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AGENDA BILL APPROVAL FORM
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Department: Planning Attachments: Proposed 2004
Comprehensive Plan Amendments (provided
previously). Attachments to this agenda bill
include: Additional proposed revisions since
he Planning Commission recommendation;
email and map from CPM#1 applicant
explaining their revised proposal limiting
housing types in 20 acres; Finance
Department memorandum on Six
rv-ear CFP changes (P/T#4).
Administrative Recommendation:
City Council to conduct a public hearing on year 2004 Comprehensive Plan amendments. Following the
public hearing, City Council to provide staff direction on the proposed amendments so that the adopting
ordinance can be brought forward for adoption at the City Council's December 20, 2004 meeting.
I Date:
November 30, 2004
Budget Impact::
Background Summary:
The City of Auburn adopted a growth management Comprehensive Plan in 1995 in response to the
Washington State Growth Management Act (GMA) requirements, as amended. The Auburn
Comprehensive Plan has been amended annually each year since then.
Comprehensive plan amendments can be initiated by private citizens (privately-initiated) and by the City
of Auburn (City-initiated). This year there is one (1) privately-initiated plan map amendment (CPM #1)
and four (4) City-initiated map amendments (CPM #2 through CPM #5). There are five (5) Policy/Text
(PIT) amendments consisting of school district capital facilities plans (Auburn (P/T#1), Kent (P/T#2) and
Dieringer (P/T#3)), an update to the City of Auburn's Six-Year CFP (PIT #4) and updates to the text of
several plan elements (P/T#5)).
Comprehensive plan amendments are initially reviewed during a public hearing process before the City
of Auburn Planning Commission, which then provides a recommendation to the City Council for final
action. The Planning Commission held its public hearing on October 5, 2004 and continued the meeting
to Thursday October 14, 2004 to deliberate and make its recommendation to the City Council.
FindinQs
1. RCW 36.70A.130 (Washington State Growth Management Act (GMA)) provides for
amendments to locally adopted GMA comprehensive plans. Except in limited circumstances provided
for in State law, comprehensive plan amendments shall be considered by the City or county legislative
body no more frequently than once per year.
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03.4.3 CPA04-0001
committees
& Commissions:
Arts Comm.
-Hearing Examin.
-Human Resources
-Library Board
-Park Board
x Planning Comm.
vther ->
Councilmember: Singer
Meeting Date: December 6,2004
council
Committees:
Finance
x Municipal Serv.
x-Planning & CD
--Public Works
uepartments
& Divisions:
Airport
XBuilding
-Cemetery
-Finance
x Fire
Legal
-Librarv
I Staff: Krauss
I Item Number:
M&O
-Mayor
x Parks
--Personnel
x Planning
- "Police
x Public Works
1I.A.1
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
Background Summary (CONTINUED):
2. The City of Auburn established a June 25, 2004 deadline for the submittal of privately-initiated
comprehensive plan applications (map or text). One privately initiated map amendment application was
submitted by Apex Engineering on behalf of Lakeland East LLC. The Kent, Auburn and Dieringer School
districts submitted updated capital facility plans (CFP's) for consideration as policy/text (P/T)
amendments.
3. The City of Auburn initiated four (4) plan map and several policy/text amendments including the
Finance Department's annual update of the City of Auburn's Six-Year Capital Facilities Plan (2005-2010
CFP) and various policy/text amendments to plan chapters.
4. The proposed plan amendments were sent to State agencies for the 60-day review process in
accordance with RCW 36. 70A.1 06. The proposed amendments were received by the Department of
Community Trade and Economic Development on August 19, 2004. The 60-day review process
therefore concludes October 18, 2004. No comments were received from State agencies within the 60-
day process.
5. SEPA review was completed on the Year 2004 comprehensive plan amendments under City
case files SEP04-0025 (CPM#1), SEP04-0027 (City of Auburn Six Year CFP) and SEP04-0029 (rest of
the city-wide amendments). A DNS was issued on each proposal.
6. The Planning Commission held meetings/study sessions on the proposed Comprehensive Plan
amendments on August 31, 2004, September 8, 2004, and September 28, 2004. The Planning
Commission held a public hearing on the 2004 Comprehensive Plan amendments on October 5, 2004
and made its recommendation at a continued meeting on October 14, 2004.
7. Following the Planning Commission's recommendations, presentations on the 2004
Comprehensive Plan amendments were made to the Public Works and Planning and Community
Development committees.
8. The following identifies and discusses the year 2004 Comprehensive Plan Map (CPM)
amendments and identifies the Planning Commission and Planning and Community Development
Committee recommendation.
CPM#1
To amend the Comprehensive Plan Map from "Single Family Residential" to "Moderate Density
Residential" for properties both within and outside of the Lakeland Hills South Special Plan Area. For
those parcels outside of the special plan area, the proposal is to incorporate them into the Lakeland Hills
South Special Plan Area. (STR 05-20-05)
Discussion
The Lakeland Hills South Planned Unit Development (PUD) was approved in Pierce County and was
subsequently annexed into the City. The Lakeland Hills South PUD is located on 685 acres, and is
approved to allow a maximum of 3,408 units. The PUD is intended to emphasize flexibility in
development with an emphasis on pedestrian orientation, innovative development and encouraging a
range of housing types.
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03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
The Lakeland Hills South PUD is divided into various "Planning Areas". Limitations on the number of
units in each planning area are defined through a PUD amendment process set forth in City Code, which
requires City Council approval.
Most of the residential portion of the Lakeland Hills South PUD is designated "Moderate Density
Residential". The Lakeland Hills South PUD "Moderate Density Residential" plan designation allows
housing at a density of approximately 2-14 units per acre. The Lakeland Hills South PUD "Single Family
Residential" allows densities at 1-6 units per acre. A portion of the PUD has a "High Density Residential"
Plan map designation that allows for densities up to 19 units per acre. By way of example, the approved
site plan for the Waterford Condominiums (designated "Moderate Density Residential") shows a density
of approximately eight (8) units per acre (101 units on 12.6 acres).
The applicant's proposal generally consists of two components described as follows.
1. Amend properties within the existinq Lakeland Hills South Planned Unit Development (commonlv
known as Area 7) from "Sinqle Familv Residential" to "Moderate Densitv Residential".
The applicant is proposing to designate about 7 acres of properties from "Single Family Residential"
to "Moderate Density Residential" within the existing boundaries of the Lakeland Hills South PUD.
The
area is commonly known as Area 7. Parts of Area 7 were amended from "Single Family Residential"
to "Moderate Density Residential" in 2003, but this portion was excluded due to a mapping error. The
proposed amendment would allow for an increase in the allowable densities to provide more flexible
design opportunities when this site eventually develops. The amendment itself, if approved, will not
allow the applicant to increase the density of the number of units proposed for the planning area
unless the Official Lakeland Hills South PUD Map is also amended.
Area Ts access to the Lake Tapps Parkway and future connections to public sewer and water
availability will make the site capable of supporting more dense development, consistent with the
applicant's request. Many of the public facility improvements were provided as a direct result of the
PUD.
The applicant notes that even with the increased density afforded by this proposed amendment, the
overall maximum development (3,408 units) allowed under the PUD would still not be achieved.
2. Amend the Comprehensive Plan map from "Sinqle Familv Residential" to "Moderate Densitv
Residential" and incorporate this area into the Lakeland Hills South Special Plan Area (referred to in
the application as Area 16).
The applicant is proposing to designate approximately 77 acres from "Single Family Residential" to
"Moderate Density Residential" and include these properties within the Lakeland Hills South Planned
Unit Development (PUD) Special Plan Area as identified on the Comprehensive Plan map.
The applicant indicates that since the PUD's original approval, the road systems, utility systems and
parks sufficient to accommodate 3,408 units have been addressed. Although the PUD is approved
for a maximum of 3,408 units, the applicant indicates that market conditions will not result in the
maximum cap being achieved. At the Planning Commission public hearing the applicant estimated
the build out of the existing Lakeland Hills South PUD boundaries to be about 3,000 units. The
applicant notes that the proposed plan amendment would provide the opportunity to expand the PUD
boundaries and accommodate additional land to utilize the existing utilities, storm drainage and park
systems developed for the original PUD.
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03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
The applicant indicates that the area is served by the City of Bonney Lake for water and the City of
Auburn for sewer. Transportation would be provided by the Sumner Tapps Road extension and the
easterly extension of Lake Tapps Parkway. The applicant notes that the proposed designation would
be consistent with the "Moderate Density Residential" designation of properties to the north (also
within the Lakeland Hills South PUD) as well as throughout the majority of the Lakeland Hills South
PUD.
Designation of the area would allow for the full build out of the intended number of units within
revised boundaries of the Lakeland Hills South PUD (3,408) with some allowance for additional
residential units based on additional acreage (77 acres) proposed to be added to the PUD. The
applicant's SEPA checklist initially envisions that 300 units would be developed in Area 16, although
this could be adjusted based on density transfers within the PUD.
Additional environmental review will be required in the future as development proposals are more
specific. Implementation of the Special Area Plan and expansion of the existing Lakeland Hills
South PUD boundaries will require a major amendment to the PUD and rezone. An amendment to
the text of Auburn City Code Chapter 18.76 will also likely be required, as will the amendment to the
existing annexation and utilities agreement between the City and the developer.
Overall, the applicant has indicated that the existing Lakeland Hills South PUD will not achieve the 3,408
unit maximum provided for in the PUD. The applicant estimates that the additional density provided for
by the proposed amendments would result in approximately 250 units over the existing Lakeland Hills
cap of 3,408 units (for a total new cap of 3,658 units). However, these additional 250 units would be
accounted for taking into account the expanded PUD area (77 additional acres added by Area 16). This
amendment would capitalize on the significant transportation improvements put in place by the Lakeland
Hills South PUD.
Planninq Commission Public Hearinq/Testimonv
Testimony was received at the Planning Commission public hearing from the applicant as well as from
the public. Public testimony in opposition cited the possibility of attached condo/multi-family units,
additional traffic, the impact on vegetation, the impact on utilities (water) and the lack of certainty over
how many units might develop in the amendment area. The City has also received a letter (dated
September 27,2004) expressing concerns over the proposal from Dwight and Marjorie Hastings. The
letter cites depreciation in home value (due to traffic, removal of views and noise) and wildlife habitat
protection (removing of forestation) as the concerns. Another letter (dated October 1, 2004) along with a
petition in opposition to the request was submitted from Jamie Penrod.
Generally, the Planning Commission did not feel an adequate case was made for the proposed
amendment. The potential for a significant amount of units over what the existing plan designation might
allow was a concern. The Planning Commission also felt that it wanted to see a more specific
development plan before committing the property to a higher density.
Subsequent to the Planninq Commission Public Hearinq
Subsequent to the Planning Commission meeting the applicant has offered a proposal that the
Comprehensive Plan amendment be approved with conditions. One of the key items reflected in the
applicant's letter is a proposal to condition the Comprehensive Plan amendment application so that the
future rezone of the area demonstrates that,
"... the northernmost approximately 20-acres adjacent to and contiguous with the existing
Lakeland Hills neighborhoods of "Evergreen" and "Eastpointe" shall not be developed as "for
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03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
rent", "semi-detached" or "attached" housing products such that the continuation of the existing
single family residential character can be extended into the subject parcels. In addition,
development within this portion of the request shall be restricted to utilizing the development
standards no more intense than the "Single Family Detached-Five (SFD-5)" provisions provided
for in the Lakeland Hills South PUD Ordinance."
The Planning and Community Development Committee has reviewed the proposal, including the
applicant's proposed revision to the northerly 20 acres, and generally wished to see to how the
Comprehensive Plan text might be amended to memorialize the applicant's revised proposal and also
wished to see a map that visually clarifies the applicant's proposal. Attached to this agenda bill is a
possible amendment to Chapter 14 ("Comprehensive Plan Map") of the Auburn Comprehensive Plan that
would serve to implement the intent of the applicant's proposal. If the comprehensive plan amendment
is approved to include the additional 77 acres, the text change establishes a new maximum overall cap
for the Lakeland Hills South PUD at 3,658 units. The applicant has also provided a map (also attached to
this agenda bill) generally illustrating the 20-acre area reflected in the applicant's proposal.
PlanninQ Commission Recommendation
Denial.
PCD Committee Recommendation
Recommendation is pending being presented with specific text changes to the Comprehensive Plan that
would implement the applicant's most recent proposal as well as a map depicting the 20 acres within
Area 16 where "for rent", "semi-detached", or "attached" housing would not be built.
CPM #2
To amend the Comprehensive Plan Map from "Public/Quasi-Public" to "Light Industrial" for properties
located on the south side of 49th Street NW, west of Auburn Way North. (STR 36-22-04)
Discussion
In 2003 the Thomas Academy requested a Comprehensive Plan amendment to the City of Auburn
Comprehensive Plan map for properties it owned at that time. Specifically, the Thomas Academy
requested that the Comprehensive Plan map designation for its properties be amended from "Public &
Quasi-Public" to "Light Industrial". The Thomas Academy's request was done, in part, by its desire to
more easily sell its property in the future to a light industrial use.
In changing the Thomas Academy's properties to "Light Industrial", two isolated properties were left with
a "Public & Quasi-Public" Comprehensive Plan map designation. One of the properties is approximately
.5 acres (used as a single family dwelling); the other is approximately 0.15 acres (appears to be a shop
building).
The Comprehensive Plan is the City's long range planning document. It is intended to show the future
land use of properties over time. The "Public & Quasi-Public" designation is intended to represent
properties that serve the cultural, educational, recreational and public service needs of the community. It
is typically applied to uses such as schools and parks.
Neither of the two properties are used or planned for use as a public or quasi-public use such as a school
or park. Therefore, the "Public & Quasi-Public "designation is really not truly reflective of the property's
long term use. This proposal is intended to make these properties consistent with the "Light Industrial"
Comprehensive Plan designation of the surrounding properties.
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03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
Testimony at the Planning Commission public hearing was received from one of the two affected
property owners indicating support for the proposal as it relates to her property.
PlanninQ Commission Recommendation
Approval.
PCD Committee Recommendation
Approval.
CPM #3
To amend the Comprehensive Plan Map from "Light Industrial" to "Heavy Commercial" for property
located at 715 30th Street NE (NW Corner of 30th Street NE and I Street NE. (STR 06-21-05)
Discussion
The Auburn Comprehensive Plan currently designates the property located at the northwest corner of I
Street NE and 30th Street NE as "Light Industrial". The property is approximately 4.82 acres, and is the
only "Light Industrial" designated parcel in the I Street NE and Auburn Way corridor between
approximately 10th Street NE to the north City limits. The property's current "Light Industrial" plan
designation and M1 (Light Industrial) zoning reflect the property's current use as a light manufacturing
business (Skills Inc.).
This proposal is intended to make the land use plan designation for the property consistent with the
"Heavy Commercial" plan designation of the surrounding properties in this corridor. Allowing the
property to retain its current "Light Industrial" plan designation and implementing M1 zoning designation
would allow for its continued use for other M1 zoned uses when instead the Comprehensive Plan
envisions properties along the I Street and Auburn Way NE corridors to be commercial in nature.
At the Planning Commission's public hearing, testimony in opposition to the proposal was received from
the CEO of Skills Inc. (business operating on the site). The CEO noted the economic contribution that
the business and its employees make to the community and that it has been a good neighbor with no
adverse land use impacts. One neighboring property owner expressed opposition to proposal citing no
concerns with the operation of the current business.
During its deliberations, the Planning Commission raised concerns over making the existing Skills Inc.,
business non-conforming given the number of jobs that the current business provides. The Planning
Commission also cited that there was no opposition to the business expressed at the public hearing and
therefore saw no reason to recommend a change at this point in time.
PlanninQ Commission Recommendation
Denial
PCD Committee Recommendation
Approval.
CPM #4
To expand the City of Auburn's Potential Annexation Area/Urban Services Area boundary in Pierce
County to include additional property and right-of-way, and designate the area as "Single Family
Residential". (STR 05-20-05)
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03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
Discussion
The proposal would include a triangular shaped portion of a parcel as well as existing and future
right-of-way within the Auburn Potential Annexation Area (PAA) and designate these areas as "Single
Family Residential".
The City's PAA boundary in this area currently divides a parcel. Part of this proposal seeks to rectify
that situation. This parcel is located in Pierce County (and is within Pierce County's Urban Growth
Area (CUGA)) west of 182nd Avenue East and just south of the Lake Tapps Parkway East right-of-
way. The PAA boundary is presently a natural gas pipeline right of way.
As indicated, the property proposed for inclusion in the City's PAA is part of a larger parcel that is
already located within Auburn's PAA. The overall parcel is approximately 47 acres in size. The
portion of the parcel currently outside of the City's PAA generally comprises approximately 15-20
acres of this larger parcel. The larger parcel is bisected by the natural gas pipeline right-of-way. That
portion of this parcel which is located within the PAA is designated "Single Family Residential" on the
Auburn Comprehensive Plan Map. This proposal would designate the remainder of the parcel
"Single Family Residential" if it is included in the City's PAA.
At one time the triangle portion of the property and several other surrounding parcels were included
in the City of Auburn's PAA. However, several years ago in response to concern over the City of
Auburn's proposed annexations in Pierce County and with concern over water service areas, the City
of Bonney Lake initiated litigation against the City of Auburn. To avoid a costly and lengthy lawsuit,
an agreement to settle claims and disputes was negotiated and reached between the cities of Auburn
and Bonney Lake. Among other items, the settlement agreement resulted in Auburn revising the
PAA boundary to its current location in this area, effectively bisecting the parcel in question. This
revised PAA boundary was formally recognized through Pierce County's Comprehensive Plan
amendment process in 1999.
The City has since discussed the proposed PAA amendment with Bonney Lake and has received
verbal acceptance of amending the settlement agreement to again include the property within
Auburn's PAA. Although a draft written amendment to the original settlement agreement was sent to
Bonney Lake earlier this year, it has not yet been acted on by Bonney Lake.
The balance of this proposal would expand the City's PAA boundary to include additional right-of-way
along 182nd Avenue East as well as additional right-of-way associated with the Lake Tapps Parkway.
The intent of this is to provide for the City's eventual control of the Lake Tapps Parkway/182nd Street
intersection in the future for traffic control purposes.
PlanninQ Commission Recommendation
Approval.
PCD Committee Recommendation
Approval.
Staff Recommendation
To the extent that the agreement with Bonney Lake has not been completed, staff would recommend that
approval for that portion of CPM# 4 subject to the settlement agreement (generally that portion south of
Lake Tapps Parkway East) be made contingent on executing the amendment to the settlement
agreement. This contingency will be reflected as a note on the adopted comprehensive plan map.
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03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
CPM #5
To amend the Comprehensive Plan map from "Moderate Density Residential" to "Light Commercial"
for properties located on A Street SE (east side), south of Lakeland Hills Way. (STR 05-21-31)
Discussion
These properties (and others) were annexed into the City of Auburn in 2003 as part of an
annexation/deannexation process with the City of Pacific. When annexed into the City of Auburn, all of
the properties were zoned R1 (Single Family Residential). The intent is that these properties will
eventually be rezoned to bring them in conformance with their respective Comprehensive Plan
designations.
The owner of one of the properties indicated that his property (or at least its westerly portion with
frontage on A Street SE) had been zoned "commercial" in the City of Pacific prior to annexation to the
City of Auburn. The owner has expressed a desire to retain the commercial zoning he had while in the
City of Pacific. For this to occur the Comprehensive Plan must reflect a commercial designation.
This proposal would affect two parcels. The most northerly parcel is vacant (owned by the individual who
indicated a desire to have a commercial designation) and is approximately 5.23 acres in size. The
proposal would designate the west half of this parcel, which was the portion that had commercial zoning
in Pacific) as "Light Commercial". The easterly portion of the property slopes upward steeply and was
zoned "High Density Residential" in Pacific. This portion would remain designated as "Moderate Density
Residential" on the Auburn Comprehensive Plan Land Use Map.
The abutting property immediately to the south is presently designated "Moderate Density Residential",
with properties to the south of it designated "Light Commercial". This abutting property is approximately
3.84 acres in size and is used as a single-family dwelling. The proposal would designate this property as
"Light Commercial" as well to maintain consistency with the Comprehensive Plan designations along this
portion of the A Street SE corridor.
The Planning Commission received testimony in support of the proposal from the owner of the northerly
parcel. No testimony was received from property owner of the southern parcel.
PlanninQ Commission Recommendation
Approval.
PCD Committee Recommendation
Approval.
9. The following identifies and discusses year 2004 Policy/Text (P/T) amendments considered along
with the Planning Commission and Planning and Community Development Committee recommendation.
PIT #1 Incorporate Auburn School District 2004 throuQh 2010 Capital Facilities Plan adopted
April 26. 2004 into the City Comprehensive Plan
The Auburn School District has provided the City with its annually updated capital facilities plan (CFP).
The CFP was adopted by the Auburn School District School Board on April 26, 2004 and has been
subject to SEPA review and a DNS. Information contained in the School District CFP serves as the basis
for the City's collection of school impact fees on behalf of the school district.
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03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
A review of the Auburn School District's updated Capital Facilities Plan indicates the net fee
obligation for single-family dwellings is $5,296.90 and for multi-family dwellings is $1,831.85. The
actual impact fee collected is approved by the Auburn City Council.
A representative of the Auburn School District provided testimony at the Planning Commission public
hearing.
PlanninQ Commission Recommendation
Approval.
PCD Committee Recommendation
Approval.
PIT #2 Incorporate Kent School District Capital Facilities Plan 2004-2005 to 2009-2010 into the
City Comprehensive Plan
Discussion
The Kent School District has provided the City with its annually updated capital facilities plan. The CFP
was adopted by the Kent School District School Board earlier this year and has been subject to SEPA
review and a DNS. Information contained in the School District CFP serves as the basis for the City's
collection of school impact fees on behalf of the school district.
A review of the Kent School District's updated Capital Facilities Plan indicates that the net fee
obligation for single-family dwellings ($4,056.00) and multi-family dwellings ($1,762.00). The actual
impact fee collected is set by the Auburn City Council.
A representative of the Kent School District provided testimony at the Planning Commission public
hearing.
PlanninQ Commission Recommendation
Approval.
PCD Committee Recommendation
Approval.
PIT #3 Incorporate DierinQer School District Capital Facilities Plan 2003 to 2009 into the City
Comprehensive Plan
Discussion
The Dieringer School District has provided the City with its annually updated capital facilities plan. The
CFP was adopted by the Dieringer School District School Board on January 26, 2004. Information
contained in the School District CFP serves as the basis for the City's collection of school impact fees on
behalf of the school district.
A review of the Dieringer School District's updated Capital Facilities Plan indicates the net fee
obligation for single-family dwellings is $4,932.00 and for multi-family dwellings is $1,801.00. The
actual impact fee collected is set by the Auburn City Council.
PlanninQ Commission Recommendation
Approval.
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03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
PCD Committee Recommendation
Approval.
PIT #4 City of Auburn Six Year Capital Facilities Plan 2005-2010
Discussion
The City of Auburn maintains a Six-Year Capital Facilities Plan as required by the Growth Management
Act (GMA). An annual update to the CFP has been prepared by the Finance Department.
The purpose of the capital facilities plan is to identify City capital facilities projects programmed for the
next six years and to identify costs and funding sources associated with those programmed projects. In
this respect the plan is fiscally constrained. Capital facilities plans serve as the basis for sound and
responsible financial planning to meet planned growth. They also serve as the basis for the calculation
and expenditure of impact fees.
Since the time of the Planning Commission's recommendation, some additional changes to the CFP
have been identified. These are outline in the attached memorandum from the Finance Department and
should be included.
PlanninQ Commission Recommendation
Approval.
PCD Committee Recommendation
Approval.
PIT #5 Auburn Comprehensive Plan - Miscellaneous Text Updates
Discussion
The City of Auburn Comprehensive Plan was last updated in 1995 in response to the Washington State
Growth Management Act passed in the early 1990's. Given the passing of almost ten years, the
household and employment targets, US Census data (from 1990) and much of the narrative in the plan
have become outdated.
By way of example, new 20-year housing unit/employment targets and US Census data have since been
assigned to the City and/or have been made available since the time of the Plan's last major update in
the mid-1990's. PIT #5 seeks to incorporate this information into the applicable Comprehensive Plan
elements, with particular emphasis in updating data tables in Chapter 3 (Land Use Element), Chapter 4
(Housing Element) and Chapter 8 (Economic Development Element).
In King County, Auburn has been assigned targets of 5,928 additional housing units by 2022 and 6,079
additional jobs by the same target year (based on the City of Auburn's year 2003 King County City
limits). In the Pierce County portion on the City, the City's target is for 7,950 people (based on the City
of Auburn's year Pierce County City limits as of 2002). This information is now reflected in Chapter 3
(Land Use Element) and replaces the year 2012 targets in the existing plan.
Many other text amendments to the narrative update and reflect events that have occurred since the
past ten years (e.g. completion of Emerald Downs). These text amendments do not reflect policy
changes but are descriptive in nature.
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03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
Some various policy amendments are proposed, most of which are clarifying in nature. In certain
instances, policy amendments address substantive issues. Two key amendments include:
1. Chapter 13 Unincorporated Areas and Annexation
Comprehensive Plan Policy CE-3 outlines the City's current approach to utility service provision
outside of the City limits but within the City's Potential Annexation Area (PAA).
As a condition of receiving City sewer/water service, the City's current policy requires that
properties, not contiguous to the City limits, enter into a development agreement with the City.
The development agreement seeks to ensure that certain City development standards are met
and also requires the property owner to agree to annex at such time the City deems annexation
appropriate. For properties contiguous to the City limits, the current policy requires annexation
as a condition of receiving water/sewer service.
The proposed policy would, with limited exceptions, require annexation as a condition of
receiving City sewer/water service. Exceptions include requests for water/sewer service
involving single-family residences on a pre-existing lot, situations to address a documented
imminent health or safety consideration, or situations where a water/sewer availability
development agreement has previously been approved with the City and is still valid.
Part of the intent of this proposed policy is to ensure that future development in the City's PAA
meet's City standards. The existing process is not entirely satisfactory in ensuring that City
standards are met and increases the costs to the City when the areas are eventually annexed to
the City with substandard infrastructure.
The Planning and Community Development Committee has recommend additional language to
the proposed policy related to joint planning and to the timing of the policy's implementation.
These additional language changes are identified in an attachment to this agenda bill.
2. Chapter 14 Comprehensive Plan Map
The City of Auburn currently has a "Rural" residential Comprehensive Plan designation.
The maximum density of this designation is one unit per four acres. The current
Comprehensive Plan language describes the purpose of the "Rural" Residential plan
designation as being appropriate to protect areas with significant environmental
constraints from urban levels of development and to protect the City's water sources.
A Growth Management Hearings Board decision identified an acceptable urban density
as being a minimum of four units per acre. The decision noted that lower densities are
appropriate when such lower densities are intended to support the protection and
preservation of large, complex high value environmentally sensitive or critical areas.
The language to the "Rural" Comprehensive Plan Map designation has therefore been
amended in Chapter 14 to emphasize its applicability to the protection of the City's
watershed and to areas with severe environmental constraints such as the bluffs along
the river.
Two letters were submitted to the Planning Commission regarding the proposed annexation/utility policy
(October 4, 2004 letter from Elmer Hautala and an October 5, 2004 letter from Dan and Beth Hollis).
The Planning Commission also received verbal testimony from another party generally in opposition to
the proposed annexation/utility service proposal. An October 5, 2004 letter from 1000 Friends of
Washington regarding densities was also submitted to the Planning Commission.
Page 11 of 12
L 1206-2
03.4.3 CPA04-0001
Agenda Subject CPA04-0001 - Annual (Year 2004)
Comprehensive Plan Amendments
Date:
November 30, 2004
PlanninQ Commission Recommendation
Approval. The Planning Commission also noted in its recommendation that the City Council look at how
the Latino/Hispanic classification is presented in the socio-economic tables and determine whether the
tables should be presented in a different fashion.
PCD Committee Recommendation
Approval, except amend the proposed utility/annexation policy (Chapter 13 - Policy CE-3)
to:
a) Reflect that joint planning between the city and respective county would be an
acceptable option to ensure that City standards could be met and to allow for
development in the unincorporated PAA to receive water and/or sewer service from the
City; and,
b) Identify a specific time for implementation of the proposed policy. The PCD Committee
recommended that the policy go into effect January 1, 2005, while still processing those
water/sewer availability certificate applications submitted by December 31, 2004.
CC\CPA04-1
L 1206-2
Page 12 of 12
L 1206-2
03.4.3 CPA04-0001
Memorandum
TO:
FROM:
SUBJECT:
DATE:
Auburn City Council
Planning and Community Development Department
2004 Comprehensive Plan Amendments - Additional text revisions
November 30, 2004
BACKGROUND
Since the time of the Planning Commission's October 2004 public hearing and
recommendation, additional text amendments have been requested or identifiied.
In summary, these additional amendments relate to:
1. CPM #1 - Lakeland Hills South PUD expansion and plan map
amendment. PCD Committee requested proposed plan text
amendment language for consideration that would implement the
applicant's recent proposal to limit development in the north 20 acn~s
of proposed Area 16 to certain housing types.
2. PIT#5 - General Text Updates. Add language to the proposed
utility/annexation policy (as requested by PCD Committee.)
3. PIT #4 - CitY of Auburn Six Year Capital Facilities Plan (CFP). Finance
Department updates to CFP since the Planning Commission
recommendation.
The following describes these additions in more detail.
1. CPM #1 - Lakeland Hills South PUD expansion and plan map
amendment
Since the time of the Planning Commission's recommendation, the applicant fo'r
CPM #1 has proposed a revision to the original proposal (described in more
detail in an email from the applicant (email attached».
While the applicant's overall proposal is still to amend the comprehensive plan
map from "Single Family Residential" to "Moderate Density Residential", the
applicant has proposed to not develop the northerly 20 acres of the Area 16 as
"for rent", "semi-detached" or "attached" housing types. The intent of this is to
provide for a consistent transition of single-family housing types between the
existing Eastpointe and Evergreen single family residential neighborhoods
December 6, 2004 City Council
2004 Comprehensive Plan Amendments1
t--
-'r
(already within the Lakeland Hills South PUD) and new development in Areal 16
(area of the applicant's proposed Lakeland Hills South PUD expansion).
The applicant has also submitted a map showing the general location of the 20
acres that would be subject to this limitation (map attached).
Should the City Council wish to pursue this amended proposal then the
Comprehensive Plan text should be amended to reflect this approach.
Comprehensive Plan Chapter 14, entitled "Comprehensive Plan Map", discusses
special planning areas in the City including the Lakeland Hills South PUD. The
following text amendment to Chapter 14 conveys the intent to apply the proposed
limitation on the northerly twenty acres and recognizes that such limitation will be
implemented as future land use actions (e.g. rezone) are processed
PROPOSED LANGUAGE
"Lakeland Hills South Special Planning Area: The Lakeland Hills South Plan will
initially covered tAe approximately 685 acres owned by The lakeland ComlPany
within Pierce County and contained within the City of Aubum potential
annexation area (urban growth area). The Plan is intended to fllü&t be
consistent with the conditions of approval of the Lakeland Hills South POD
(Pierce County Hearings Examiner Case No. Z15-90/UP9-70) as amended.
The City of Auburn has accepted the Lakeland Hills South PUD as an
approved PUD. This acceptance is implemented in part throuah an
annexation and utilities aGreement between the City and the developer (!f
Lakeland Hills South PUD. The Lakeland Hills South PUD is further
implemented bv the City's zonina code. includinG ACC Chapter 18.76
entitled "Planned Unit Development District - Lakeland Hills South Spec!!.!
Plan Area".
Residential development within the PUD is will ~e primarily single family and
moderate density dwellings with a wide range of lot sizes, including lots smaller
than those I)blFr-9Rtly typicallv allowed (1995) by the City's zoning ordinance for
non-PUD's. The maximum allowable number of residential units provided for
oriGinallv was is 3,408 based upon an overall gross density of 5 units per acre.
High density multifamily units are limited to one area of the PUD '.viii ~B limileå
to approximately 669 units. Twenty acres will are to be used for light commercial
development and significant area will has be.!!! set aside as open space. The
development will-include! a developed 15-acre park, an undeveloped 15-acre
park, two 5-acre parks and a linear park along Lakeland Hills Way. The locati()ns
of the parks are shown on the comprehensive plan map. Changing the location
of any or all of the parks does not constitute a comprehensive plan amendment
provided that the total park acreage does not change and the location is agrE'ed
upon by the City.
Within the Lakeland Hills South Special Plan area only, the permitted density
ranges for the comprehensive plan designations are as follows: Single Family
Residential: 1-6 units per acre; Moderate Density Residential: 2-14 units per
December 6, 2004 City Council
2004 Comprehensive Plan Amendments!
2
....--">
acre; and High Density Residential: 12-19 units per acre. The development ¡swill
occurrina in phases in coordination with the provision of required urban services.
SOR'1e of ti:1e "'ni¡¡bIe as3esls of ti:1is ae\<elef'ffient ar-e inseRsistent ',',1th the-Gi!y's
:~~~::~~:~ zeRi~Q aistrists. 11'1 er~e~ to im3leffieRt a~EI ::i~~i~F96eS&
aevelepmeRt 'JIlthlR the Lakslana Sf'sslal Pia A .'\r-ea, It ay a¡y-tG
aao3t a 3laAAea ",nit aevelo3ffient orainaAGe.
In 2004. the develoDer of Lakeland Hills South PUD reauested an expa.!!!Ï2!!
to the Lakeland Hills South PUD boundaries involvina several parcels
totalina approximatelv 77 acres - bringing the total PUD acreage to
approximatelv 762 acres. The proposal designated these additional parcels
as "Moderate Density Residential" ffrom "Single Familv Residential"l with
the obiective of increasina the total number of units allowed in the PUD
from 3.408 to 3.658.
In considerina expansion to the PUD. the City established provisions and
conditions to be followed during subseauent review of land use ací!2!!!
affecting the PUD expansion area. These include:
1. Expansion of the Lakeland Hills South PUD boundary and the
amendment to a "Moderate Density Residential" comprehensive
plan designation ffrom "Sinale Familv Residential") for Area 16
shall expire and revert back to a "Single Familv Residential"
Comprehensive Plan designation if the applicant failLjQ
complete a rezone as reauired bv ACC Section 18.76.170fC) to
extend the exterior boundaries of the PUD prior to December 1.
2005.
This condition shall not applv if the applicant has made a aood
faith effort to execute the rezone and a delav is associated with
elements other than the applicant's delav in filing for a rezone in
a timelv manner.
2. The rezone and any related applications shall demonstrate that
the northernmost approximatelv 20-acres of Area 16 adiacent to
and contiguous with the Lakeland Hills South PUD
neighborhoods of Evergreen and EastPOinte shall not be
developed as "for rent". "semi-detached" or "attached" houslna
products so that the existing single familv residential character 'u'
can transition to the subiect parcels. Development within ~
northerlv 20 acres shall be restricted to utilizing the development
standards no more Intense than "Single Familv Detached fSFD)"
provisions of ACC Chapter 18.76."
2. PIT#5 Utility/Annexation Policy (Chapter 13 - Revisions PoliÇï
CE-3)
The Planning Commission recommended approval of amendments to Policy CE-
3 related to annexation/city utility service. Since the time of the Planning
December 6, 2004 City Council
2004 Comprehensive Plan Amendments.
3
Commission recommendation, the Planning and Community Development (PCD)
Committee recommended additional revisions to the proposed policy to:
a) Reflect that joint planning between the city and respective county
would be an acceptable option to ensure that City standards could be met
and to allow for development in the unincorporated PAA to receive water
and/or sewer service from the City; and,
b) Identify a specific time for the proposed policy's implementation. The
PCD Committee recommended that the policy go into effect January 'I,
2005, while still processing those water/sewer availability certificate
applications submitted by December 31, 2004.
Therefore, additional language to the proposed policy (bold/underline reflects
additional amendments) has been recommended by the PCD Committee to
address these considerations.
'CE-3 Until such time a ioint planning agreement between the City and
respective county is in effect that provides for development In the
unincorporated Potential Annexation Areas /PAA) to meet City standar!!!.
,!!Annexation shall be required as a condition of the City's provision of sewer
and/or water utility service to properties within the Potential Annexation Area.
Exceptions to this involve requests for water andlor sewer service for the
following:
a. Single family residences on pre-existing lots;
b. To address a documented imminent health or safety consideration;
or,
c. To development where a water/sewer availability development
agreement has previously been approved with the city and is still
valid.
In situations where an exception applies, the City of Aubum shall require the
property owner to enter into a legally binding, non-remonstrance pre-annexation
agreement with the City. The agreement shall provide for the property owners
support for annexation to the City at such time as the City deems annexation
appropriate. In these instances, the following conditions shall also apply:
a. The property ownerldeveloper shall agree to comply with appropriate City
development standards and public facility specifications where such
requirements are not superseded by applicable County requirements (in the
event of significant conflict between City and County requirements, the City may
choose to not extend utility service). Any facilities to be dedicated to the City of
Auburn upon completion (e.g. sewer and water lines and appurtenances) shall be
built in accordance with City design and construction standards; and
The property owner/developer shall allow City plan review prior to construction,
and inspection during construction of all public improvements as they are built,
December 6, 2004 City Council 4
2004 Comprehensive Plan Amendmentsl
t--
regardless of the ownership of such improvements, and shall reimburse the City
for any reasonable costs incurred in such plan review and inspection.
This Dolicy shall ao into effect January 1. 2005: Droyided that. the City will
Drocess those water/sewer availability certificate aDDlications receiyedJrl
December 31.2004 under the Drior Dolicy that reauires a develoDmentand
Dre-annexation aareement aDDroved bv the City Council.
CE-3A The City shall seek interlocal agreements with the adjacent sewer
purveyors that provide sewer service to developers inside of Auburn's PAA to
obtain an Aubum Pre-Annexation Agreement prior to issuing a Sewer Certificate
of Availability."
3. PIT #4 City of Auburn Six-Year CFP
The City of Auburn Finance Department has, in coordination with other
Departments, updated the City of Auburn Six Year Capital Facilities Plan (CFP)
to address the 2005-2010 time frame. The Planning Commission recommended
approval of the Six Year CFP.
Since the time of the Planning Commission's recommendation, certain additic)nal
changes have been made to the 2005-2010 Six Year CFP. The attached
memorandum from the Finance Department identifies these recent changes.
CFP changes that affect year 2005 programming are consistent with the City"s
proposed 2005 budget.
December 6, 2004 City Council
2004 Comprehensive Plan Amendment&
5
<~
- -,-
Page I of I
David Osaki
From: Christopher M. Huss [CMH@tucciandsons.com]
Sent: Monday, November 08, 20049:56 AM
To: ssinger@auburnwa.gov
Cc: David Osaki; plewis@auburnwa.gov; PKrauss@ci.aubum.wa.us
Subject: Lakeland Hills South Comp Plan Map Amendment
Dear Chairperson Singer,
In response to the concerns and comments expressed by the Planning Commissioners and Lakeland residents,
we have taken another look at our Comp Plan Map Amendment request and propose to modify !md clarify the
proposal in keeping with the attached proposed "conditions'. Our objective is to provide a reasonable "buffer" of
single family detached housing adjacent to the existing Lakeland Evergreen and Eastpointe neighborhoods and to
provide absolute clarification that no high density "apartments' will be buitt within the entirety of Areas 7 and 16.
Because we are not at the stage where we can draw exact neighborhood lines, the conditions speak in terms of
"approximately" 20 acres rather being shown with a bright line on the map. The Planning and CClmmunity
Development Department, City Hearing Examiner and City Council will all have additional opportunities to review
and approve more specific plans in the future as they are developed. In the end we are confident that working
together with the City we will continue the development of Lakeland as a top-notch Master Plann'ed Community
consistent with Growth Management principles and, at the same time, aid the City in achieving its urban growth
objectives.
I would be delighted to answer any questions you or any other member of the PCDC Committee might have and I
will be present at the meeting this evening for that purpose. For your information, we have also s,cheduled a
meeting with interested Lakeland residents for this Wednesday evening at 7:00 p.m. at the Lakeh3nd Community
Center to discuss the proposal and answer questions. You or any other City official or staff are more than
welcome to attend. Thank you for your consideration.
Evergreen Tucci Partners
Chris Huss
Christopher M. Huss
Corporate Counsel
Tucci & Sons, Inc.
4224 Waller Road
Tacoma, WA 98443
Phone: (253)922-6676
Fax: (253)922-2676
t-->
11/30/2004
Findings
1. The city seeks to allow land development in its UGA, but in doing so, also seeks
to protect the value and character of the Lakeland Hills South Planned Ur~t
Development's existing single-family residential lots adjacent to subject parcels.
2. The city fmds that high-density residential development ("for rent" dwelling
units) is inconsistent with the intent of the Comprehensive Plan for the subject
parcels lying north of Lake Tapps Parkway East and potentially detrimen1al to the
character of those existing single-family residential neighborhoods developed
under the Lakeland Hills South Planned Unit Development that abut the subject
parcels.
3. The city finds that the natural constraints of the area are consistent with the type
ofland envisioned by the Comprehensive Plan's policies intended to utilize
flexible or innovative design standards and criteria, such as Planned Unit
Development regulations.
4. The existing single-family residential subdivisions in the Lakeland Hills South
Planned Unit Development have been designed and constructed under the
"Moderate Density Residential" Comprehensive Plan land use designation.
5. The applicant intends to file a rezone in accordance with the direction of Auburn
City Code 18.76.170(C) to extend the external boundaries of the PUD and amend
the Official Map of the Lakeland Hills South Planned Unit Development to
include the parcels under this request.
CPM # 1 is approved to subject to the following conditions
1. The proposed Comprehensive Plan Land Use Map amendment identified as
"CPM #1" shall become invalid and revert to the "single family residential"
designation if the applicant fails to complete a rezone to extend the external
boundaries of the Lakeland Hills South Planned Unit Development (PUD) to
subject parcels in accordance with the provision and intent of Auburn City Code
1 8.76.1 70(C) prior to December 1,2005. The city shall not invoke this condition
if the applicant has made a good faith effort to execute said rezone and delay can
be attributable to elements other than the applicant's failure to initiate said request
in a timely manner.
t--
2. The rezone application shall demonstrate that the northernmost approximately 20-
acres adjacent to and contiguous with the existing Lakeland Hills neighborhoods
of "Evergreen" and "Eastpointe" shall not be developed as "for rent", "semi-
detached" or "attached" housing products such that the continuation of the
existing single family residential character can be extended into the subject
parcels. In addition, development within this portion of the request shall be
restricted to utilizing the development standards no more intense than the "'Single
Family Detached-Five (SFD-5)" provisions provided for in the Lakeland Hills
South POD Ordinance
PROPOSED COMPREHENSIVE PLAN MAP AMENDMENT
-;-;
I
,
RECEMD
NOV 3 0 2004
PLANNING EPARTMENI
I f -- ,..
SCALE: t· = 400'
CPM # 1
. fZ PROPOSED ClWlOI! AJŒ.\
I
<.-
< *~^ ~",
Afmc. rr:..O.F·<SttN·~.·0:.' . .<¥ / "
;.þ . ,. " . . .
#' .-
,;/4'"" WASHINGTON
Peter B. Lewis, Mayor
25 west Main Street * Aubum WA 98001-4998 * www.cl.clUbum.wa.us * 253-931-3000
To:
From:
City Council
Lanny Petitjean, Capital Asset/Grant Accountant
CC:
Mayor Lewis
Shelley Coleman, Finance Director
Dawna Truman, Financial Planning Manager
Dave Osaki, Community Development Administrator
Date:
November 29, 2004
Subject:
Updates to Preliminary Capital Facilities Plan 2005 - 2010
Enclosed for your review are two schedules recapping the project changes to the
Preliminary Capital Facilities Plan you originally received.
If you have questions, please contact me at 288-3133. Thank you.
.-..
ATTRTTn ~ * MOIH TH A N VOl! 1M AGINFD
I PROJECT CHANGES BETWEEN PRELIMINARY VERSION AND FINAL VERSION OF CFP I
-,
Cemeterv 505 000 505 000 -
Communitv Center 3,400,000 3400,000 -
Community Improvement 4,149,500 3,750,000 399,500 A
Fire Proiection 250,000 250,000 -
General Municipal Buildings 20,620,000 20,630,487 (10,487 Š--
Golf Course 3,290,000 3,290,000 -
Parks and Recreation 5,570,000 5,570,000 ,-
-
Sewer 16,017,000 16,017.000 -
Stonn Drainage 5,287,000 5,287,000 -
Transportation 91,433,500 82,633,500 !I,800,000 C
Water 14.033,000 12,733,000 1,300,000 D
TOTAL 165,145,000 154,655,987 10,489,013
Explanation for Changes:
A
Justice Center ParkinQ 350,000 300,000 50,000
Traffic Safety Imorovements 67 500 - 67,500
Tenninal Park Non-Motorized 207,000 . - 207 000
School Zone FlashinQ Beacons 75 000 - 75,000
Total 699,500 300,000 399,500
B
City Hall Plaza Restoration 170 000 180487 (10487
Total 170.000 180 487 (104871
C
Local Street Improvement ProQram 8,800,000 - 8 800,000
Total 8 800 000
D
East Vallev Hiahwav Pioeline 1 300 000 - 1.300 000
fC_.'-'
FINANCING CHANGES BETWEEN PRELIMINARY VERSION AND FINAL VERSION OF CFP
Airport 206.500 206,500
Parks 2,270,000 2,270,1000
Community Improvements 150,000 150,000
Trans rtation 52 689 400 52189400 500 000
User Fees Airport 383,500 383,1;00
Cemeteoy 505,000 505,000
Golf Course 165,000 165,000
Sanitaoy Sewer 8,260.200 7,967,000 293,200
Storm Drainage 5,287,000 5,287,000
Water 11 633 000 11633000
rterial Street Fund Trans rtation 5 488 600 5 488 ¡¡OO
G.O. Bonds Community Center 3,200,000 3,200,000
Golf Course 3,125,000 3,125,000
General Munici I Buildin s 9 250 000 9 250 000
General Funds Community Center 200.000 200,000
Community Improvements 3,999,500 3,750,000 249,500
Fire 250,000 250,0100
General Municipal Buildings 5,670,000 5,680,487 (10,487)
Parks 1 715000 1 565 000 150 000
local Street 1m rovement Fund Trans rtation 8 800 000 8 800 000
Public Works Trust Fund Sanitaoy Sewer 2,156,800 2,450.000 (293,200)
Transportation 2,081,000 2,081,000
Water 1100000 1100000
Muckleshoot Indian Tribe Sanitaoy Sewer 5,600.000 5,600,000
Trans rtation 125000 125000
Mitigation/Impact Fees General Municipal Buildings 700,000 700,000
Trans rtation 1 444 800 1.444,800
REET Parks 1,200,000 1,350,0100 (150,000)
General Municipal Buildings 5,000,000 5,000,0100
Trans rtation 3123100 31231100
Developer/Private Contributions Parks 385,000 385,000
Water 1.300,000 1,300,000
Trans rtation 1 300 000 1 300 000
Other Trans rtation 16381 600 19087600 2 706 000
Total 165,145,000 154,665,987 10,489,013
!'--'"