HomeMy WebLinkAboutITEM VIII-A-4CITY OF ~-
.~1V ~ V I~.lr AGENDA BILL APPROVAL FORM
WASHINGTON
Agenda Subject: Ordinance 6115: Major Amendment to the Lakeland Date:
Hills South Planned Unit Develo ment Final Develo ment Plan Au ust 16, 2007
Department: Planning, Attachments: Please refer to Exhibit Budget Impact: NA
Buildin & Communit List
Administrative Recommendation:
The Hearing Examiner recommends the City Council approve the requested amendments to the Final
Development Plan based upon the Findings of Fact, Conclusions and Conditions as noted.
The Council may either approve, modify, deny or remand the recommendation to the Hearing Examiner.
Background Summary:
OWNER/APPLICANT: Jeffrey Mann, Apex Engineering, for Evergreen Tucci Partners
REQUEST: Major Amendment to the Lakeland Hills South Planned Unit Development
Final Development Plan
LOCATION: The Lakeland Hills South PUD is located south of the King/Pierce County
boundary, extending from generally North Lake Tapps Highway on the
east to the western bluff overlooking the East Valley Highway, and south to
southern city limits (south of Lake Tapps Parkway).
EXISTING ZONING: Planned Unit Development District -Lakeland Hills South Special Plan
Area
EXISTING LAND USE: Existing PUD and vacant lands yet to be developed; all proposed changes
affect only undeveloped lands.
COMPREHENSIVE PLAN
DESIGNATION: Medium Density Residential (Lakeland Hills South Special Plan Area)
SEPA STATUS: A SEPA addendum to original EIS prepared for the Lakeland Hills project
was issued on July 9, 2007.
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eviewe y ounce ommittees: Re viewe y epartme nts ivisions:
Arts Commission COUNCIL COMMITTEES: Building M&O
Airport Finance ', Cemetery Mayor
Hearing Examiner Municipal Serv. ' Finance Parks
Human Services Planning & CD ~ Fire Planning
Park Board Public Works
O
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Action:
Committee Approval: Yes No
Council Approval: Yes No Call for Public Hearing _/_/
Referred to Until / /
Tabled Until-- % T
Councilmember: Norman Staff: Osaki
Meetin Date: Au ust 20, 2007 Item Number: VIII.A.4
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Agenda Subject: MIS06-0011, Major Amendment to Lakeland Hills Date:
South Planned Unit Development Final Development Plan August 16, 2007
EXHIBIT LIST
Exhibit 1 Staff Report to Hearing Examiner
Exhibit 2 Letter of January 19, 2007 from Jeff Mann, Apex Engineering, w/attached "Lakeland
Master Planned Community Major Amendment" statement dated 12/5/06
Exhibit 3 Final Development Plan Major Amendment map exhibit received 10/31/06 (not included)
Exhibit 4 Letter of May 29, 2007 from Steve Pilcher, Development Services Coordinator, to Jeff
Mann, Apex Engineering re: staff comments on proposal
Exhibit 5 Letter of June 12, 2007 from Jeff Mann, Apex Engineering to Steve Pilcher, Development
Services Coordinator, responding to staff comments
Exhibit 6 SEPA Addendum
Exhibit 7 Master Plan Amendment exhibit dated 7/11/07
Exhibit 8 Affidavit of publication of public notice (not included)
Exhibit 9 Hearing Examiner decision dated August 1, 2007
(exhibits not included are available for review in the official file, maintained in the offices of the
Planning, Building and Community Department)
Page 2 of 2
ORDINANCE NO. 6 1 1 5
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF AUBURN, WASHINGTON, APPROVING A
MAJOR AMENDMENT TO THE LAKELAND HILLS
SOUTH PLANNED UNIT DEVELOPMENT FINAL
DEVELOPMENT PLAN
WHEREAS, the City of Auburn has received an application from Apex
Engineering on behalf of Evergreen-Tucci Partners to amend the Final
Development Plan for the Lakeland Hills South Planned Unit Development; and
WHEREAS, on July 18, 2007, the Hearing Examiner conducted a duly ,
noticed public hearing on the matter and on August 1, 2007, issued a decision
recommending the City Council approve the major amendment, subject to
conditions; and,
WHEREAS, final approval is appropriate for City Council action; and
WHEREAS, based on the review given this matter by the Hearing
Examiner, the City Council hereby makes and enters the following:
FINDINGS OF FACT
1. Site/Proposal Description.
A. Background. The applicants request a "Major Amendment" to the
Lakeland Hills South Planned Unit Development Final Development Plan
("Development Plan"). A Major Amendment is subject to the review process of
Chapter 18.76 ACC. The application qualifies as a major amendment because it
involves a change in the number of dwelling units for some of the planning areas
by more than 10%. The Development Plan is essentially a conceptual site plan
for the 765-acre Lakeland Hills South Planned Unit Development (PUD) that
specifies land uses (for each planning area) and general infrastructure. The
Development Plan sets a limit for the number of dwelling units allowed within
each planning area designated for residential development. The total number of
dwelling units for the entire PUD is capped at 3,408 units.
The Development Plan is not the last step in the development review process.
The Development Plan is conceptual and does not authorize specific
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Ordinance No. 6115
August 14, 2007
Page 1
subdivisions or site plan design. These are addressed at subsequent preliminary
plat or site plan applications. A proposed preliminary plat for one of the planning
areas subject to this application (for Area 9) is being processed concurrently with
this application.
The EIS requires phased environmental review for the PUD. This means that
environmental impacts are addressed and mitigated at each step of the
development review process. For the requested amendments, aone-page EIS
addendum was issued. In this addendum, the SEPA-responsible official
determined that no further environmental review or mitigation was necessary for
the requested amendments.
B. Requested Amendment. The proposed amendments are all
incorporated into the Final Development Plan admitted as Exhibit 7. The
amendments do not change the total number of dwelling units allowed for the
Development Plan but only seek to redistribute them. The amendments
incorporated into Exhibit 7 are summarized as follows:
(1) Increase number of dwelling units allowed in Area 7 from 80 to 210.
(2) Increase number of dwelling units allowed in Area 9 from 7 to 9.
(3) Decrease the number of dwelling units allowed in Area 16 from 683
to 511.
(4) Add planned collector roadways and road connections and existing
infrastructure and development.
(5) Designate three subareas within Area 7 for public use or open
space. No dwelling units will be allowed in these areas.
2. Characteristics of the Area. The staff report does not identify
surrounding land uses. The most significant changes involved in the Major
Amendment are located in Areas 7 and 16, located in the southeast portion of the
PUD. The area surrounding Areas 7 and 16 within the City of Auburn appear to
be zoned single-family and moderate density residential. Wetlands also border
Area 7 to the west.
3. Adverse Impacts. Since the total number of dwelling units will not
be changed by the amendments, it is unlikely that the amendments will create
any significant adverse impacts. Notably, the density will be shifted from the
perimeter of Area 7 to Subarea 7A. This will result in the buffering of
development within Area 7 buffered from exterior land uses by open space and
public use tracts in Areas 7A, 7B and 7C. Area 16, which is also located on the
perimeter of the PUD, will also have its density reduced. As testified by staff
during the hearing, this redistribution in density will not result in any changes to
the infrastructure generally approved in the Development Plan.
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Ordinance No. 6115
August 14, 2007
Page 2
4. Adequacy of Infrastructure and Public Services. As previously
noted, the Development Plan will be subject to further review through subdivision
and/or site plan applications. At that time the specific infrastructure needs for
specific development will be assessed. During Development Plan review the
adequacy of infrastructure is assessed at a more general level with the focus
upon ensuring that infrastructure can be generally provided and that it is
coordinated in an efficient manner on a PUD-wide basis. The conditions of
approval address the timing of infrastructure improvements in order to ensure
this coordinated development. As noted previously, staff testified that the density
redistribution proposed in the subject amendments will not necessitate any
changes to the PUD-wide infrastructure systems. Staff also verified that from an
engineering standpoint the change in density could be served by sewer and
stormwater systems. Staff also concluded that the amendments could be served
by water as well. As conditioned by staff, the amendments will include adequate
infrastructure and public services.
CONCLUSIONS OF LAW
1. Zonin_ Designation. Planned Unit Development District -- Lakeland
Hills South Special Plan Area. Areas 7, 9, and 16 are also all designated
Moderate Family Residential.
2. Review Criteria and Application. ACC 18.76.170 requires a property
owner to apply for a Major Amendment if the owner seeks to change the number
of dwelling units allowed in any planning area within a planned unit development
by more than 10%. As noted in the Findings of Fact, the subject amendments
propose more than a 10% change in Areas 7, 9, and 16. ACC 18.76.140
governs the criteria for Major Amendments. Relevant criteria are quoted below
with corresponding conclusions of law.
ACC 18.76.140(A): Adequate provisions are made for the public health, safety
and general welfare and for open spaces, drainage ways, streets, alleys, other
public ways, water supplies, sanitary wastes, parks, playgrounds, or sites for
schools.
3. As identified above in Finding of Fact No. 6, the project is served by
adequate infrastructure. As noted in Finding of Fact No. 5, the project should not
create any significant adverse impacts as conditioned. For these reasons the
criterion above is satisfied.
ACC 18.76.140(6): The proposed Major Amendment to the PUD is in
accordance with the goals, policies and objectives of the Comprehensive Plan.
4. Staff has concluded that the future collector road dividing Areas 7A and 16
(as depicted in Exhibit 7) and other traffic-related conditions are consistent with
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Ordinance No. 6115
August 14, 2007
Page 3
the Transportation Element of the Auburn Comprehensive Plan. The proposed
densities are also consistent with the Comprehensive Plan Medium Density
Residential designation for the PUD.
ACC 18.76.140(C): The Major Amendment is consistent with the purpose of this
chapter, ACC 18.76.010, provides for the public benefits required of the
development of PUDs and does not result in only increasing the number of units
that would otherwise be attained through a development using the existing
zoning and subdivision standards.
ACC 18.76.010 provides as follows:
ACC 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 to Ordinance No. 5092 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 district also
allows for a greater range of residential development scenarios,
provides for internal transfers of density, and may result in more
dwelling units than may be realized by using the existing
development 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.
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Ordinance No. 6115
August 14, 2007
Page 4
B. Pedestrian-Oriented 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 Comprehensive Plan. Provide
development that is consistent with the goals and policies of the
comprehensive plan. PUDs 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
nonmotorized plan.
G. Affordable Housing. Provide affordable housing options in
accordance with Auburn's comprehensive plan.
5. The amendments create a net increase in public benefit by the dedication
of a significant amount of additional open space in Area 7. This in turn creates
greater consistency with ACC 18.76.010(A), which encourages the preservation
of open space. See above. Greater consistency is also achieved by the
designation of major street connections in Areas 7 and 16, because this
promotes effective and efficient use of public facilities as encouraged by ACC
18.76.010(C). Beyond this, the other amendments are fairly neutral in their
impact on consistency with ACC 18.76.010. As noted previously, there is no
increase in the number of dwelling units and no adverse impacts associated with
the reallocation of dwelling units amongst planning areas.
ACC 18.76.140(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.
6. As noted previously, the amendments are consistent with the Auburn
Comprehensive Plan, including the transportation element and the land use
designations. The amendment is also consistent with the Development Plan,
because the conditions of approval assure proper timing of infrastructure
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Ordinance No. 6115
August 14, 2007
Page 5
improvements to assure coordinated infrastructure development on a PUD-wide
basis, and the dedication of additional open space increases the overall public
benefit of the PUD.
ACC 18.76.140(E): The approval of the Major Amendment will have no
more adverse impact upon the surrounding area than the approved Lakeland
Hills South PUD as shown on the Official Lakeland Plan Map.
7. The amendments result in the redirection of density towards the interior of
the PUD (Area 7A) while also providing for open space designations on the
perimeter of the PUD (in Areas 7C and 7D). This creates a net benefit to
adjoining uses. There are no adverse impacts to adjoining uses discernable from
the record.
NOW THEREFORE, Based on the foregoing Findings of Fact and
Conclusions, THE CITY COUNCIL OF THE CITY OF AUBURN, WASHINGTON,
DO ORDAIN as follows:
Section 1. Approval. The requested Major Amendment to the Lakeland
Hills South Planned Unit Development Final Development Plan, is hereby
approved, subject to the following conditions:
1. Future developments within the PUD shall require individual
environmental (SEPA) review and project conditioning, through the
appropriate mechanism for the type of development proposed (i.e.,
preliminary and final plat approval for subdivisions or binding site plan
approval for no-plat projects). This requirement shall not apply to site
grading activities already under review for Areas 7A, 16B, 16C and 16D.
2. Area 7B shall be designated as "Parks/Public Use" and Areas 7C and 7D
shall be designated as "Open Space." Any desired change from that use
category shall require a subsequent amendment to the Final
Development Plan and potentially, additional environmental review.
3. As part of the review of development permits for Planning Area 7A and
Planning Area 16D, the applicant shall demonstrate the following to the
satisfaction of the City Engineer:
• All storm water runoff from public areas shall be conveyed to an
approved public storm facility, preferably the existing storm pond
located to the west of the project areas.
• All storm water from private surfaces must be collected, conveyed
and treated in accordance with the City's Design and Construction
standards.
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Ordinance No. 6115
August 14, 2007
Page 6
• In the event any storm water within Planning Area 16D results from
public surfaces, a public storm water facility shall be designed,
developed and dedicated to the City of Auburn.
4. Prior to the issuance of any building permit for Planning Areas 7A, 16C or
16D, adequate right-of-way shall be dedicated at the intersection location
on Sumner-Tapps Highway to allow for installation of a traffic signal,
which shall be constructed by the project developer prior to the
cumulative 251st dwelling unit constructed within any or all of these
planning areas. This intersection shall be designed to serve as the
principal access point for these three planning areas.
5. Prior to occupancy of any structures within Planning Areas 7A, a public
collector road shall be constructed and dedicated to the City from the
intersection noted in Condition #4 above to the northern boundary of
Planning Area 16D. Prior to the occupancy of any structures within
Planning Area 16D, the road shall be extended south to the Williams
(Northwest) pipeline, terminate in a temporary cul-de-sac, and
subsequently be dedicated to the City. No building construction shall be
allowed within Area 16D until the roadway is constructed to its .northern
boundary.
6. Planning Area 16C shall be allowed one access point to the existing
public roadway system, on Sumner-Tapps Highway at its intersection with
the new collector roadway. This access point shall be constructed as a
boulevard design. In addition, an emergency only access point onto
Sumner-Tapps Highway will also be required.
7. The intersection with Sumner-Tapps Highway of the collector roadway
serving Planning Areas 7A and 16D shall be constructed as a boulevard
design to ensure proper alignment with Planning Area 16C access. In
addition, two emergency only access points will be required, one located
west and one located east of the collector road's intersection with
Sumner-Tapps Highway.
8. The applicant shall install street trees and aCity-approved street .lighting
system to complete the previously constructed frontage improvements
along Sumner Tapps Highway East from Station 30+00 to Station 45+40
as depicted on the Sumner Tapps Highway East Extension plans
prepared by CH2M Hill for Pierce County, dated December 29, 1998.
Section 2. Constitutionality or Invalidity. If any section, subsection
clause or phase of this Ordinance is for any reason held to be invalid or
unconstitutional such invalidity unconstitutionality shall not affect the validity or
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Ordinance No. 6115
August 14, 2007
Page 7
constitutionality of the remaining portions of this Ordinance, as it is being hereby
expressly declared that this Ordinance and each section, subsection, sentence,
clause and phrase hereof would have been prepared, proposed adopted and
approved and ratified irrespective of the fact that nay one or more section,
subsection, sentence, clause or phase be declared invalid or unconstitutional.
Section 3. Recordation. Upon the passage, approval and publication
of this Ordinance as provided by law, the City Clerk of the City of Auburn shall
cause this Ordinance to be recorded in the office of the Pierce County Auditor.
Section 4. Implementation. The Mayor is hereby authorized to
implement such administrative procedures as may be necessary to carry out the
directives of this legislation.
Section 5 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.
INTRODUCED:
PASSED:
APPROVED:
PETER B. LEWIS
MAYOR
ATTEST:
Danielle E. Daskam,
City Clerk
APPR ~ AS FORM:
D iel B. Heid
City Attorney
Published:
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Ordinance No. 6115
August 14, 2007
Page 8
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AGENDA BILL APPROVAL FORM
Agenda Subject MIS06-0011 Major Amendment to the Lakeland Hills Date:
South Planned Unit Development Final Development Plan 7/18/2007
Department: Planning Attachments: Please refer to Exhibit Budget Impact: NA
List
Administrative Recommendation:
Staff recommends the Hearing Examiner recommend the City Council approve the requested
amendments to the Final Development Plan based upon the Findings of Fact, Conclusions and
Conditions as noted.
Background Summary:
OWNER/APPLICANT: Jeffrey Mann, Apex Engineering, for Evergreen Tucci Partners
REQUEST: Major Amendment to the Lakeland Hills South Planned Unit Development
Final Development Plan
LOCATION: The Lakeland Hills South PUD is located south of the King/Pierce County
boundary, extending from generally North Lake Tapps Highway on the
east to the western bluff overlooking the East Valley Highway, and south to
southern city limits (south of Lake Tapps Parkway).
EXISTING ZONING: Planned Unit Development District- Lakeland Hills South Special Plan
Area
EXISTING LAND USE: Existing PUD and vacant lands yet to be developed; all proposed changes
affect only undeveloped lands.
COMPREHENSIVE PLAN
DESIGNATION: Medium Density Residential (Lakeland Hills South Special Plan Area)
SEPA STATUS: A SEPA addendum to original EIS prepared for the Lakeland Hills project
was issued on July 9, 2007.
e viewed by ounce ommittees: Re viewed y epartme nt s ivisions:
Arts Commission COUNCIL COMMITTE S: Building M&O
Airport Finance Cemetery Mayor
Hearing Examiner Municipal Serv. Finance Parks
Human Services Planning & CD Fire Planning
Park Board Public Works Legal Police
Planning Comm. Other Public Works Human Resources
Action:
Committee Approval:
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Councilmember: Norman Staff: Pitcher
Meetin Date: Jul 18, 2007 Item Number:
~j,J$~(J ~ MORE THAN YOU IMAGINED
Agenda Subject MIS06-0011, Major Amendment to Lakeland Hills Date:
South Planned Unit Development Final Development Plan 7/18/2007
EXHIBIT LIST
Exhibit 1 Staff Report
Exhibit 2 Letter of January 19, 2007 from Jeff Mann, Apex Engineering, w/attached "Lakeland
Master Planned Community Major Amendment" statement dated 12/5/06
Exhibit 3 Final Development Plan Major Amendment map exhibit received 10/31/06
Exhibit 4 Letter of May 29, 2007 from Steve Pilcher, Development Services Coordinator, to Jeff
Mann, Apex Engineering re: staff comments on proposal
Exhibit 5 Letter of June 12, 2007 from Jeff Mann, Apex Engineering to Steve Pilcher, Development
Services Coordinator, responding to staff comments
Exhibit 6 SEPA Addendum
Exhibit 7 Master Plan Amendment exhibit dated 7/11/07
Exhibit 8 Affidavit of publication of public notice
FINDINGS OF FACT:
Jeff Mann, Apex Engineering, on behalf of Evergreen Tucci Partners (ETP), has requested a
Major Amendment to the Lakeland Hills South Planned Unit Development. The request will
authorize the reallocation of units within the Planning Areas 7, 9 and 16 from what was depicted
in the last approved plan of 2006. Since these units allocations will result in adjustments of
greater than 10% for two of the affected planning areas, the request must be processed as a
Major Amendment to the PUD per 18.76.170.
2. The 2006 amendments consisted of the following:
a. Amendment #1 -Delete School Site S-2 (8 acres) and add to Area 7 (Residential, 2-14
du/ac). The school district is no longer interested in this site.
b. Amendment #2 -Change of Area 7 from Single Family Residential to Moderate Density
Residential, 2-14 du/ac.
c. Amendment #3 -Change Area 8 from Single Family Residential to Moderate Density
Residential, 2-14 du/ac.
d. Amendment #4 -Change Area 9 from Single Family Residential to Moderate Density
Residential, 2-14 du/ac.
e. Amendment #5 -Revise the Land Use Table to reflect the map changes.
f. Amendment #6 -Designate Area 16 as Moderate Density Residential, 2-14 du/ac.
3. The Major Amendment will also result in three sub-areas within Planning Area 7 being placed into
a "non-residential" status. These properties, currently owned by Polygon Northwest (a major
landowner of undeveloped properties within Lakeland South) present difficulties for future
development from a utilities perspective and could potentially be acquired by the City of Auburn
for public use or placed into an open space category.
4. The existing, approved Final Development Plan authorizes 80 units within the boundary of
Planning Area 7, a 35.2 acre area designated as "Moderate Density Residential" by the City's
Comprehensive Plan and similarly designated for development at 2-14 units per acre on the
development plan. The amendment seeks to adjust the number of units within this area to 210.
5. The amendment also seeks to allocate two additional dwelling units to Planning Area 9, to allow
fora 7 lot subdivision, currently on file with the City and scheduled for hearing on the same date
as this request.
Page 2 of 6
Agenda Subject MIS06-0011, Major Amendment to Lakeland Hills Date:
South Planned Unit Development Final Development Plan 7/18/2007
6. In order to not exceed the overall authorized number of dwelling units for the Lakeland Hills South
PUD of 3,408, the request will also result in the reduction of allowable units within Planning Area
16 from 683 to 511 units.
7. Also, the Final Development Plan is being amended to reflect existing roadways and
developments that have been or are currently under construction, plus new collector roadways
that will be constructed in the future as the remaining area develops.
8. In 2004, the Lakeland Hills South PUD was expanded by approximately 77 acres, which
encompasses the majority of lands affected by the current proposal. During the 2004 annual
Comprehensive Plan amendment cycle, the applicant sought and was granted an amendment to
the Comprehensive Plan Map to change the designation from Single Family Residential to
Medium Density Residential (Lakeland Hills Special Plan Area) for the majority of the expanded
PUD. In the 2005 amendment cycle, two smaller properties totaling a little over 3 acre in size
were added to the PUD and designated as Medium Density Residential.
The Lakeland Hills Development began in the early 1990s and has been steadily building out
since that time. The original boundaries of the PUD were anticipated to accommodate 3408
dwelling units, with road and utility infrastructure improvements being sized appropriately.
However, the project was developed at lesser densities such that the 3408 units could not be
accommodated within the initial PUD boundaries. The applicant has previously agreed that even
though the area of the PUD has expanded, the total unit count will not exceed the 3408 dwelling
units initially approved for the overall project.
10. The Planned Unit Development (PUD) -Lakeland Hills South Special Plan Area is intended to be
consistent with the conditions of approval of the Lakeland Hills South PDD (Pierce County
Hearing Examiner Case No. Z15-90/UP9-70). The City of Auburn has accepted the project as an
approved PUD. See ACC 18.76.010.
Transportation related findings
11. A primary point of access from Planning Areas 7A, 16C and 16D onto Sumner-Tapps Highway is
depicted on the Final Development Plan. The combined traffic to be generated from these areas
and that will use the proposed site access to Sumner-Tapps Highway will meet warrants to
require a traffic signal at this location. This will occur before complete build-out of these areas and
is estimated to occur by the time 250 dwelling units of development are occupied and using this
point of access.
12. The Comprehensive Transportation Plan Figure 2-1 indicates that a public residential collector
road should be developed through Planning Areas 7A, 16D and 7B, from Sumner-Tapps Highway
on the north to the intersection of Sumner-Tapps Highway and 16~h St. E (Pierce County road).
13. Comprehensive Transportation Plan Policy TR66 provides guidance for how "the local street
network shall be developed to maximize the efficiency of the transportation network in residential
areas and minimize through traffic in neighborhoods." The policy provides specific standards
regarding when additional access should be provided. Proposed dwelling unit counts in Planning
Areas 7A, 16C and 16D indicate that each area will require a second general access point onto a
collector road.
14. Temporary turnarounds (cul-de-sacs) may be required at the proposed stub end public roads until
the completion of all planned public roadway extensions.
Page 3 of 6
Agenda SubLct MIS06-0011, Major Amendment to Lakeland Hills Date:
South Planned Unit Development Final Development Plan 7/18/2007
PUD Approval Process
15. ACC Chapter 18.76 specifies processes for both Minor and Major amendments to the Lakeland
Hills South PUD. Approval of a Major Amendment is to be applied by the rezone process (ACC
18.76.020.A). Pursuant to the provisions of ACC 18.66, the Hearing Examiner conducts a public
hearing on all requests for a Major Amendment to a PUD and then makes a recommendation to
the City Council.
16. The Major Amendment process is a multi-step process. The first step is to rezone the property to
the PUD classification. The second step is the approval of either a preliminary plat, a site plan, or
combination of both. All affected lands have been previously rezoned. Approval of the Final
Development Plan as being requested will fulfill step #2.
17. ACC 18.76.020.A states that a Major Amendment is to "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 developer. If there is no specific proposal, the Major Amendment
shall establish these parameters to the extent possible."
18. The Final Development Plan establishes general densities and the general street layout for a
collector street identified in the City's Comprehensive Transportation Plan (the street passing
through Planning Areas 7 and the southern portion of Planning Area 16). It also designates
additional lands as open space (Planning Areas 76, 7C and 7D); some or all of these lands may
be dedicated to the City of Auburn for public uses. Other items noted in ACC 18.76.020.A are not
addressed at this time and will either be recommended conditions of approval of this amendment
request or be determined through subsequent preliminary plats and/or site plan approvals.
19. On July 10, 2007, the SEPA Responsible Official issued an Addendum to the Final Environmental
Impact Statement for the Lakeland Hills South Mining & Reclamation Plan & Planned Community
Development.
CONCLUSIONS:
ACC Chapter 18.76.140 establishes that findings of fact shall support the following criteria:
1. Adequate provisions are made for the public health, safety and general welfare and for open
spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes,
parks, playgrounds, or sites for schools.
The proposed Major Amendment will not affect the overall type of development occurring within the
Lakeland South PUD, but will simply redistribute the total allowable dwelling units within the various
planning areas. Most of issues associated with providing service to these areas will be addressed in
greater detail at the time specific development proposals are brought forth (either subdivisions or site
plan reviews). However, the applicant was required to provide sufficient engineering information to
staff to verify the ability to adequately serve the remaining areas to be developed with sanitary sewer
service and stormwater systems. (Water is provided by the City of Bonney Lake and is adequate to
serve the PUD). City staff has reviewed this information and concluded the areas can be served,
provided that Areas 76, 7C and 7D are not planned for future development.
Recommended project conditions regarding transportation improvements and their timing will ensure
the area road system is capable of meeting the demands of growth.
Page 4 of 6
Agenda Subject MIS06-0011, Major Amendment to Lakeland Hills Date:
South Planned Unit Development Final Development Plan 7/18/2007
The City of Auburn collects school impact fees for area school districts to assist in meeting
educational needs. Also, the City assesses both fire and traffic impact fees. Parks needs for the
Lakeland development have already been met via past dedications and/or development of park
facilities. Some of park sites remain to be developed, but will be accomplished per terms of an
agreement between the developer and the City.
Should all or portions of Areas 76, 7C and 7D become parks or open space lands, this will result in
more park lands within the Lakeland South PUD than was originally anticipated.
2. The proposed Major Amendment to the PUD is in accordance with the goals, policies and
objectives of the Comprehensive Plan.
The proposed development densities within the affected area will remain consistent with the
Comprehensive Plan. The future collector road dividing Areas 7A and 16 and other recommended
traffic-related conditions will ensure consistency with the City's Transportation Plan.
3. 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 PUDs and does not result in
only increasing the number of units that would otherwise be attained through a development
using the existing zoning and subdivision standards.
The Major Amendment reflects densities already approved by the City through the Comprehensive
Plan process. Development standards within these areas will be consistent with the character of
development that has already taken place within Lakeland Hills and as required in the ACC 18.76. As
noted, this amendment does not seek to increase the number of dwelling units allowed within the
PUD, but simply redistribute the unit counts between various planning areas.
4. 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.
The Major Amendment is consistent with the Comprehensive Plan and the overall Lakeland South
PUD which has been accepted by the City Council.
5. 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.
The intent of this amendment is to modify the "Official Lakeland Plan Map" (aka "Final Development
Plan"). The total number of allowed dwelling units within the PUD is not being increased; therefore,
overall project impacts are within previously analyzed parameters.
STAFF RECOMMENDATION
Based upon the application and Findings of Fact and Conclusions of the staff report, Staff recommends
that the Hearing Examiner recommend to the City Council approval of Major Amendment to the Lakeland
Hills South PUD with the following conditions of approval:
1. Future developments within the PUD shall require individual environmental (SEPA) review and
project conditioning, through the appropriate mechanism for the type of development proposed
(i.e., preliminary and final plat approval for subdivisions or binding site plan approval for no-plat
projects). This requirement shall not apply to site grading activities already under review for
Areas 7A, 166, 16C and 16D.
Page 5 of 6
Agenda Subject MIS06-0011, Major Amendment to Lakeland Hills Date:
South Planned Unit Development Final Development Plan 7/18/2007
2. Area 7B shall be designated as "Parks/Public Use" and Areas 7C and 7D shall be designated as
"Open Space." Any desired change from that use category shall require a subsequent
amendment to the Final Development Plan and potentially, additional environmental review.
3. As part of the review of development permits for Planning Area 7A and Planning Area 16D, the
applicant shall demonstrate the following to the satisfaction of the City Engineer:
All storm water runoff from public areas shall be conveyed to an approved public storm
facility, preferably the existing storm pond located to the west of the project areas.
All storm water from private surfaces must be collected, conveyed and treated in
accordance with the City's Design and Construction standards.
In the event any storm water within Planning Area 16D results from public surfaces, a
public storm water facility shall be designed, developed and dedicated to the City of
Auburn.
4. Prior to the issuance of any building permit for Planning Areas 7A, 16C or 16D, adequate right-
of-way shall be dedicated at the intersection location on Sumner-Tapps Highway to allow for
installation of a traffic signal, which shall be constructed by the project developer prior to the
cumulative 251st dwelling unit constructed within any or all of these planning areas. This
intersection shall be designed to serve as the principal access point for these three planning
areas.
5. Prior to occupancy of any structures within Planning Areas 7A, a public collector road shall be
constructed and dedicated to the City from the intersection noted in Condition #4 above to the
northern boundary of Planning Area 16D. Prior to the occupancy of any structures within
Planning Area 16D, the road shall be extended south to the Williams (Northwest) pipeline,
terminate in a temporary cul-de-sac, and subsequently be dedicated to the City. No building
construction shall be allowed within Area 16D until the roadway is constructed to its northern
boundary.
6. Planning Area 16C shall be allowed one access point to the existing public roadway system, on
Sumner-Tapps Highway at its intersection with the new collector roadway. This access point
shall be constructed as a boulevard design. In addition, an emergency only access point onto
Sumner-Tapps Highway will also be required.
7. The intersection with Sumner-Tapps Highway of the collector roadway serving Planning Areas
7A and 16D shall be constructed as a boulevard design to ensure proper alignment with
Planning Area 16C access. In addition, two emergency only access points will be required, one
located west and one located east of the collector road's intersection with Sumner-Tapps
Highway.
8. The applicant shall install street trees and aCity-approved street lighting system to complete the
previously constructed frontage improvements along Sumner Tapps Highway East from Station
30+00 to Station 45+40 as depicted on the Sumner Tapps Highway East Extension plans
prepared by CH2M Hill for Pierce County, dated December 29, 1998.
Page 6 of 6
January 19, 2007
Mr. Steve Pilcher
Development Services Coordinator
City of Auburn
Department of Community Development
25 West Main Street
Auburn, WA 98001
~ ~ ~ }~
JAN ? ~ ~~'~
~~
Engineeringa
ExW'bdt ~
Number of PAge.~
Reference: Major Amendment to Lake Hill South PUD Final Development Plan - MIS06-0011
File # 26384/0
Dear Steve:
This letter is to accompany our re-submittal of the major amendment site plan with the revisions
requested in your letter of December 20, 2006. Specif cally, I made the following revisions:
1. We have added in the Reserve and Madera Projects into Areas 10 & 19_
2. We have added the Summer - Tapps Highway Extension to the east and south as it actually
exists.
3. We have removed the Pinnacle Estates Project.
4. The revised proposal which we submitted on December 5, 2006 dropped the request to create
any new planning areas or change any boundaries of planning areas. As noted in Item B of
our justification document, the major amendment is only to re-allocate units between
Areas 7, 9, and 16. Therefore, the only thing that is changed on the fmal development plan is
-the land use table itself. As noted in the justification, we are moving 166 units from Area 16
into Aiea 7 for a total of 246 units in Planning Area 7. We are moving 2 units from Area 16
into Planning Area 9, and we also moved 2 units into Planning Area 8, which is Lakeland
Area 8, which is the approved plat, for a total of 6$ units for the plat, which has been
approved. Thin results in a overall decrease in Planning Area 16 from 683 to 511 units.
-These numbers are reflected in the Land Use Table on the Final Development Plan.
Please let me know if there is any additional information which we can provide with regard to the
major amendment. We would hope that this major amendment would track with the Lakeland Area 9
Preliminary Plat, so that they could be approved to currently. Thank you for your consideration in
this matter.
Sincerely,
3effrey D. Mann
Project Manager
Cc: Investco
Attn: Mr. Sean Martin
1:\LAKELAND-SO\26384\pocs-Reports\Documents\26384Jdm_O1 1907_Ltr to Steve P. at City of Auburn.doc
1601 South 35th,Suite 200
Tacoma,Washington 98409
(153) 413-4494
~...,. r~c~~ e~i ncoo
December 5th, 2006
File #26384/1
LAKELAND MASTER PLANNED COMMUNITY '
MAJOR AMENDMENT
Justification and Support for the Proposed Major Amendment
A. Why the Major Amendment is being proposed?
The Major Amendment requests changes to the Land Use Table for the
Lakeland Hills South Final Development Plan for three (3) planning areas.
The owner seeks to increase the overall number of units in two (2) of the
planning area by amounts greater than 10% of the existing. maximum and
cannot proceed under the "minor amendment" procedures.
B. Justification and support for the Major Amendment.
1. Increase the maximum number of units for Planning Area 7
The existing final development plan permits 80 units within the boundaries of
planning area 7. The amendment request seeks to adjust the maximum unit
count to 246 units. Area 7 is a 35.2-acre planning area designated for
development at a range of 2-14 units per acre. The gross density of the
planning area remains within the density range (approximately 7 units per
acre).
2. Increase the maximum number of units for Planning Area 9
The existing final development plan permits 5 units within the boundaries of
planning area 9. The amendment request seeks to adjust the maximum unit
count to 7 units. Area 9 is a 1.4-acre planning area designated for
development at a range of 2-14 units per acre. The gross density of the
planning area remains within the density range (approximately 5 units per
acre).
3. Decrease the maximum number of units for Planning Area 16
The Major Amendment request will not amend total lot count or acreage of
the Lakeland Hills South PUD. The increased units proposed in the two (2)
referenced planning areas will benefit from the allocated from planning area
16.
The existing final development plan permits 683 units within the boundaries
of planning area 16. The amendment request seeks to adjust the maximum
unit count to 511 units. Area 16 is a 77-acre planning area designated for
development at a range of 2-14 units per acre. The gross density of the
planning area remains within the density range (approximately 6.6 units per
acre).
C. Additional Adjustments not subject to the Major Amendment request
The Final Development plan defines an increase in the total unit count of planning area 8,
increasing the cap from 64 units to 68 units. The owner has received preliminary plat
approval for a subdivision of the subject planning area to create 68 lots (city file PLT06-
0004). In accordance with Auburn City Code 18.76.170.A (emphasis added)
The planning director may approve minor adjustments to the approved PUD_ Minor adjustments
are defined as changes that do not ajfect permitted densities within a planning area, basic
character or conditions of the approved PUD or planning area. Adjustments are considered
minor so loner as they do not increase or decrease the perimeter boundaries ofa planning area or
the nzcrnber of unzts zndzcated for that planning area as shown on the official Lakeland plan man
by more than 10 percent
The unit count adjustment in planning area 8 increased the total number of units by Iess
than 10% (the number of units increased 6.25%). While not subject the current
amendment request, the detail is necessary for clarity and reference regarding the change
in the Iand use table.
CITY OF
:- a ~.~ Peter B. Lewis, Mayc
~~~~1. r
~+ WASHINGTON 25 West Main Street * Auburn WA 98001-4998 * www.auburnwa.gov * 253-931-3a
May 29, 2007
Jeff Mann Eahibit~,
Apex Engineering, PLLC 1oTumber of Pagq~
2601 South 35~' St., Ste. 200
Tacoma, WA 98409
Re: Major Amendment to Lakeland Hill South PUD Final Development Plan
MIS06-0011
Staff has conducted a review of the supplemental materials submitted by Ron Bowen of
Polygon Northwest in support of the proposed Major Amendment to the Final
Development Plan. Our intent is to ensure major development issues concerning the
remaining portions of the PUD are sufficiently addressed to avoid future access and
utilities issues that may arise if overall coordination and planning does not occur.
Stormwater Utility. Tim Carlaw 253-804-5060
Additional information is required to adequately evaluate the storm drainage impacts
associated with this proposal. Prior to a threshold determination being made, this
division is requesting the following revised information to be provided to the City for
review and approval:
1. Conceptual Drainage Plan
This Division is requesting that a conceptual drainage plan be provided to the City for
review and approval. The plan shall include all remaining undeveloped areas within
the PUD. The preliminary plan shall include prospective locations of future on-site
drainage facilities, including trunk lines and storm water ponds.
2. Downstream Analysis
Due to known conveyance limitations of the downstream drainage system, a
downstream analysis is required to adequately evaluate the storm drainage impacts
associated with this proposal. The downstream analysis will be limited to those
areas within the PUD as identified above for a minimum flow path distance of one-
quarter mile and beyond that, as needed, to reach a point where the project site area
constitutes less than 15% of the tributary area.
Sanitary Sewer Utility, Chris Thorn, 253-804-5065
The application as resubmitted does not demonstrate that gravity sewer can be provided
to the southern portion of unit 7 (SE of the gas pipeline) in accordance with the 2001
Comprehensive Sewer Plan. Applicant must demonstrate how gravity sewer can be
provided to all elements of the PUD remaining to be developed.
Traffic, Joe Welsh, 253-804-5050
Utility /Roadway Master Plan
Please provide an overall master plan clearly showing final proposed internal road
alignments, proposed potential access points to those roads for each planning area, and
identifying the number of dwelling units in each planning area. A phasing discussion or
plan must also be provided. Sufficient information must be provided to allow the city to
determine if the proposed public facilities can meet city standards.
Page 4 D. states that the connecting and leg of an intemal connection serving Planning
Area PA7-II would be constructed by "others°. Actually, this statement should be
consistent with the statements made for the other two areas (PA 7, PA16-I~ and it .
should read that construction will occur with PA16-IV.
Page 9 E under "Roadway," refers to the "southerly" access for PA 16-111. According to
Investco, this will be the only access and there will be no northerly access.
Provide a letter outlining concurrence with the master road plan signed by the private
property owners who will access and pay for the master road plan.
Traffic Study
The supplementary traffic study has evaluated the multiple areas covered within the
major amendment to the Lakeland PUD. The major finding is that a traffic signal will be
required to serve the primary access point for the proposed multi family sites on
Planning Area 7 and PA 16-111.
Despite the fact that an internal connecting road is expected to be constructed in
segments and connect to 16"' Street E, the study shows no traffic volumes using this
entrance/exit in either the 2011 or the 2020 scenario. While the study in its current form
does reflect the potential worst case demand on the main entrance to PA 7 and PA 16-
III, it should also show some site traffic using the future entrance at 16"' Street E by
some threshold year. The study assumes that these planning areas are generating
traffic, so the analysis must show that traffic using all the entrances that will be available.
It must also include a discussion in the report and the Utility/Roadway Master Plan about
how that future-road connection will tie into the existing signal at 16"' St E (as a fourth
leg of the signal).
Traffic Comments
In order to plan for continued development in this area, it is important to identify the
framework for the future road network that will serve the area.
1. All existing streets should be identified on the Final Development Plan map.
2. The proposed arterial/collector network should also be identified, in conformance
with the City's Comprehensive Transportation Plan, Figure 2-1. Most notably,
please show the planned collector extending south from the Sumner-Tapps
Highway, connecting east of Lake Tapps Parkway.
3. City Development Standards section 1.0.17 states that an analysis can be
required to assist in designing appropriate access. An initial submittal by another
applicant for a development in Area 7 depends on an accurate identification of
the total number of trips accessing the Sumner Tapps Highway from sub areas of
Area 16 and 7. To date, access impacts for areas 7 and 16 have not been
completely evaluated during the Lakeland PUD process.
Since Areas 7 and 16 are split into multiple locations, are bisected by a principal
Arterial, will require new access, and the allocation of dwelling units to these sub
areas of Areas 7 and 16 has not been apportioned in this application, it is not
possible to effectively evaluate the environmental traffic impacts of this action:
Labeling sub-areas of Areas 7 and 16 (such as Area 16a, 16b etc.) and
identifying the maximum number of units that will be allocated in each individual
sub-area is needed to provide the proper information to assist an engineering
environmental evaluation of the impacts of access to area roads.
This information is being sent to you, as it is our understanding Apex is the designated
contact for the Major Amendment process. Staff would appreciate any response to the
above being submitted through your offices, rather than from other parties unless you
specifically designate them as being authorized to do so.
Please feel free to contact the individuals noted above with any questions.
GU`_-_
St'~/e Pitcher
Development Services Coordinator
Cc: Joe Welsh
Tim Carlaw
Chris Thorn
June 12, 2007
Ez6ibit =
Nwmber of ~geq _ ~
Mr. Steve Pitcher, Development Services Coordinator
City of Auburn
Department of Planning and Community Development
25 West Main
Auburn, Washington 98001-4998
Reference: Lakeland Master Planned Community -Major Amendment
File #26384/1
Dear Steve:
ex
Engineering;
~~~~~~
JUN 1 ~ Z007
QE~N~~jE~~ ~}~~~-~~~~~
This letter accompanies our responses and submittals to you letter of May 29, 2007. Accompanying
this letter is an updated report, engineering master plans and traffic study to addressing the issues of
the May 29, 2007 letter. The responses follow the format of your May 29, 2007Jetter.
The Final Development Planhas been revised to add sub-planning areas to Planning Areas 7 and
16. This provides further planning certainly for the future traffic and utility analysis. Please see the
revised Land Use Table. The sub-areas for Planning Area 167 are for illustrative and planning
purposes only and will remain as a single planning area in implementation.
It should be noted that the number of units for Planning Area 7 has been revised to be consistent
with the proposed site plan as presented by Polygon. The number of units has been reduced from
246 to 210 and the units moved to Planning Area 16. All the proposed .units will be located in
Planning Area 7A. Planning Areas 7B, 7C, and 7D will remain in open space restriction and show
no proposed units. The removal of units from these Planning Areas will eliminate the need to provide
conceptual storm, water or sewer designs for these areas.
Finally, while certain permits are pending the approval of the Major Amendment, it the Lakeland East
.and Lakeland Area 8 .plats have received preliminary plat approval, SEPA determination and are
currently under final review for FAC approval. FAC approval is pending for PA7 and Grading permit
approval is pending for PA's 16C, 7A and 16D.
STORAIIWATER UTILITY, TIM CARLAW, 253-804-5060:
Additional information is required to adequately evaluate the storm drainage impacts associated with
this proposal. Prior to a threshold determination being made, this division is requesting the following
revised information to be provided to the City for review and approval
1. Conceptual Drainage Plan:
This Division is requesting that a conceptual drainage plan be provided to the City for .review and
approvat. The plan shall include all remaining undeveloped areas within the PUD: The preliminary
plan shall include prospective locations of future on-site drainage facilities, including trunk lines and
storm water ponds.
Response: The conceptual drainage plan is found in existing engineering information and design
that has been provided. Planning Areas 16A, 168 and 16C will be served by the regional pond
2601 South 35th, Suite 200
Tacoma,Washington 98409
(253) 473-4494
Fax: (253) 413-0599
- June 12, 2007
Mr. Steve Pitcher
File No. 26384/1
Page 2
located within the Lakeland East plat as shown in the Lakeland FAC and the accompanying Storm
Drainage report. This pond has been sized to accommodate storm water from the Lakeland East
and .Lakeland Area 8 plats. as well as Areas 168 and 16C. PA 16C will construct a storm line under
Lake Tapps Parkway to conduct storm water to the pond.
PA 7 and PA16 D will be served by the regional pond located at the west end of PA 7. The pond is
proposed to be: regraded fo accommodate the storm wafer volume. The pond design and calculation
have been submitted with the grading and designs plans for PA 7.
Z. Downstream Analysis
Due to known conveyance limitations of the downstream. drainage system, a downstream analysis is
required to adequately evaluate the storm drainage impacts associated with this proposal. The
downstream analysis will be limited to those areas within the PUD as identified above for a minimum
flow path distance of one-quarter mile and. beyond that, as needed, to reach a point where the
project site area constitutes less than 15% of the tributary area.
Response: The storm drainage reports for the Lakeland East Plat prepared by Apex Engineering
and PA 7 prepared by Core Design, both contain downstream analysis for these basins. Copies of
these reports are submitted 'together to provide the downstream information requested.
SANITARY SEWER UTILITY. CHRIS THORN. 253-804-5065
The application as resubmitted does not demonstrate-that gravity sewer can be provided to the
southern portion of unit 7 (SE of the gas pipeline) in accordance with the 2001 Comprehensive
Sewer Plan. Applicant must .demonstrate how. gravity sewer can be provided to all elements of the
PUD remaining to be developed.
Response: Sewer will not need to be provided to the Planning ArEaS 76, 7C or 7D as these areas
will be in non-development status.
The Core Design sewer master plan provides information for the service of PA 7A and also an invert
elevation to serve PA 16D (Southeast Assemblage). As is shown in the grading plan for PA 16D
(Southeast Assemblage) grading plan, this area will be filled to an elevation to allow the gravity flow
to this invert elevation.
Area 9 lots will be served -from the sewer line constructed by the North Tapps .Estates plat
immediately adjacent.
The Lakeland Area 8 plat has obtained an easement and will gravity flow to the proposed
North Tapps Estates pump station.
The Lakeland East plat and PA 16B will gravity .flow to Lake Tapps Parkway by way of
Thomas Avenue and then to the existing main in Lake Tapps Parkway which is connected to the
North Tapps Estates pump station to the east. Sewer plans .for the Lakeland East and Lakeland Area
8 plats are in the FAC plans for each project which are under review. In addition the Sewer bypass
from the existing pump station to the new North Tapps Estates pump station have been designed
and approved by the City.
p~9ex
June 12, 2007
Mr. Steve Pitcher
File No. 26384/1
Page 3
PA 16C will be served by ewer extensions from sewer service connections from the existing sewer
in Sumner-Tapps Highway shown on the Core Engineering sewer master plan..
TRAFFIC, JOE WELSH. 253-804-5050
Utility /Roadway Master Plan
Please provide an overall master plan clearly showing final proposed internal road alignments,
proposed potential access points to those roads for each planning area, and identifying. the number
of dwelling units in each planning area. A phasing discussion or plan must also be provided.
Sufficient information must be provided to allow the city to determine if the proposed public facilities
can meet city standards.
Response: Access points and .the allocation of dwelling units to each planning area have .been
added to the Major Amendment site plan.
The following Phasing discussion is provided for the Major Amendment. Phasing will be subject to
market demands. Demand for certain product types could reconfigure the phasing.
Phase l: Approval of the Lakeland East FAC, Lakeland Area 8 FAC and the Grading plans for PA 7
and PA 16D (Southeast Assemblage).
Phase ll: Development of Lakeland East Ptat with completion of the. north leg of the Lake Tapps
parkway and Thomas Ave intersection and Lakeland Area 8 plat. Construction of the Sewer Bypass
to the new North Tapps Estates pump station. Development of Area 7A including the intersection at
Sumner Tapps Highway and the Collector Arterial entrance segment of the internal access road from
Sumner Tapps Highway and the extension of the sewer at an elevation to serve the future PA 16D
(Southeast Assemblage). These projects will begin immediately upon FAC approval previously
submitted and under review.
Phase lll: Grading and filling of 16D (Southeast Assemblage) area from Lakeland East, Lakeland
Area 8 and PA 7A areas. Dedicate the right of way through PA 7B for the future extension of the
internal access road to the intersection of Sumner Tapps Highway and 16'h Street East
Phase /V: Development of, Lakeland East Phases 2 and 3. Phase 3 would include the north leg of
the new intersection at Sumner Tapps Highway.
Phase V: Development of PA 16D and the extension of fhe internal access road. as a residential
street to the east ending at the pipeline road with a turnaround.
Page 4 D: states that the connecting 3~d leg of an internal connectiori serving Planning Area PA7-II
would be constructed by "others". Actually, this statement should be consistent with the statements
made for the other two areas (PA 7, PA16-1V) and it should read that construction will occur with
PA16-IV.
Response: PA 7A will construct the collector arterial entrance road through PA 7A to the north
boundary PA 16D. PA 16D will construct the residential street from the northerly boundary to the
easterly boundary of PA 16D ending a turnaround at the pipeline righf of way. No units are
proposed in PA 7B and therefore no completion of the internal access road is proposed as part of
the proposed projects.
P9e„x
~ x,
June 12, 2007
Mr. Steve Pitcher
File No: 26384/1
Page 4
Page 9 E: under "Roadway," refers to the "southerly" access for PA 16-III. According to Investco,
this will be the only access and there will be no northerly access:
Response: Access to PA 168 will be from Thomas Ave and other internal access streets built in
Lakeland East plat. Access to PA16C will be from the south from Sumner Tapps Highway primarily
from the new intersection created buy the access to PA 7A and 16C extending north into the
planning area. No access is proposed to Lake Tapps Parkway to the north.
Provide a letter outlining concurrence with the master road plan signed by the private property
owners who will access and pay for the master road plan.
Response: PA 7A will construct the Collector Arterial entrance segment fo th8 northerly boundary of
PA 1.6D and dedicate the right of way through PA 7B from the easterly boundary of 16D to Sumner
Tapps Parkway to align with 16`h Street East. PA 16D will construct the internal access residential
road to the easterly boundary of the Planning Area or essentially the pipeline right of way ending in a
turnaround.
TRAFFIC STUDY
The supplementary traffic study has evaluated the multiple areas covered within the major
amendment to the Lakeland PUD. The major finding is that a traffic signal will be required to serve
the primary access point for the proposed multi family sites on Planning Area 7 and PA 16-III.
Response: We would concur with the frnding however note that the traffic study indicates that
warrant for the signal would not be met with the completion of the projects or 2011, .the horizon year
of the study.
Despite the fact that an internal connecting road is expected to be constructed in segments and
connect to 16th Street East, the study shows no traffic volumes using this entrance/exit in either the
2011 or the 2020 scenario. While the study in its current form does reflect the potential worst case
demand on the main entrance to PA 7 and PA 16-III, it should also show some Site traffic using the
future entrance at 16th Street E by some threshold year. The study assumes that these planning
areas are generating traffic, so the analysis must show that traffic using all the entrances. that will be
available. It must also include a discussion in the. report and the Utility/Roadway Master Plan about
how that future road connection will tie into the existing signal at 16th Street East. (as a fourth leg of
the signal).
Response:. The traffic study has been revised to show future trips to the intersection however no
units are proposed for Planning Areas 78, 7C and 7D. and therefore no development is proposed in
the area where the future connection to the Sumner Tapps/16th Street Eas intersection is located.
Polygon has committed to provide the right of way through PA 7B to provide for the future road.. PA
16D will extend the internal residential street to its easterly boundary.
Pnginetri
J
June 12, 2007
Mr. Steve Pitcher
File No. 26384/1
Page 5
TRAFFIC COMMENTS
In order to plan for continued development in this area, it is important to identify the framework for
the future road network that will serve the area.
1. All existing streets should be identified on the. Final Development Plan map.
Response:. Existing streets were previously added except for 16`h Street East which is added on
this site plan.
2. The proposed arterial/collector network should also be identified, in conformance with the City's
Comprehensive Transportation Plan, Figure 2-1. Most notably, please show the planned
collector extending south from the Sumner-Tapps Highway, connecting east of Lake Tapps
Parkway.
Response: The planned collector/residential street extending south form Sumner Tapps Highway,
connecting east of Lake Tapps Parkway has been previously shown with a note indicated that final
alignment would be subject to City Engineer approval..
3. City Development Standards section 10.17 states that an analysis can be required to assist in
designing appropriate access. An initial submittal, by another applicant for a_development in Area
7 depends on an accurate identification of the total number of trips accessing the Sumner Tapps
Highway from sub areas of Area 16 and 7. To date, access impacts for areas 7 and 16 have not
been completely evaluated during the Lakeland PUD process.
Response: The master plans included with this submittal include access points and an allocation of
units to smaller planning areas to allow the analysis of number of trips and access. impacts.
The Traffic study has been amended to include all areas within and in the vicinity of the Major
Amendment.
Trips for PA 78 will have two access points on proposed streets within the Lakeland East plat and
will access Lake Tapps Parkway by way of Thomas Avenue to the signalized intersection of Thomas
Avenue and Lake Tapps Parkway.
Pa 7A and PA 16 C will access Sumner Tapps Parkway at the new intersection created by the
access points from the planning areas.
The extension of the access collector road/residential street into PA 16D from PA 7A will serve that
PA 16D with traffic accessing the same intersection at Sumner Tapps Highway.
Since Areas 7 and 16 are split into multiple locations, are bisected by a principal Arterial, will require
new access, and the allocation of dwelling units to these sub areas of Areas 7 and 16 has not been
apportioned in this application, it is not possible to effectively evaluate the environmental traffic
impacts of this action.
Response: The master plans included with this submittal include access points and an allocation of
units to smaller planning areas to allow the analysis of number of trips and access impacts.
pax
rngineeringj
y, '=~ ,
June 12, 2007
Mr. Steve Pitcher
File No. 26384/1
Page 6
.Labeling sub-areas of Areas 7 and 16 (such as Area 16a, 16b etc.) and identifying the maximum
number of units that will be allocated . in each individual sub-area is needed .to provide the proper
information to assist an engineering environmental evaluation of the impacts of access to area
roads.
Response: The master plans included with this submittal include access points and an allocation of
units to smaller planning areas to allow the analysis and evaluation of engineering/environmental
issues. The master plans provided in this and previous submittals indicated that adequate access
and utilities are available or will be provided to serve the planning areas within the Major
Amendment.
We trust that with the additional information provided the final .evaluations associated with
the Major Amendment and SEPA process .may be completed. Please give contact me at
(253) 473-4494 if there is additional information that needs to be submitted with this application.
Sincerely,
Je frey D. Mann
Project Manager
Cc: Investco Financial Inc.
Attn: Mr Sean Martin
Tucci and Sons
Attn: Mr. Chris Huss
Polygon Homes
Attn: Mr. Ron Bowan
Polygon Homes.
Attn: Mr. Richard Rawlings
1:\LAKELAND-SO\26384\Docs-Reports\Documents\26384_jdm_06-12-07_Lakeland So Mjr Amnd Ltr - Pilcher.doc
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* -`
CITY OF .*
- .~~, ~~~~~ Peter B. Lewis, May
.-t-
~'' WASHINGTON 25 West Main Street * Auburn WA 98001-4998 * www.aubumwa.gov * 253-931-30
* MEMORANDUM * ~~~ ~ ~ Z
Nxmbcr of P>__„_
TO: Interested Partie~
FROM: David Osaki, AICP !t.
SEPA Responsible~d~ icial
Interim Director, Planning, Building and Community Development Department
DATE: July 9, 2007
RE: Notice of Addendum to the Lakeland Hills South Mining and Reclamation Plan and
Planned Development District Final Environmental Impact Statement (FEIS), issued
July 22, 1992 by Pierce County.
Current File No. SEP06-0025
---------------------------------------------------------------------------------------------------------------------
Please find enclosed a copy of an addendum to the FEIS issued for the Referenced Project in
compliance with the requirements of WAC-196-11-625.
If you have any questions regarding this process or document, please contact Steve Pitcher,
Development Services Coordinator, at 253-804-3111 or via a-mail at (spilchercc'~,auburnwa.gov).
LAKELAND HILLS SOUTH PLANNED UNIT DEVELOPMENT
FINAL DEVELOPMENT PLAN AMENDMENT
ADDENDUM TO THE
LAKELAND HILLS SOUTH MINING AND RECLAMATION PLAN AND
PLANNED DEVELOPMENT DISTRICT FINAL ENVIRONMENTAL IMPACT STATEMENT (FEIS)
ISSUED JULY 21, 1992 BY PIERCE COUNTY
ISSUING AGENCY: C~~ty of Auburn, Department of Planning, Building and Community Development
25 Vl/est Main
. Auburn, Washington 98001-4998.
__ _ _ _ _- _
DATE OF ISSUANCE: July 9, 2007
PROPOSAL: Major Amendment to the Lakeland Hills South Planned Unit Development (PUD)
Final Development Plan to adjust dwelling unit counts between various planning
areas within the PUD, identify future road connections, and to eliminate the
potential for residential development of certain lands within the PUD. This
addendum also authorizes grading activities within Planning Areas 7A and 16D.
PROPONENT: Apex Engineering, on behalf of ETP, LLC.
LOCATION: The Lakeland Hills South PUD is situated in south Aubum, entirely within the
Pierce County portion of the City, on the plateau located to the east and above
the White River Valley and generally west of a Bonneville Power Administration
Transmission corridor. The portion of the PUD affected by the Major Amendment
is located generally north and south of Sumner-Tapps Hwy and east of 62"d St.
SE, consisting of Planning Areas 7 and 16.
REASON FOR ISSUING
ADDENDUM: The project site is part of the approved Lakeland Hills South Planned Unit
Development. The current proposal will not alter the overall approved dwelling
unit count of 3,408, but will adjust units counts between planning areas. It also
allows grading activities to occur consistent with the overall pattern for Lakeland.
The applicant will be required to comply with all mitigation measures specified in
the original FElS, conditions of approval of the Lakeland Hills South PUD and
other measures that may be required through the Major Amendment process.
MODIFICATIONS TO
S: None proposed.
LEAD AGENCY: City of Auburn
RESPONSIBLE
af- David Osaki, Interim Director, Planning, Building and Community Development
CONTACT PERSON: Steve Pitcher, Development Services Coordinator, (253) 804-3111
Ea6ibft_~
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BEFORE THE HEARING EXAMINER FOR THE CITY OF AUBURN
Phil Olbrechts, Hearing Examiner
RE: Evergreen Tucci Partners
Major Amendment to Lakeland Hills
South PUD Final Development Plan
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND RECOMMENDATION.
MIS06-0011
INTRODUCTION
The applicants have applied for a major amendment to the Lakeland Hills South
Planned Unit Development Final Development Plan in order to redistribute the
number of housing units (without changing the total number), to convert some areas
from residential to nonresidential status, and to reflect existing roadways as well as
new roadways anticipated for future construction. The Examiner recommends
approval of the proposed amendment.
ORAL TESTIMONY
Steve Pilcher, City Planner, introduced the staff report. Mr. Pilcher pointed out that
last year during review of the streets and roads of the City's comprehensive plan, the
need for road alignment was highlighted as a priority. Realistically speaking,
undeveloped areas of the City will be developed piece by piece over time rather than
all at once; therefore, an overlaying street and road plan is needed to integrate
different sections of the City as they are developed. The street connections and
improvements recommended by staff for the Development Plan amendments
incorporate the City-wide traffic objectives of the street and road plan. Mr. Pilcher
also noted that as the instant development progresses, development density, or the
question of at what density should development occur, will be considered. In
conclusion, he noted that as applicants submit more details of associated future
developments, additional environmental conditions under SEPA (Washington State
Environmental Policy Act) maybe required as part of the SEPA review process.
Shawn Marin, representing the applicants, agreed that as details of future
developments are considered by the City, it had the right to require subsequent
environmental review and to impose additional conditions. He testified that the
applicants did not have any comment or concern as to the staff report as presented
and reported. Finally, he introduced each party to the application.
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Richard Rowlings, representing Polygon Northwest (a party to the application),
thanked the staff, and also noted that Polygon had no comment or concern with the
staff report, including the conditions proposed.
There being no additional testimony or comment, the Hearing Examiner left the
record open for a week in order to acquire a copy of the project's SEPA
Environmental Impact Statement and Development Plans to be submitted before a
recommendation to the City Council is rendered. The parties had no objections.
EXHIBITS
The Exhibits listed on page 2 of the staff report dated July 18, 2007, are admitted into
the record. In addition, the Examiner requested copies of the draft and final
environmental impact statements ("EISs") plus appendices, for the Proposed
Lakeland Hills South Mining and Reclamation Plan and Planned Community
Development. The draft EIS is admitted as Exhibit 9 and the final EIS is admitted as
Exhibit 10.
FINDINGS OF FACT
Procedural:
1. Ap licant. The applicant is Evergreen Tucci Partners.
2. Hearing. The Hearing Examiner conducted a hearing on the application at
5:30 p.m. at Auburn City Hall in the Council Chambers on July 18th, 2007.
Substantive:
3. Site/Proposal Descri tp ion.
A. Back round. The applicants request a "Major Amendment" to the
Lakeland Hills South Planned Unit Development Final Development Plan
("Development Plan"). A Major Amendment is subject to the review process of
Chapter 18.76 ACC. The application qualifies as a major amendment because it
involves a change in the number of dwelling units for some of the planning areas by
more than 10%. The Development Plan is essentially a conceptual site plan for the
765-acre Lakeland Hills South Planned Unit Development (PUD) that specifies land
uses (for each planning area) and general infrastructure. The Development Plan sets a
limit for the number of dwelling units allowed within each planning area designated
for residential development. The total number of dwelling units for the entire PUD is
capped at 3,408 units.
The Development Plan is not the last step in the development review process. The
Development Plan is conceptual and does not authorize specific subdivisions or site
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plan design. These are addressed at subsequent preliminary plat or site plan
applications. A proposed preliminary plat for one of the planning areas subject to this
application (for Area 9) is being processed concurrently with this application.
The EIS requires phased environmental review for the PUD. This means that
environmental impacts are addressed and mitigated at each step of the development
review process. For the requested amendments, cone-page EIS addendum was
issued. In this addendum, the SEPA-responsible official determined that no further
environmental review or mitigation was necessary for the requested amendments.
B. Requested Amendment. The proposed amendments are all incorporated
into the Final Development Plan admitted as Exhibit 7. The amendments do not
change the total number of dwelling units allowed for the Development Plan but only
seek to redistribute them. The amendments incorporated into Exhibit 7 are
summarized as follows:
(1) Increase number of dwelling units allowed in Area 7 from 80 to 210.
(2) Increase number of dwelling units allowed in Area 9 from 7 to 9.
(3) Decrease the number of dwelling units allowed in Area 16 from 683 to
511.
(4) Add planned collector roadways and road connections and existing
infrastructure and development.
(5) Designate three subareas within Area 7 for public use or open space. No
dwelling units will be allowed in these areas.
4. Characteristics of the Area. The staff report does not identify surrounding
land uses. The most significant changes involved in the Major Amendment are
located in Areas 7 and 16, located in the southeast portion of the PUD. The area
surrounding Areas 7 and 16 within the City of Auburn appear to be zoned single-
family and moderate density residential. Wetlands also border Area 7 to the west.
5. Adverse Impacts. Since the total number of dwelling units will not be
changed by the amendments, it is unlikely that the amendments will create any
significant adverse impacts. Notably, the density will be shifted from the perimeter
of Area 7 to Subarea 7A. This will result in the buffering of development within
Area 7 buffered from exterior land uses by open space and public use tracts in Areas
7A, 7B and 7C. Area 16, which is also located on the perimeter of the PUD, will also
have its density reduced. As testified by staff during the hearing, this redistribution in
density will not result in any changes to the infrastructure generally approved in the
Development Plan.
6. Adequacy of Infrastructure and Public Services. As previously noted, the
Development Plan will be subject to further review through subdivision and/or site
plan applications. At that time the specific infrastructure needs for specific
development will be assessed. During Development Plan review the adequacy of
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infrastructure is assessed at a more general level with the focus upon ensuring that
infrastructure can be generally provided and that it is coordinated in an efficient
manner on a PUD-wide basis. The conditions of approval address the timing of
infrastructure improvements in order to ensure this coordinated development. As
noted previously, staff testified that the density redistribution proposed in the subject
amendments will not necessitate any changes to the PUD-wide infrastructure systems.
Staff also verified that. from an engineering standpoint the change in density could be
served by sewer and stormwater systems. Staff also concluded that the amendments
could be served by water as well. As conditioned by staff, the amendments will
include adequate infrastructure and public services.
CONCLUSIONS OF LAW
Procedural:
1. Authority of Hearing Examiner. ACC 18.76.130 requires the hearing
examiner to conduct public hearings on major amendments to planned unit
developments and to make recommendations on the amendments to the City Council.
Substantive:
2. Zoning Desi nation. Planned Unit Development District -- Lakeland Hills
South Special Plan Area. Areas 7, 9, and 16 are also all designated Moderate Family
Residential.
3. Review Criteria and Application. ACC 18.76.170 requires a property
owner to apply for a Major Amendment if the owner seeks to change the number of
dwelling units allowed in any planning area within a planned unit development by
more than 10%. As noted in the Findings of Fact, the subject amendments propose
more than a 10% change in Areas 7, 9, and 16. ACC 18.76.140 governs the criteria
for Major Amendments. Relevant criteria are quoted below with corresponding
conclusions of law.
ACC 18.76.140(A): Adequate provisions are made for the public health, safety and
general welfare and for open spaces, drainage ways, streets, alleys, other public
ways, water supplies, sanitary wastes, parks, playgrounds, or sites for schools.
4. As identified above in Finding of Fact No. 6, the project is served by
adequate infrastructure. As noted in Finding of Fact No. 5, the project should not
create any significant adverse impacts as conditioned. For these reasons the criterion
above is satisfied.
ACC 18.76.140(B): The proposed Major Amendment to the PUD is in accordance
with the goals, policies and objectives of the Comprehensive Plan.
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5. Staff has concluded that the future collector road dividing Areas 7A and
16 (as depicted in Exhibit 7) and other traffic-related conditions are consistent with
the Transportation Element of the Auburn Comprehensive Plan. The proposed
densities are also consistent with the Comprehensive Plan Medium Density
Residential designation for the PUD.
ACC 18.76.140(C): The Major Amendment is consistent with the purpose of this
chapter, ACC 18.76.010, provides for the public benefits required of the development
of PUDs and does not result in only increasing the number of units that would
otherwise be attained through a development using the existing zoning and
subdivision standards.
ACC 18.76.010 provides as follows:
ACC 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 to Ordinance No. 5092 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 district also allows for a
greater range of residential development scenarios, provides for
internal transfers of density, and may result in more dwelling units
than may be realized by using the existing development 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.
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B. Pedestrian-Oriented 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 Comprehensive Plan. Provide development
that is consistent with the goals and policies of the comprehensive
plan. PUDs 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 nonmotorized plan.
G. Affordable Housing. Provide affordable housing options in
accordance with Auburn's comprehensive plan.
6. The amendments create a net increase in public benefit by the dedication
of a significant amount of additional open space in Area 7. This in turn creates
greater consistency with ACC 18.76.010(A), which encourages the preservation of
open space. See above. Greater consistency is also achieved by the designation of
major street connections in Areas 7 and 16, because this promotes effective and
efficient use of public facilities as encouraged by ACC 18.76.010(C). Beyond this,
the other amendments are fairly neutral in their impact on consistency with ACC
18.76.010. As noted previously, there is no increase in the number of dwelling units
and no adverse impacts associated with the reallocation of dwelling units amongst
planning areas.
ACC 18.76.140(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.
7. As noted previously, the amendments are consistent with the Auburn
Comprehensive Plan, including the transportation element and the land use
designations. The amendment is also consistent with the Development Plan, because
the conditions of approval assure proper timing of infrastructure improvements to
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assure coordinated infrastructure development on a PUD-wide basis, and the
dedication of additional open space increases the overall public benefit of the PUD.
ACC 18.76.140(E): The approval of the Major Amendment will have no more
adverse impact upon the surrounding area than the approved Lakeland Hills South
PUD as shown on the Official Lakeland Plan Map.
8. The amendments result in the redirection of density towards the interior of
the PUD (Area 7A) while also providing for open space designations on the
perimeter of the PUD (in Areas 7C and 7D). This creates a net benefit to adjoining
uses. There are no adverse impacts to adjoining uses discernable from the record.
RECOMMENDATION
Based upon the application and Findings of Fact and Conclusions of Law, the
Hearing Examiner recommends approval of the Major Amendment subject to the
conditions recommended by staff in the 7/12/07 staff report (Exhibit 1).
Dated this ~ day of ~ 2007.
,~
P it Olbrechts
City of Auburn Hearing Examiner
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