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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. L0820-5 03.10.1 CUP07-0002 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 h Legal P bli k W Police H R Planning Comm. t er u c or s uman esources 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 ~[) $[~ ~'~ ~ MODE THAN YOU IMAGINED 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 --------------- 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. --------------- 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 --------------- 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. --------------- 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 --------------- 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. --------------- 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 --------------- 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: --------------- Ordinance No. 6115 August 14, 2007 Page 8 ~. ACfTTY~OFR l 1V L V J~~u r WASHINGTON E ~ REVISED ~ _ ~-v~ Namber of Pie ~„~.. 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: il A l C BYes eNo Y N ll f P bli H i / C / pprova : ounc a or u ear ng _ _ es o c Referred to Until / / ' Tabled Until- % / 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 p~9ex * -` 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_~ Number of PAN 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 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. { PA0669533.DOC;1/00083.900000/ } Preliminary Plat Recommendation p. 1 Findings, Conclusions and Recommendation 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 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 { PA0669533.DOC;1/00083.900000/} Preliminary Plat Recommendation p. 2 Findings, Conclusions and Recommendation 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 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 { PA0669533. DOC;1 /00083.900000/ } Preliminary Plat Recommendation p. 3 Findings, Conclusions and Recommendation 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 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. { PA0669533.DOC;1/00083.900000/} Preliminary Plat Recommendation p. 4 Findings, Conclusions and Recommendation 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 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. {PA0669533.DOC;1/00p83.900000/} Preliminary Plat Recommendation p. 5 Findings, Conclusions and Recommendation 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 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 { PA0669533.DOC;1/00083.900000/} Preliminary Plat Recommendation p. 6 Findings, Conclusions and Recommendation 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 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 { PA0669533.DOC;1/00083.900000/ } Preliminaxy Plat Recommendation p. 7 Findings, Conclusions and Recommendation