Minimum lot width: 40 feet
c. Building footprint coverage: 55%
d. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen
(15) feet to residence, eighteen (18)
feet to garage
2.Side, interior: three (3) feet
3.Side, street: six (6) feet
4. Rear: ten (10) feet
5. Accessory structures and alley-loaded
garages shall meet all the required
setbacks of the zone with the exception
18.76-10
that the rear yard setback may be
reduced to five (5) feet '
e. Maximum building height
1. Main building: two and one-half (2 1/2)
stories, not to exceed thirty (30) feet
2. .Accessory buildings: two (2) stories,
not to exceed twenty-four (24) feet
3. Multi-Family or Small Lot Detached - One (MFA-1)
a. Minimum lot area: 2,400 minimum
b. Minimum site area per dwelling unit: 2,400
square feet
c. Minimum lot width: 35 feet if detached; 20
feet if attached
d. Building footprint coverage: 60%.
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen
(15) feet to residence, eighteen (18)
feet to garage
2. Side, interior: five (5) feet, except
0 feet when attached and three (3) feet
if detached single family
3. Side, street: ten .(10) feet or six (6)
feet if detached single family
4.Rear: ten (10) feet
5. Accessory structures and alley-loaded
garages shall meet all the required
setbacks of the zone with the exception
that the rear yard setback may be
reduced to five .(5) feet
f. Maximum building height:
1. Main building: two and one-half (2 1/2)
· stories, not to exceed thirty (30) feet
2.. Accessory buildings: two (2) stories,
not to exceed twenty-four (24) feet
C. High Density. The high density planning areas are
those with a permitted density of 12-19 dwelling
units/acre. Within these planning areas, the
following development standards apply:
1. Multi-Family - Two (MFA-2)
a. Minimum lot area: 1,800 square feet
b. Minimum site area per dwelling unit: 1,800
square feet
c. Minimum lot width: twenty (20) feet
d. Building footprint coverage: 60%
e. Minimum yard setbacks:
18.76-11
1. Front: ten (10) feet to porch, fifteen
(15) feet to residence, eighteen' (18)
feet to garage
2. Side, interior: five (5) feet, except
0 feet when attached
3. Side, street: ten (10) feet
4.Rear: ten (10) feet
5. Accessory structures and alley-loaded
garages shall meet all the required
setbacks of the zone with the exception
that the rear yard setback may be
.reduced to five (5) feet
f. Maximum building height:
1. Main building: two and one-half (2 1/2)
stories, not to exceed thirty (30) feet
2.. Accessory buildings: two (2)'stories,
not to exceed twenty-four (24) feet
D. Public
As required by the Auburn Zoning Ordinance, Chapter
18.40, P-1 Public Use District.
E. Commercial
As required by the Auburn Zoning Ordinance, Chapter
18.26, Light Commercial District except that the
required setbacks from streets may be averaged and
that multi-family units shall be permitted outright.
The number and location of multi-family units shall be
Governed by section 18.76.170(A).
Section 18.76.070 Design..Requirements.
A. Open Space: The Lakeland Hills South PUD will provide
a minimum of 153 acres of open space in addition to
public parks requirements. The open space is shown on
the Official Lakeland Plan Map.
B. PUD Perimeters: Setbacks from the perimeter of the
PUD shall correspond to the requirements of the
adjoining Zoning Districts. The City may determine a
reduced setback is. sufficient due to the use of
natural topography, earth berms, existing and proposed
foliage, and other features such as roadways, wetlands
or natural waterways that would otherwise provide
sufficient buffering of adjoining parcels. Sight
distance conflicts shall be avoided for motorized and
non-motorized traffic.
C. Pedestrian Movement: A planning area shall provide
public pedestrian access, which may require
appropriate easements, to parks, schools or uses that
18.76-12
may attract a significant number of pedestrians.
Sidewalks or pedestrian ways must connect the r~quired
pedestrian system to.existing pedestrian systems on
adjacent developments if adequate safety and security,
which may include lighting, .can be maintained.
Convenient, barrier free, pedestrian access to transit
stops, when applicable, shall be provided.
D. Architectural Design Guidelines: The purpose of this
Section is to provide design guidelines that will be
utilized to insure.the creation of high quality
development that is internally consistent and
harmonious throughout the PUD. The following design
guidelines are suggested as a means to create a high
quality, pedestrian oriented conununity.
1. All residential buildings shall be designed and
constructed to minimize visual intrusions into
windows and private spaces of adjoining
developments.
2. Within Single Family Planning Areas, all
buildings shall be designed and constructed
consistent with approvals granted pursuant to
Auburn City Code.
3. Multi-family buildings within the Moderate
'Density Planning Areas shall incorporate design
elements that are reflective'of single family
housing. These design ~lements may include: the
use of pitched roof systems, limits on length of
buildings and building massing, a limited number
of entrances as viewed from any particular
elevation, varied setbacks to avoid massing of
buildings along setback lines of arterial and
collector streets, and a combination of
landscaping and fences within setbacks to create
private space.
4. Multi-family buildings within the High Density
Planning Areas shall also incorporate design
elements such as: roof treatments and building
articulation intended to minimize building mass
to insure compatibility with adjoining lower
density development, parking shall be clustered
in locations that minimize visibility from public
streets, or screened with berms and landscaping,
solid waste and outdoor storage facilities shall
be limited to enclosures that are architecturally
compatible with the primary building, and pool
and recreation areas shall be located away from
18.76-13
property lines of adjoining lower density
residential development. '
5. Buildings located along the Lakeland Hills
Parkway linear park Or which front other public
parks shall incorporate landscape features that
compliment the design of the public park, in
accordance with the approved master landscaping
plan referenced in Section 18.76.075.
6. Prior to or concurrent with the submittal of a
Commercial or non-residential site plan, a design
plan that incorporates the following elements
shall be submitted to the Planning Director for
review and approval:
a. A consistent design theme compatible with
the balance of the PUD.
b. Exterior facades shall be softened-by
modulation, landscaping adjacent to
buildings, and varied roof lines.
c. Buildings on the pads shall be designed to
be compatible with the design of the
commercial structure.
d. Rooftop equipment visible from adjoining
development shall be designed such that it
appears as an architectural feature and
similar to the building 'with regard to color
and/or texture. The equipment shall be
arranged or screened in a manner to minimize
visibility from adjoining development or
public rights-of-way..
e. One or more buildings, such as buildings on
pads, should be located adjacent to the
street frontage with parking located to the
"rear" of the building.
f. Truck loading areas should be screened from
adjacent properties and streets.
g. Trash disposal areas should be enclosed.
E. Fences
Fences shall comply with the regulations of section
18.48.020(A)(1) except on those lots that have two
street frontages and abut Lakeland Hills Way,
Evergreen Way, Lakeland Hills Loop, 62nd St. SE,
Lakeland Hills Parkway or other future arterial
streets. In such cases a six-foot (6') high fence may
then encroach into.the yard setback abutting the
aforementioned streets subject to the following: If a
six-foot (6') high fence is proposed it must be for
18.76-14
all or a majority of the street frontage the subject
lots abut. Individual six-foot (6') high fence~ on
independent lots will not be permitted in the required
setback area. A five-foot width of landscaping is
required between the fence and the back edge of the
abutting sidewalk. The material of the fences shall
be consistent throughout the PUD. The homeowner's
association shall perpetually maintain the fence and
the landscaping and the developer shall provide
evidence of such perpetual maintenance. The fence and
landscaping shall be installed prior to the occupancy
of the home on the associated lot. The Planning
Director shall approve of the fence material,
landscaping and evidence of the homeowner's
maintenance.
All'fences shall be consistent with th~ sight distance
requirements contained in section 2.14, Intersection
Design Elements'of the Design and Construction
Standards manual, as may be amended.
Section 18.76.075 - Landscaping and Screening Requirements.
A. Within 120 days of the effective date of this
ordinance, a Master Landscape Pla~ shall be submitted
to the City Planning Director for review and approval.
The Master Landscape Plan'shall designate the scope of
the plan,.plant material references, types of
landscaping including screens and buffers, and
regulations by Planning Area.
B. The purpose and goal of the Master Landscape Plan is
to achieve a harmonious and consistent appearance
within the PUD area, including that of a well-planned
residential area and a theme that carries into the
non-residential areas. Consideration of transitional
areas and boundaries between different uses will be
important. The City of Auburn Landscape Code shall be
used as a guideline in the development of the Plan,
although ACC 18.50.060(L) shall not apply.
C. Until the Master Landscape Plan in paragraph A above
is approved by the City Planning Director, the City of
Auburn Landscape Code (excluding ACC 18.50.060(L))
shall apply to new Development Applications submitted
to the City. The City Planning Director may approve
variances from the Code for specific submittals.
18.76-15
Section 18.76.077 Sign Requirements.
A. Within 120 days of the effective date of this '
ordinance, a master sign plan must be submitted to the
City Planning Director for review and approval. The
master sign plan shall designate the location and
design elements, the use of common elements, the size
and scale of each type of sign, and the quality of
materials to be used. The master sign plan shall
include the design elements intended for various
monuments, including major entrance monuments planned
for major intersections, which may be similar in size
and scale to the major entrance monuments located at
the intersection of Lakeland Hills Boulevard and A
street, and secondary entrance monuments similar in
size and scale to that planned for Lakeland Hills Way
and Evergreen Way. The sign on the monuments'shall be
designed in accordance with Chapter 18.56, however,
the Size of monument signs shall be governed by the
master sign plan. In addition, the. master sign plan
shall include the typical uses and approximate
location of temporary directional signs, model home
signs, and A-boards.
B. Except as modified by this Section, the requirements
of Chapter 18.56 shall be applicable throughout the
PUD until such time as the City approves the master
sign plan. Upon approval of a master sign plan, it
shall control. Within each preliminary plat or site
plan within the Single Family, Moderate Density, and
High Density Planning Areas, the following signs shall
also be permitted outright:
1. on site directional signs
2. model home signs
3o monument signs at all plat entrances
.C. The signs referenced in Section B above shall be
designed and constructed consistent with the examples
shown on the attached Exhibit D and of the size and
scale of similar signs constructed within the King
County portion of Auburn. In addition, entrance
monument signs shall be designed and constructed to be
low in scale and set in a.landscaped bed. Monument
signs shall be located on property that is held in
common by the homeowners association, and the
homeowners association shall be responsible for
maintenance of the sign and landscaping or on a
private easement.
18.76-16
D. Within the Commercial and non-residential Planning
Areas, signs shall be subject to Chapter 18.56'~xcept
as follows:
1. Commercial areas within the PUD shall be limited
to one pylon sign within each parcel. All other
signs shall be monument style or wall mounted.
2. Non-residential development within the PUD shall
be limited to monument or wall mounted signs,
except in 1 above.
3. Prior to or concurrent with the submittal of a
site plan for development within a non-
residential area, a commercial sign master plan
must be submitted to the Planning Director for
review and approval. The commercial sign master
plan shall include a coordinated Sign theme that
is compatible with surrounding development.
Section 18.76.080 Public Infrastructure Requirements.
The applicant for the PUD must provide all necessary
public facilities to include, as a minimum, the following:
A. Dedication of public utilities: Public utilities
being provided by the City must be dedicated to the
City'unless allowed to be private by the City.
Bo Water, Sewer and Drainage Facilities: All water,
sanitary sewer.and drainage facilities must be
constructed and installed in accordance with
applicable City codes and standards, including design
criteria, construction specifications, operational
criteria, and approved engineering submittals.
C. Underground facilities: All public utilities must be
placed underground except those that by their nature
must be on or above ground, such as streets, fire
hydrants, power vaults', telephone pedestals and open
water courses. The applicant is responsible for
making the necessary arrangements with the appropriate
entities for the installation of such services.
D. Streets:
1. All streets must be constructed to the City's
standards. Variations from minimum standards for
pavement and right-of-way widths or other
dimensional or construction standards may be
permitted when special design features of the PUD
or topographic considerations warrant the
variation. The applicant must submit a written
justification for any proposed variation along
with evidence that the minimal functional
requirements of the proposed street improvements
are being met. The City Engineer shall review
the proposed variation and shall determine if the
minimal functional requirements are being met and
shall make a recommendation to. the Council Public
Works Committee whether the variation should be
approved. The Public Works Committee shall act
upon the request and may require conditions of
approval to ensure the minimal functional
requirements are being met.
2. Private streets may be permitted within the PUD
provided they meet the following criteria:
a. Use of the private street is limited to
those accessing property within the planning
area or immediately adjacent to the planning
area and is not needed by non PUD residents
to travel from one public street to another.
The design of the private street shall be
such that it will discourage any through
traffic that is not related to the planning
area itself.
b. The minimum pavement width for private
streets shall be 28 feet provided that
on-street parking is allowed only on one
side of the street or 20 feet for alleys.
The roadway section pavement depth for
asphalt, crushed rock, and gravel base and
the material specifications of these
materials shall be the same as Auburn
standards for public streets. Additional
width .may be required if determined to be
needed to provide adequate circulation for
the residents of the PUD. Factors to be
considered include but are not limited to
providing emergency equipment access,
preventing conflicts between pedestrians and
vehicle traffic, on street parking, number
of units, the need for sidewalks and bike
paths. The pavement width and construction
standards, to include but not limited to
illumination, signing, storm drainage,
curbs, gutters, channelization, e.g., shall
be determined by the City Engineer at the
time of preliminary plat or site plan
approval. Private streets and/or access
tracts and shared driveways, that provide a
second or additional access to lots/units
18.76-18
shall be constructed to standards, as
determined by the City Engineer, considered
to be appropriate for the situation.
Factors to be considered include the number
of units served, emergency access and
traffic circulation.
c. All sites served by a private street greater
than 600 feet in length shall have at least
two access connections to a public street
and provide for adequate emergency equipment
access.
d. A legally incorporated property owners'
association assumes the'responsibility and
cost to repair and maintain the proposed
private streets. If the association fails
to maintain the street, the by-laws of the
association give the City the right to
maintain the street and charge the cost of
the maintenance, including any
administrative costs, to the association
members.
e. The by-laws establishing the association
must state that if future owners should
request ~hat private streets be changed to
public streets; then the owners fully agree
that, before acceptance of such streets by
the City, the owners will bear full expense
of reconstruction or any other action
necessary to make the streets substantially
consistent to the requirements of public
streets, applicable at that time.
Section 18.76.090 Application for Approval of Major
Amendment to the PUD.
A. Preapplication Conference.
Prior to filing an application for a Major Amendment'
to the PUD, the applicant shall attend a
preapplication conference with the Planning Director
and other interested department heads, or their
designees, regarding the proposed development. The
conference attendees shall review the general outlines
of the'proposal, evidenced schematically by sketch
plans and other documents provided by the applicant.
The applicant shall receive suggestions and
recommendations generated by the conference along with
18.76-19
forms and guidelines for preparing the PUD
application. '
B. Application Procedure:
Following a preapplication conference, applicants must
provide the Planning Director seven (7) copies of the
following:
1. Application: Forms provided by the Department
that ask the applicant for the following
information:
a. The name of the proposed PUD or planning.
area and a general description of the
proposed development requiring the Major
Amendment, including descriptions of
buildings, and other site improvements;
b. A proposed schedule that includes submittal
of the site plan, preliminary plat,' proposed
phased developments, if any, and target
dates for starting construction;
c. Proposed land uses including the type and
amount or densities;
d. Number and types of dwelling units in the
proposed development requiring the Major
Amendment;
'e. Total amount of open spaces, the designated
or proposed use, and the amount of open
space designated for public and private use;
f. Plans for the perpetual maintenance and
. preservation of private spaces and private
streets;
g. Any requests for modificationsto the street
construction standards of the Land Division
Ordinance including the substantiating
information as to why the modifications are
necessary;
h. The gross acreage of the PUD or planning
area, the net usable acreage, and the
acreage of any non-buildable areas;
i. The name and address of the applicant. All
land.within the PUD or planning area shall
be under the ownership of the applicant.
Applicants are defined as an individual,
partnership, corporation, or groups of
individuals, partnerships or corporations;
and,
j. The name, address, stamp and signature of
the professional engineer, professional
18.76-20
architect or professional land surveyor who
prepared the site plan. '
2. Environmental Checklist: Form and inseructions
provided by the Department in accordance with ACC
16.06, Environmental Review Procedures.
3. Conceptual Design of Public Facilities:
Preliminary engineering plans and studies that
include the following:
a. A general description and location of the
proposed improvements necessary to properly
handle the potable water, sanitary sewer,
storm water drainage and other service needs
within and adjacent to the proposed PUD.
b. In addition, for any Major amendment to the
PUD, the following:
i. Anticipated demand capacitieslfor the
proposed water distribution, storm
drainage and sanitary sewage systems.
ii. The estimated, tentative.horizontal and
vertical alignment of all proposed
streets, and sidewalks and the
estimated grade of any trails.
4. Site Plan.
a. Preparation. The site plan may be prepared
by a professional engineer, architect or
professional land surveyor registered or
licensed by the state of Washington. They
shall prepare and, by placing his or her
signature and stamp.upon the face of the
planning documents, certify that all
information is portrayed accurately and that
the proposed PUD'complies with applicable
standards and regulations.
b. Scale and Format: The site plan shall be
drawn with reproducible black ink on mylar
or similar material. All geographic
information portrayed by the plan shall be
accurate, legible, and drawn to an
engineering (decimal) scale. The horizontal
scale of a plan shall be 100 feet or fewer
to the inch,. except that the location sketch
and typical street cross sections may be
drawn to any other appropriate scale. The
site plan shall be 24 inches by 36 inches in
size. Each sheet shall be numbered
consecutively. An index sheet orienting the
other sheets shall be provided. If
18.76-21
necessary, the Planning Director may
authorizea different sheet size Qr s~ale.
c. Contents: The site plan must include each
of the following:
i. Vicinity Map: A vicinity map
sufficient to define the location and
boundaries of the pEoposed PUD relative
to surrounding property, streets and
other major man-made and natural
features.
ii. Existing Geographic Features: Except
as otherwise specified, the following
existing geographic features shall be
drawn lightly in relation to proposed
geographic features and developments:
1. All existing property lines lying
within the proposed PUD and all
existing property lines lying
within one hundred (100) feet of
the PUD..
2. The location of all existing
streets within the PUD, both
public or private, including the
right-of-way widths, pavement
widths and th~ names.
3. Existing water features such as
rivers, creeks, ponds, 'wetlands,
stormwater detention basins,
watercourses, floodplains and
areas subject to inundation or
storm water overflow.
4. Existing contour lines at
intervals of five feet for average
slopes exceeding five percent or
at intervals of one foot for
average slopes not exceeding five
percent. Contour lines shall be
labeled at intervals not to exceed
2 feet and shall be based upon
city datum, e.g. NGVD.
5. Location of any existing
structures lying within the
proposed PUD. Existing structures
to be removed shall be indicated
by broken lines, and existing
structures not to be removed shall
be indicated by solid lines.
18.76-22
iii. Proposed Improvements: The following
proposed geographic features shall be
shown:
1. The location of any public or
private streets and/or storm
drainage facilities.
2. The general location of the types
of uses or densities and general
distribution of lot types.
3. The boundaries, dimensions and
area of public park and common
open space areas.
4o Identification of all areas
proposed to be dedicated for
public use, together with the
purpose and any conditions'of
dedication,
5. Conceptual plans for pedestrian
and bicycle circulation systems.
6. The treatment proposed for the
periphery of the site including
setbacks, fencing, the approximate
amount, location, and 'type of any
landscaping.
Section'18.76.100 Phased Developments.
A. The applicant may propose a phased development.
B. Any phases being developed in the Lakeland Hills South
PUD require a description of each phase, including the
size, uses or densities and schedule for implementing
each phase and 'correspOnding public services. Phased
sequences and intervals between scheduled phases
become a condition of the PUD approval.
C. Each phase must be able to stand on its own without
reliance upon development of subsequent phases.
Section 18.76.110 Concurrence with Subdivision
Regulations.
A. A preliminary plat may be processed concurrently with
a Major Amendment to the PUD or a site plan. A
preliminary plat must be submitted in accordance with
Title 17 of the Auburn City Code.
B. Approval of a Major Amendment to the PUD or a
preliminary plat application may allow for the
modification of the subdivision construction standards
18.76-23
and specifications of Chapter 17.12, of the Auburn
City Code. If modifications are proposed the r~quest
must be made part of the Major Amendment or
preliminary plat application. The applicant must 'also
provide substantiating evidence as to why the
modifications are necessary.
Section 18.76.120 Administrative Review of Major
~Jnendments.
A. The Planning Director shall forward the Major
Amendment to the PUD application and/or preliminary
plat or site plan application, together with copies of
any appropriate accompanying documents, to the
Director of Public Works. The Director of Public
Works shall review the application(s) as to the
adequacy of the proposed meanslof sewage disposal and
water supply; the conformance of the proposal to any
plans, policies or regulations pertaining to streets,
storm drainage or utilities; and regarding any other
issues related to the interests and responsibilities
of the Department of Public Works.
B. The Planning Director shall solicit the comments of
any Other appropriate city department, local utility'
provider, local school district, and any other
appropriate public or private entity, concerning the
proposed Major Amendment to the PUD. For a Major
Amendment to the PUD or a PUD processed simultaneously
with a preliminary plat, commen.ts received in a timely
manner, as well as any written comments received in
response to a notice of public hearing, shall either
be transmitted to the Hearing Examiner or incorporated
into a report prepared bythe Planning Director and
submitted to the Hearing Examiner, prior to the
scheduled public hearing.
C. The Planning Director shall approve the site plan if
it conforms to the approved PUD, the submittal
requirements of 18.76.160(A), Section 18.76.060, and
other applicable standards.
Section 18.76.130 Hearing Examiner Review.
Pursuant to the provisions of Chapter 18.66 the Hearing
Examiner shall conduct a public hearing on all requests for
a Major Amendment to a PUD. The Examiner's decision shall
be in the form of a recommendation to the City Council.
18.76-24
Section 18.76,140 Findings of Fact. '
Applications for a major amendment to a PUD shall only
be approved if sufficient findings of facts are drawn to
support the following:
A. Adequate provisions are made for the public health,
safety and g.eneral welfare and for open spaces,
drainage ways, streets, alleys, other public ways,
water supplies, sanitary wastes, parks, playgrounds,
or sites for schools;
B. The proposed Major Amendment to the PUD is in
accordance with the goals, policies and objectives of
the Comprehensive Plan.
C. The Major Amendment is consistent with the purpose of
this chapter, Section 18.76.010, provides for the
public benefits required of the development of PUD's
and does not result in only increasing the number of
units that would otherwise be attained through a
development using the existing zoning and subdivisions
standards.
D. The proposed Major Amendment to the PUD conforms to
the general purposes of other applicable policies or
plans which have been adopted by the City Council.
E. The approval of the Major Amendment will have no more
of an adverse impact upon the surrounding area than
the approved Lakeland Hills South PUD as shown on the
Official Lakeland Plan Map.
Section 18.76.150 City Council Action.
A. The City Council may affirm, modify, or disaffirm the
recommendations of the Hearing Examiner in accordance
with ACC. 18.66.170.
B. The majority of the City Council shall instruct the
City Attorney to prepare an ordinance reflecting its
decision. The ordinance shall include formal findings
of fact and conclusions supporting the decision. If
the decision is for approval with conditions, the
conditions shall be specified in the ordinance. The
ordinance shall be recorded in accordance with ACC
18.68.060.
Section 18.76.160 Site Plan Approval.
A. Preapplication Conference.
Prior to filing an application for a site plan
approval, the applicant shall attend a preapplication
18.76-25
conference with the Planning Director and other
interested department heads, or their desig~ees~
regarding the proposed development. The conference
attendees shall review the general outlines of the
.proposal, evidenced schematically by sketch plans and
other documents provided by the applicant. The
applicant shall receive-suggestions and
recommendations generated by the conference along with
forms and guidelines for preparing the site plan
application.
B. An application shall be required for the site plan
approval of any portions of a planning area except for
those designed for detached single family lots and
shall include the following:
1. The ordinance approving the PUD, if previously
done;
2. A site plan which shall illustrate the following:
a. Vicinity map,
b. Boundaries and dimensions of the PUD,
c. If partial approval, illustrate the proposal
within the boundaries of the entire PUD,
d. Illustrate previous site plan approvals that
may have occurred within the PUD,
'e. Acreage of proposal,
f. Rights-of-way location ~nd widths, the
proposed name of each street or alley and
whether the right-of-way will be dedicated
as public or remain private. The
designation of any fire lanes. Where final
street grades are likely to exceed ten (10)
percent in elevation and the estimated
tentative grades Of such streets,
g. Adjacent public streets,
h. Easements, existing and proposed including
its purpose,
i. Location and size of all existing and
proposed utilities including sanitary sewer,
storm drainage, and water lines lying within
or adjacent to the PUD or the phase of the
PUD as appropriate,
j. Typical street cross section(s) including
any pedestrian facilities,
Location of usest
1. Location of buildings and structures, both
existing and proposed, including setbacks,
m. Location and layout of off-street parking,
loading and unloading areas,
18.76-26
n. Location of walls and fences, around the
perimeter of the PUD or phase of the PUD, as
appropriate, and an indication of their
height and materials,
o. Location of any storage areas or refuse
containers,
p. Location and size of signs,
q. Landscaping plan-conceptual,
r. Indication of height of buildings,
s. Proposed architectural treatment of
structures,
t. Any covenants not previously approved,
u. Proposed final contour lines at intervals of
five feet for average slopes exceeding five
percent, or at intervals of two feet for
average slopes not exceeding five percent.
Final contours shall be indicated by solid
lines (existing contours which are to be
altered shall be shown by broken lines).
Contour lines shall be labeled at intervals
not to exceed 20 feet and shall be based
upon city datum e.g., NGVD. Contour lines
around ~roposed geographic features shall be
drawn tightly around the proposed features~
v. The Site plan shall illustrate a north
arrow, be proper~y dimensioned and drawn at
a scale not less than one inch equals 40
feet and on a sheet size 24 by 36inches,
more sheets may be used if necessary. A
reproducible mylar, or similar material, and
seven copies of the site plan shall be
submitted at the time of application. An
alternative scale sheet size may be approved
by the Planning Director.
w. The Planning Director may require the
submittal of additional information in order
to thoroughly evaluate the site plan.
3. The site plan application shall be accompanied by
a current (within 30 days) title report which
contains:
a. The legal description of the total parcel
sought for final site plan approval.
b. Those individuals or corporations holding an
ownership interest in said parcel all of
which shall sign the application for final
site plan approval.
18.76-27
amendment is approved which affects the official
Lakeland Plan Map, the map shall be revised. T~e
Director shall keep the current map on file.
B. Adjustments that are not minor as defined in
Subsection A are considered Major Amendments and will
be processed in the same manner as a new PUD
application. If a Major Amendment affecting the
official Lakeland Plan Map is approved, the Map and
Exhibit B hereto shall be amended to reflect the
change. If-a Major Amendment changing conditions of
approval is adopted, Exhibit A hereto shall be amended
to reflect the change.
C. Any change in the exterior boundaries of the PUD or an
increase in the total permitted dwelling units above
3,408 shall require a rezone.
D. The following approvals require a Comprehensive Plan
amendment:.
1. An'increase in the total number of permitted
dwelling units above 3,408;
2. 'An increase in the permitted number of high
density multi-family dwelling units (i.e., more
than 850 units)
3. An increase in the acreage permitted for light
commercial development (i.e., more than 20
acres).
4. A Major Amendment to the external boundaries of
the medium density or high density planning
areas.
5. A reduction in required open space (i.e., below
153 acres).
Section 18.76.180 Property Owner's Association.
If common open spaces or private streets are deeded to
a property owners association, then the applicant shall
submit a declaration of the covenants and restrictions that
create and govern such an association as part of the site
plan or preliminary plat approval. The provisions must
include, but are not limited to, the following:
1. The property.owners association must be established
prior to the final plat approval or the approval of
any occupancy permit related to the site plan.
2. Membership must be mandatory for each property owner
affected by the common space or private street and any
successive buyer.
3. The association assumes responsibility for liability
insurance, local taxes, and the maintenance of common
18.76-29
open spaces, private streets, recreational and other
communally owned facilities. A financial p~an Bhall
also be submitted that outlines the anticipated
expenses and revenues needed to implement the plan
over a minimum of a ten (10) year period.
4~. Members must pay a pro rata share of the association's
cost; the assessment levied by the association can
become a lien on the property. The association must
be able to adjust its assessment fees relative to
changed needs and conditions.
18.76-30
c. Any easements or restrictions affecting the
property with a description of its puPpose
and referenced by an auditor's file number
and/or recording number.
4. A signed certification that the site plan has
been made with the free consent, and in
accordance with the desire of the owner or
owners.
C. A site plan shall be reviewed in accordance with the
provisions of sections 18.76.120. The site plan shall
only be approved if it is found to be consistent with
and implements the provisions of the PUD and meets the
submittal requirements of Section 18.76.160(A). If
necessary conditions of approval may be imposed to
ensure consistency with {he approved PUD.
Section 18.76.170 Adjustments to the PUD.
A. The Planning Director may approve minor adjustments to
the approved PUD. Minor adjustments are defined as
changes that do not affect permitted densities within
a planni'ng area, basic character or conditions of the
approved PUD or planning area. Adjustments are
considered minor so long as they do not increase or
decrease the perimeter boundaries 'of a planning area
or the number of units indicated for that planning
area as shown on the official Lakeland Plan Map by
more .than 10 percent. School .sites identified in a
PUD may be adjusted as a minor .amendment by
condemnation or in accordance with an agreement
executed by the appropriate school district(s) and the
applicant, provided that, if the Director determines
that adjustment of schools would create significant
park impacts or infrastructure requirements, he may
process the amendment as a Major Amendment.
Transferring multi-family units into the commercial
area at the southwest corner of Lakeland Hills Way and
the Lake Tapps Parkway from a multi-family planning
area may'be a minor adjustment. The total number of
multi-family units in the commercial area cannot
exceed 100. Minor adjustments approved by the
Planning Director must be in writing within 15 working
days of submittal of the application. The Planning
Director must forward copies of the approved
adjustment to appropriate department heads and the
applicant. The applicant may appeal the Director's
decision pursuant to Section 18.70.050. If a minor
18.76-28