HomeMy WebLinkAboutITEM VIII-A-3AUBURN
WASHINGTON
AGENDA BILL APPROVAL FORM
Agenda Subject: Ordinance No. 6176 "Lakeland Commons II" Rezone. Date: May 1, 2008
Development Plan Application No. (REZ08-0001).
Department: Planning, Building, Attachments: Ordinance No. 6176 Budget Impact: N/A
& Community Please refer to Exhibit List
Administrative Recommendation:
City Council introduce and adopt Ordinance No. 6176 (which affirms the Hearing Examiner
recommendation).
Background Summary:
On March 19, 2008 the Hearing Examiner held a public hearing regarding a request by Jeff Mann of Apex
Engineering, representing Investco Financial Corporation LLC, to rezone four existing tax parcels
consisting of approximately 3.79 acres from R-1 Single Family Residential to Planned Unit Development
(PUD) District - Lakeland Hills South Special Plan Area. Within the Lakeland Hills South Special Plan
Area, the applicant is proposing the site to be designated Light Commercial. The site is located south of
the intersection of Lake Tapps Parkway East and Lakeland Hills Way SE across from the Lakeland
Commons commercial development. The address is 1406 167th Avenue E and is identified by Pierce
County Tax Parcels #0520053023, 3022, 3024, and 3018. At this time, the applicant does not have a
specific development proposed for this area.
On April 15, 2008 the Hearing Examiner issued a recommendation to City Council for approval of the
proposed rezone without conditions.
In accordance with ACC 18.66.170, the City Council upon its review of the record, may:
1. Affirm the Hearing Examiner recommendation;
2. Remand the recommendation to the Hearing Examiner; or
3. Schedule a closed record public hearing before the City Council.
03.8 REZ08-0001
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
? 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 ? Legal ? Police
? Planning Comm. ? Other ® Public Works ? Human Resources
? Information Services
Action:
Committee Approval: ?Yes ?No
Council Approval: ?Yes ?No Call for Public Hearing
Referred to Until -
Tabled Until
Councilmember: Norman Staff: Baker
Meeting Date: May 5, 2008 Item Number: VIII.A.3
AUBURN *MORE THAN YOU IMAGINED
Agenda Subject: Ordinance No. 6176 "Lakeland Commons II" Rezone. Date: May 1, 2008
Development Plan Application No. (REZ08-0001)
List of Exhibits
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Exhibit 12
Staff Report, dated 3/19/08
Master Land Use Application
Notice of Public Hearing *"`
Affidavits & Confirmation of Publication for Legal Notice **
Rezone Map
Comprehensive Plan Map
Aerial Photograph of Site
Determination of Non-Significance (DNS) **
SEPA Checklist *"
Copy of Ordinance 6138 (in part) adopting the 2007 Comprehensive Plan amendments
City of Auburn Functional Roadways Classifications (Fig. 2-1)
Lakeland Hills South PUD, Major Amendment Site Plan Map"
** = Exhibit is not included in the packet but is available for review upon request
Page 2 of 2
ORDINANCE NO. 6176
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AUBURN, WASHINGTON, APPROVING A NEWLY ADDEDD
PORTION OF THE LAKELAND HILLS SOUTH PLANNED UNIT
DEVELOPMENT TO BE REZONED FROM R-1 SINGLE FAMILY
RESIDENTIAL TO PLANNED UNIT DEVELOPMENT (PUD)
DISTRICT LIGHT COMMERCIAL - LAKELAND HILLS SOUTH
SPECIAL PLAN AREA
WHEREAS, Application No. REZ08-0001, dated February 1, 2008, was
submitted to the City of Auburn, Washington, by Investco Financial Corporation, for
approval to rezone approximately 3.79 acres into the PUD as light commercial; and
WHEREAS, the site is located southeast of the intersection of Lake Tapps
Parkway East, and Lakeland Hills Way SE and the address is 1406 167th Avenue E; and
WHEREAS, associated with this rezone, the applicant has also requested to
amend the existing Lakeland Hills South Planned Unit Development Boundary via a
Major PUD Amendment (MIS08-0005) to include the four parcels subject to this rezone
request; and
WHEREAS, on March 19, 2008, the Hearing Examiner conducted a duly noticed
public hearing on the matter and on April 15, 2008, issued a decision recommending the
City Council approve the rezone, without conditions based on the following Findings of
Fact and Conclusions, to-wit:
FINDINGS OF FACT
Procedural:
1. Applicant. The applicant is Investco Financial Corporation.
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 March 19, 2008. The record was held
Ordinance No. 6176
April 30, 2008
Page 1
open until April 2, 2008. The Hearing Examiner agreed to keep the record open until
March 26, 2008 for staff to respond to Exhibit 15, and until April 2, 2008 for the applicant
and Mr. Gordon to reply and comment, respectively, to staff's response.
Substantive:
3. Site/Proposal Description.
A. Proposal. Investco Financial Corporation, LLC has applied for a Rezone
and Major PUD Amendment of this area from R-1 Single Family Residential to Planned
Unit Development (PUD) District - Lakeland Hills South Special Plan Area. At this time,
the applicant does not have a specific development proposed for this area.
During the 2007 annual Comprehensive Plan amendment cycle, the applicant sought
and was granted an amendment to the Comprehensive Plan Map to change the
designation of areas within the PUD (Lakeland Hills Special Plan Area) from Single
Family Residential to Light Commercial.
The Lakeland Hills Development began in the early 1990s and has been steadily
building out since that time. The requested rezone, in conjunction with a Major PUD
Amendment to designate the area as light commercial, allows for the PUD zone
designation to expand into an area that has been anticipated to be part of the PUD by
the applicant. 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 this project as an approved PUD. See ACC 18.76.010.
B. Site. The subject site is 3.79 acres, which is located directly east of the
existing Lakeland Commons commercial development, south of the intersection of Lake
Tapps Parkway East, and Lakeland Hills Way SE. The four existing parcels that make
up the area are developed with low density single family residences and accessory
buildings. All existing residential structures are proposed to be removed as the property
develops in the future. The site is described by the applicant as rolling with the steepest
slope of the property as approximately 9%. The site includes some large trees and
typical residential landscaping. There are no known critical areas located on the site.
The site was annexed to the City of Auburn in 2005 by Ordinance #5932. The existing
zoning designation of R1 Single Family Residential was established upon annexation.
The site is served by the City of Bonney Lake for water. A public water system will be
provided with any subsequent development resulting from this proposed rezone. The
applicant will be required to submit plans for review and approval prepared in
accordance with City of Bonney Lake's standards.
Sanitary sewer for the site served directly by the City of Auburn. A public sanitary sewer
system will be provided with any subsequent development resulting from this proposed
rezone. The applicant will be required to submit plans for review and approval prepared
in accordance with City of Auburn's standards.
Ordinance No. 6176
April 30, 2008
Page 2
A stormwater system will be provided with any subsequent development resulting from
this proposed rezone. The applicant will be required to complete a drainage analysis and
submit drainage plans prepared in accordance with City of Auburn's standards.
The site has frontage along Lakeland Hills Way SE. Upon future development of the
property, road and street frontage improvements to the City of Auburn standards will be
required as necessary. These improvements include but are not limited to curb, gutter,
sidewalks, planting strips, street lighting, paving, necessary right-of-way dedications, and
public stormwater conveyance. Although the proposed rezone will have no impacts on
the transportation system at this time, additional trips will be generated under the new
commercial zoning designation based on the uses allowed upon development of the
subject site.
4. Characteristics of the Area. Surrounding land uses include low density single family
residences to the south and east, and commercial development to the north and west.
Wetland buffer also borders the site.
5. Adverse Impacts. It is unlikely that the rezone will create any significant adverse
impact. A SEPA Determination of Nonsignificance was issued for the rezone. As
pointed out by Mr. Gordon during his testimony, there are homes that surround the area
and that could be affected by noise. As noted by staff, noise impacts will be addressed
at subsequent development review when a more specific development project is
presented.
CONCLUSIONS OF LAW
Procedural:
1. Authority of Hearing Examiner. ACC 18.68.030 requires the hearing examiner to
conduct public hearings on rezones that are both consistent with the Comprehensive
Plan and initiated by an applicant other than the City, and to make recommendations
thereon to the City Council.
Substantive:
2. Zoning Designation. Single Family Residential.
3. Review Criteria and Application. ACC 18.76.020(A) requires a Major Amendment to
"establish the land uses," and proscribes the process and criteria for rezones set forth in
Chapter 18.68 ACC. Those criteria plus additional ones identified and established by
the courts are quoted below with corresponding conclusions of law.
ACC 18.68.030: The rezone must be consistent with the Comprehensive Plan.
4. As noted above, the Comprehensive land Use Plan Map was amended in 2007 to
designate this area from Single Family Residential to Light Commercial (Lakeland Hills
Special Plan Area). This requested zone change will allow the area to develop
consistent with the plan designations and also the overall character of the Lakeland Hills
community.
Ordinance No. 6176
April 30, 2008
Page 3
The Auburn Comprehensive land Use Plan includes several goals and policies to
support the proposed rezone as follows in relevance;
Chapter 3 land Use
Goal 9-Commercial Development
To maintain and establish a variety of commercial environments which provide the full
range of commercial services to the community and region in a manner which reduces
conflicts between different types of commercial services and other uses.
Neighborhood Commercial
Small commercial centers within or adjacent to residential neighborhoods serve a useful
function in providing convenient access to neighborhood residents for their "everyday" or
"convenience" shopping needs. These centers can serve to reduce the number of
automobile trips or at least shorten them by providing services near to one's residence.
For neighborhood centers to provide these benefits, attention must be paid to ensuring
adequate access to these centers from the adjacent neighborhood. However, these
commercial areas can also adversely affect a neighborhood by generating traffic and
land use conflicts.
Objective 9.1 To provide for the convenience commercial needs of residential areas,
while protecting existing and future residential neighborhoods from the disruptive effects
of commercial intrusions.
Policy LU-59 Existing neighborhood oriented commercial centers should be identified
and designated. Commercial uses within these centers should be limited to those having
primary market areas considerably smaller than the entire community.
Policy LU-60 Designated neighborhood commercial centers should be prevented from
spreading along the arterials that serve them.
Policy LU-61 A prime consideration in permitting the expansion of existing
neighborhood commercial areas shall be the ability to adequately buffer any nearby
residences from disruptive impacts.
Policy LU -62 In some instances of existing neighborhood commercial centers, a
transition zone of moderate density residential uses should be designated between the
center and single family residential areas.
Policy LU -63 New neighborhood commercial centers should be considered under the
"Special Planning Areas" concept. Such areas should be carefully designed and
integrated into the overall area development plan so as to minimize traffic and land use
conflicts. Commercial uses should be limited to those having primary market areas
approximately the size of the special planning area.
Policy LU -64 Consideration should be given to providing adequate access to
neighborhood commercial development by non-motorized modes such as walking and
biking. Barriers to these modes such as walls and fences should be removed when
possible and shall be avoided in new development.
The goals and policies of the land use element generally support the proposed rezone.
The location is near existing urban services and infrastructure. The plan supports the
Ordinance No. 6176
April 30, 2008
Page 4
development of close-in vacant or underdeveloped properties which further limits urban
sprawl on the edges of the planning area. As indicated by the applicant, the Lakeland
Hills South PUD has a continued need for expanded neighborhood commercial services
that can be accommodated under this proposal. The addition of this site as commercial
provides an expansion to the existing Lakeland Commons shopping area that has a
primary market are not larger than the community it serves.
By compliance with the zoning code and other applicable development regulations for
commercial development, at the time of future construction, landscaping and buffering of
adjacent residential properties will be provided. Finally, this site provides good access
for non-motorized means of transportation. The Lakeland Hills South PUD includes an
extensive network of pedestrian friendly trails, sidewalks, and other planning features
that provide access to this site.
Comprehensive Transportation Plan
5.2 Street System
Objective: Functional Classification
To provide an integrated street network of appropriate classes of streets designed to
facilitate different types of traffic flows and access needs.
Policy TR-51 The city street system is made up of Arterials, Collectors, and Local
Streets
Policy TR-52 The Functional Roadway Classifications Map will serve as the adopted
standard for identifying classified streets in the City of Auburn and the potential
annexation areas.
Objective: Collectors
Policy TR-62 Designate new collectors to serve developing areas concurrent with
approval of such development. Collectors shall be spaced in compliance with good
transportation network planning principles, and support the importance of overall system
circulation.
The Growth Management Act requires consistency between land use and transportation
planning. As noted, the Land Use Plan identifies the area of the rezone as Light
Commercial. Pursuant to Section 12.64.A.030 ACC, upon future development of the site,
the City's Public Works Department will identify specific public right-of-way
improvements that are necessary to mitigate the impacts of site development.
Construction or provision of those improvements in the manner specified by the city
engineer shall be a condition of granting said permit. Improvements will likely include;
street lighting, sidewalks, concrete curbs and gutters, storm drainage systems, street
landscaping and appurtenances, traffic control devices, and dedication of public right-of-
way.
Sequentially, to meet the objective of the City's Comprehensive Plan and provide
roadway access which meets city standards to properties east of this rezone, a minimum
dedication of 15 feet of right of way extending east - west from Lakeland Hills Way to the
eastern boundary of Lakeland Hills South Area D (Parcel # 0520053018) is required.
This dedication shall be required as a condition of this rezone.
Ordinance No. 6176
April 30, 2008
Page 5
ACC 18.68.030: The rezone must be initiated by someone other than the City in order
for the Hearing Examiner to consider the request.
5. The rezone was initiated not by the City, but by Investco Financial Corporation, LLC,
the owners of the subject site.
General rules for rezone applications identified by the Washington State Supreme
Court in Citizens v. Mount Vernon, 133 Wn.2d 861 (1997) and Ahmann-Yamanne,
LLC v. Tabler, 105 W.2d 103 (2001): Conditions in the area must have changed since
the original zoning was established, or in the alternative the rezone implements the
comprehensive plan.
6. The rezone meets the judicial criterion above both on the basis of implementation of
the comprehensive plan and changed circumstances. As noted previously, the City
Council in 2007 approved an amendment to the comprehensive plan land use map from
Single-Family Residential to Light Commercial. The proposed rezone implements this
change.
The rezone also satisfies the alternative changed circumstances requirement. Since the
original R1 Single Family zoning of this site was established via annexation to the City of
Auburn in 2005, there have been significant changes in the general area. The Lakeland
Hills South PUD has continued to significantly expand with the development of new
infrastructure and at this time is nearing build-out. Also, there have been significant
numbers of residential units created outside of the defined PUD boundary that utilize the
street network in and out of the Lakeland Hills community. This equates to an increased
need for commercial services to serve these new residents. This proposed rezone will
facilitate development of additional commercial services while utilizing the existing
infrastructure developed in the area.
This general area which is situated at the intersection of Lake Tapps Parkway East and
Lakeland Hills Way has experienced a transition from single family residential to
commercial. Currently, the development pattern in the vicinity of the rezone is a mix of
commercial uses and single family residences. The proposed change in zoning will be
compatible with the surrounding uses and zoning classifications.
General rules for rezone applications identified by the Washington State Supreme
Court in Citizens v. Mount Vernon, 133 Wn.2d 861 (1997): The proposed rezone
must bear a substantial relationship to the general welfare of the community.
7. The properties west and north of this site are designated as Lakeland Hills South
Special Plan Area/C1 Light Commercial West of the site is the existing Lakeland
Commons shopping center which includes a grocery store, several restaurants and
varied retail services. North of the site is a Walgreen's with plans for additional retail
services. As proposed, this rezone request from R1 Single Family Residential to
Lakeland Hills South Special Plan Area/C1 Light Commercial is consistent with the land
uses on the adjacent parcels to the north and west. Further, subsequent development on
the site will be required to meet applicable codes and regulations, including mitigation of
anticipated environmental impacts. Therefore, the rezone as requested will not adversely
affect the general welfare of the community.
Ordinance No. 6176
April 30, 2008
Page 6
The rezone will allow for future development of the area in a manner consistent with the
Lakeland Hills South PUD, a master planned community. Expansion of the PUD will
allow for orderly development of the area under a unified vision and provide additional
commercial areas to serve a rapidly growing area of the city.
RECOMMENDATION
Based upon the application and Findings of Fact and Conclusions of Law, the
Hearing Examiner recommends approval of the Rezone as described in the staff
report (Exhibit 1) dated March 19, 2008 for REZ08-0001.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
WASHINGTON, DO ORDAIN as follows:
Section 1. Approval. The request to rezone approximately 3.79 acres from R1
Single Family Residential to Lakeland Hills South Planned Unit Development (PUD)
District Light Commercial is hereby APPROVED based upon the Hearing Examiner's
Findings of Fact, Conclusions and Recommendation for the properties located at 1406
167th Avenue E (Pierce County Parcels 0520053023, 0520053022, 0520053024,
0520053018) identified in Exhibit "A" attached hereto and incorporated by reference.
Section 2. Severability. The provisions of this ordinance are declared to be
separate and severable. The invalidity of any clause, sentence, paragraph, subdivision,
section or portion of this ordinance, or the invalidity of the application thereof to any
person or circumstance shall not affect the validity of the remainder of this ordinance, or
the validity of its application to other persons or circumstances.
Section 3. Recording. 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 King County Auditor.
Ordinance No. 6176
April 30, 2008
Page 7
Section 4. Implementation. The Mayor is hereby authorized to implement such
administrative procedures as may be necessary to carry out the directions of this
legislation.
Section 5. Effective Date. This Ordinance shall take effect and be in force five
days from and after its passage, approval and publication, as provided by law.
INTRODUCED:
PASSED:
ATTEST:
Danielle E. Daskam,
City Clerk
APPROVED AS TO FORM:
Daniel B. Heid
City Attorney
PUBLISHED:
APPROVED:
PETER B. LEWIS
MAYOR
Ordinance No. 6176
April 30, 2008
Page 8
EXHIBIT A
Pierce County Tax Parcel No. 0520053023
Section 05 Township 20 Range 05 Quarter 33: BEG AT A PT ON W LI OF SEC 570.85
FT N OF SW COR OF SW OF SEC TH N TO NW COR OF S 1/2 OF SW OF SW TH E
300 FT TH S TO A PT E OF POB TH W 300 FT TO BEG SEG F 5702
Pierce County Tax Parcel No. 0520053022
Section 05 Township 20 Range 05 Quarter 33: COM AT SW COR OF SEC TH N 00
DEG 05 MIN E ALG W LI OF SD SEC 392.51 FT TO POB TH CONT N 00 DEG 05 MIN
E 178.34 FT TH N 85 DEG 50 MIN E 300 FT TH S 00 DEG 05 MIN W 89.17 FT TH S 85
DEG 50 MIN W 165 FT TH S 00 DEG 05 MIN W 89.17 FT TH S 85 DEG 50 MIN W 135
FT TO POB SEG F 5702
Pierce County Tax Parcel No. 0520053022
Section 05 Township 20 Range 05 Quarter 33: COM AT SW COR OF SEC TH N 00
DEG 05 MIN E ALG W LI OF SD SEC 392.51 FT TO POB TH CONT N 00 DEG 05 MIN
E 178.34 FT TH N 85 DEG 50 MIN E 300 FT TH S 00 DEG 05 MIN W 89.17 FT TH S 85
DEG 50 MIN W 165 FT TH S 00 DEG 05 MIN W 89.17 FT TH S 85 DEG 50 MIN W 135
FT TO POB SEG F 5702
Pierce County Tax Parcel No. 0520053024
Section 05 Township 20 Range 05 Quarter 33: COM AT SW COR OF SEC TH N 00
DEG 05 MIN E ALG W LI OF SEC 392.51 FT TH N 85 DEG 50 MIN E 135 FT TO POB
TH N 00 DEG 05 MIN E 89.17 FT TH N 85 DEG 50 MIN E 165 FT TH S 00 DEG 05 MIN
E 89.17 FT TH S 85 DEG 50 MIN W 165 FT TO POB SEG F 5702
Pierce County Tax Parcel No. 0520053018
Section 05 Township 20 Range 05 Quarter 33: S 1/2 OF FOLL DESC PROP BEG AT A
PT 125 FT N OF SW COR OF SEC TH N 535 FT TH E 300 FT TH S 535 FT TH W 300
FT TO BEG SUBJ TO EASEMENT
Ordinance No. 6176
April 30, 2008
Page 9
AUBURN
WASHINGTON
AGENDA BILL APPROVAL FORM
_T_
Agenda Subject Public Hearing Application No. REZ08-0001-Lakeland Date:
Hills South PUD Rezone & Major PUD Amendment 3/19/2008
Department: Planning Attachments: Please refer to Exhibit Budget Impact: NA
List
_
Administrative Recommendation:
Hearing Examiner to recommend to the City Council approval of the requested change in zoning and
Major Amendment to the Lakeland Hills South PUD, based upon the Findings of Fact, Conclusions and
Conditions as outlined.
Background Summary:
OWNER/APPLICANT: Jeffrey Mann, Apex Engineering, for Investco Financial Corporation
REQUEST: Change in zoning from R-1, Single Family Residential to Planned Unit
Development (PUD) District - Lakeland Hills South Special Plan Area
LOCATION: The site is located south of the intersection of Lake Tapps Parkway East,
and Lakeland Hills Way SE across from the Lakeland Commons commercial development. The address
is 1406 16716 Avenue E and is identified by Pierce County Tax Parcels #0520053023, 3022, 3024, and
3018.
EXISTING ZONING: R-1, Single Family Residential.
COMPREHENSIVE PLAN
DESIGNATION: Light Commercial (Lakeland Hills South Special Plan Area)
SEPA STATUS: A Determination of Non-Significance (SEP07-0012) was issued on
September 4, 2007 for the proposed Major PUD Amendment and Rezone.
Re viewed by Council & Committees: Reviewed by Departme nt s & Divisions:
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 Legal Police
L_J Planning Comm. Other Public Works Human Resources
Action:
Committee Approval: HY
No
YesHN
Council A
roval
pp
es
o
: Call for Public Hearing
Referred to Until
Tabled Until
Councilmember. Staff: Hankins
Meeting Date: March 19, 2008 Item Number:
AUBURN *MORE THAN YOUT IMAGINED
Agenda Subiect Public Hearing Application No. REZ08-0001 Date:
3/19/2008
The Comprehensive Plan designation, zoning designation and land uses of the subject site and
surrounding properties are:
Comprehensive Zoning Land Use
Plan
Site Light Commercial R-1 Single Family Low Density Single
Residential Family Residential
North Light Commercial PUD - Lakeland Hills Walgreens
South Special Plan Commercial
Area and C1 Light Development
_ Commercial
South Single Family R-1 Single Family Low Density Single
Residential Residential Family Residential
East Single Family R-1 Single Family Vacant & Low
Residential Residential Density Single Family
Residential
West Light Commercial PUD - Lakeland Hills Existing Lakeland
South Special Plan Commons
Area and C1 Light Commercial
Commercial Development
EXHIBIT LIST
Exhibit 1 Staff Report
Exhibit 2 Application
Exhibit 3 Notice of Public Hearing
Exhibit 4 Affidavits & Confirmation of Publication for Legal Notice
Exhibit 5 Rezone Map
Exhibit 6 Comprehensive Plan Map
Exhibit 7 Aerial Photograph of Site
Exhibit 8 Determination of Non-Significance (DNS)
Exhibit 9 SEPA Checklist
Exhibit 10 Copy of Ordinance 6138 (in part) adopting the 2007 Comprehensive Plan amendments
Exhibit 11 City of Auburn Functional Roadways Classifications (Fig. 2-1)
Exhibit 12 Lakeland Hills South PUD, Major Amendment Site Plan Map
FINDINGS OF FACT
Investco Financial Corporation LLC, has applied for a Rezone and Major PUD Amendment of this
area from R-1 Single Family Residential to Planned Unit Development (PUD) District - Lakeland
Hills South Special Plan Area. Within the Lakeland Hills South Special Plan Area, the applicant is
proposing the site to be designated Light Commercial. The 3.79 acre area is located directly east
of the existing Lakeland Commons commercial development, south of the intersection of Lake
Tapps Parkway East, and Lakeland Hills Way SE. At this time, the applicant does not have a
specific development proposed for this area.
2. The four existing parcels that make up the area are developed with low density single family
residences and accessory buildings. All existing residential structures are proposed to be
removed as the property develops in the future.
3. The site is described by the applicant as rolling with the steepest slope of the property as
approximately 9%. The site includes some large trees and typical residential landscaping. There
are no known critical areas located on the site.
Page 2 of 7
Agenda Subject Public Hearing Application No. REZ08-0001 Date:
3/19/2008
4. The site is served by the City of Bonney Lake for water. A public water system will be provided
with any subsequent development resulting from this proposed rezone. The applicant will be
required to submit plans for review and approval prepared in accordance with City of Bonney
Lake's standards.
5. The site is served by the City of Auburn for sanitary sewer. A public sanitary sewer system will
be provided with any subsequent development resulting from this proposed rezone. The
applicant will be required to submit plans for review and approval prepared in accordance with
City of Auburn's standards.
6. A stormwater system will be provided with any subsequent development resulting from this
proposed rezone. The applicant will be required to complete a drainage analysis and submit
drainage plans prepared in accordance with City of Auburn's standards.
7. The site was annexed to the City of Auburn in 2005 by Ordinance #5932. The existing zoning
designation of R1 Single Family Residential was established upon annexation.
8. During the 2007 annual Comprehensive Plan amendment cycle, the property owner sought and
was granted an amendment to the land use plan map to change the designation from Single
Family Residential to Light Commercial (Lakeland Hills Special Plan Area). This request became
effective by the Auburn City Council passing Ordinance #6138.
9. The Lakeland Hills Development began in the early 1990s and has been steadily building out
since that time. The requested Major PUD Amendment & Rezone allows for the PUD zone
designation to expand into an area that has been anticipated to be part of the PUD by the
applicant.
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 this project as
an approved PUD. See ACC 18.76.010.
11. The site has frontage along Lakeland Hills Way SE. Upon future development of the property,
road and street frontage improvements to the City of Auburn standards will be required as
necessary. These improvements include but are not limited to curb, gutter, sidewalks, planting
strips, street lighting, paving, necessary right-of-way dedications, and public stormwater
conveyance. This proposed rezone will have no impacts on the transportation system at this
time. However upon development of the site, additional trips will be generated under the new
commercial zoning designation based on the uses allowed.
12. The City of Auburn Comprehensive Transportation Plan Figure 2-1 indicates that a public
collector street should be developed through the existing Planning Area 16D, and this proposed
area 12a, from Sumner-Tapps Highway on the north to the intersection of Sumner-Tapps
Highway and 16th St. E (Pierce County road). The location of this public street is intended to
provide access to multiple parcels including those east of this rezone site.
13. ACC Chapter 18.76 specifies processes for both Minor and Major amendments to the Lakeland
Hills South PUD. As an expansion of the existing PUD, the applicant's request is considered to be
a Major Amendment. 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 makes a recommendation to
the City Council.
Page 3 of 7
Agenda Subject Public Hearing Application No. REZ08-0001 Date:
3/19/2008
14. 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.
15. The submitted plan accompanying the Major Amendment & rezone application is general,
describing the area to be designated within the boundaries of the proposed PUD expansion.
Other items noted in ACC 18.76.020.A are not addressed at this time and will therefore be
determined through the subsequent site plan review process.
16. A legal ad was published for this proposed rezone in the Seattle Times on March 6, 2008. The
site was posted at one location and adjacent property owners within 300 feet of the property were
notified of this public hearing by mail.
17. On September 4, 2007, the SEPA Responsible Official issued a Final Determination of
Nonsignificance (DNS) for the Lakeland South Comprehensive Plan Map amendment, Rezone,
and Major PUD Amendment (File No. SEP07-0012). It was determined that the proposed Major
PUD Amendment and Rezone would not have a significant adverse environmental impact. No
public comments were received on the proposed DNS.
CONCLUSIONS
ACC Chapter 18.68 provides certain criteria for approval of a rezone:
1. The rezone must be consistent with the Comprehensive Plan.
The Comprehensive Land Use Plan Map was amended in 2007 to designate this area from Single
Family Residential to Light Commercial (Lakeland Hills Special Plan Area). This requested zone
change will allow the area to develop consistent with the plan designations and also the overall
character of the Lakeland Hills community.
The Auburn Comprehensive Land Use Plan includes several goals and policies to support the
proposed rezone as follows in relevance;
Chapter 3 Land Use
Goal 9-Commercial Development
To maintain and establish a variety of commercial environments which provide the full range of
commercial services to the community and region in a manner which reduces conflicts between
different types of commercial services and other uses.
Neighborhood Commercial
Small commercial centers within or adjacent to residential neighborhoods serve a useful function in
providing convenient access to neighborhood residents for their "everyday" or "convenience"
shopping needs. These centers can serve to reduce the number of automobile trips or at least
shorten them by providing services near to one's residence. For neighborhood centers to provide
these benefits, attention must be paid to ensuring adequate access to these centers from the
adjacent neighborhood. However, these commercial areas can also adversely affect a neighborhood
by generating traffic and land use conflicts.
Page 4 of 7
Agenda Subiect Public Hearing Application No. REZ08-0001 Date:
3/19/2008
Objective 9.1 To provide for the convenience commercial needs of residential areas, while
protecting existing and future residential neighborhoods from the disruptive effects of commercial
intrusions.
Policy LU-59 Existing neighborhood oriented commercial centers should be identified and
designated. Commercial uses within these centers should be limited to those having primary market
areas considerably smaller than the entire community.
Policy LU-60 Designated neighborhood commercial centers should be prevented from
spreading along the arterials that serve them.
Policy LU-61 A prime consideration in permitting the expansion of existing neighborhood
commercial areas shall be the ability to adequately buffer any nearby residences from disruptive
impacts.
Policy LU-62 In some instances of existing neighborhood commercial centers, a transition
zone of moderate density residential uses should be designated between the center and single family
residential areas.
Policy LU-63 New neighborhood commercial centers should be considered under the "Special
Planning Areas" concept. Such areas should be carefully designed and integrated into the overall
area development plan so as to minimize traffic and land use conflicts. Commercial uses should be
limited to those having primary market areas approximately the size of the special planning area.
Policy LU-64 Consideration should be given to providing adequate access to neighborhood
commercial development by non-motorized modes such as walking and biking. Barriers to these
modes such as walls and fences should be removed when possible and shall be avoided in new
development.
The goals and policies of the land use element generally support the proposed rezone. The location
is near existing urban services and infrastructure. The plan supports the development of close-in
vacant or underdeveloped properties which further limits urban sprawl on the edges of the planning
area. As indicated by the applicant, the Lakeland Hills South PUD has a continued need for
expanded neighborhood commercial services that can be accommodated under this proposal. The
addition of this site as commercial provides an expansion to the existing Lakeland Commons
shopping area that has a primary market are not larger than the community it serves.
By compliance with the zoning code and other applicable development regulations for commercial
development, at the time of future construction, landscaping and buffering of adjacent residential
properties will be provided. Finally, this site provides good access for non-motorized means of
transportation. The Lakeland Hills South PUD includes an extensive network of pedestrian friendly
trails, sidewalks, and other planning features that provide access to this site.
Comprehensive Transportation Plan
5.2 Street System
Objective: Functional Classification
To provide an integrated street network of appropriate classes of streets designed to facilitate
different types of traffic flows and access needs.
Page 5 of 7
Agenda Subject Public Hearing Application No. REZ08-0001 Date:
3/19/2008
Policy TR-51 The city street system is made up of Arterials, Collectors, and Local Streets
Policy TR-52 The Functional Roadway Classifications Map will serve as the adopted standard
for identifying classified streets in the City of Auburn and the potential annexation areas.
Objective: Collectors
Policy TR-62 Designate new collectors to serve developing areas concurrent with approval of
such development. Collectors shall be spaced in compliance with good transportation network
planning principles, and support the importance of overall system circulation.
The Growth Management Act requires consistency between land use and transportation planning. As
noted, the Land Use Plan identifies the area of the rezone as Light Commercial. Pursuant to Section
12.64.A.030 ACC, upon future development of the site, the City's Public Works Department will
identify specific public right-of-way improvements that are necessary to mitigate the impacts of site
development. Construction or provision of those improvements in the manner specified by the city
engineer shall be a condition of granting said permit. Improvements will likely include; street lighting,
sidewalks, concrete curbs and gutters, storm drainage systems, street landscaping and
appurtenances, traffic control devices, and dedication of public right-of-way.
Sequentially, to meet the objective of the City's Comprehensive Plan and provide roadway access
which meets city standards to properties east of this rezone, a minimum dedication of 15 feet of right
of way extending east - west from Lakeland Hills Way to the eastern boundary of Lakeland Hills
South Area D (Parcel # 0520053018) is required. This dedication shall be required as a condition of
this rezone.
2. The rezone must be initiated by someone other than the City in order for the Hearing Examiner
to consider the request.
This rezone request was initiated by the property owners, Investco Financial Corporation, LLC.
3. Any changes or modifications to a rezone request made by either the Hearing Examiner or
City Council will not result in a more intense zone than the one requested.
Staff is not recommending any changes or modifications to the request.
In addition, the Washington State Supreme Court has identified other general rules for rezone
applications (see Parkridge v. Seattle, 89 Wn.2d.454; 573 P.2d 359 (1978)):
1. Conditions in the area must have changed since the original zoning was established.
Since the original R1 Single Family zoning of this site was established via annexation to the City of
Auburn in 2005, there have been significant changes in the general area. The Lakeland Hills South
PUD has continued to significantly expand with the development of new infrastructure and at this time
is nearing build-out. Also, there have been significant numbers of residential units created outside of
the defined PUD boundary that utilize the street network in and out of the Lakeland Hills community.
This equates to an increased need for commercial services to serve these new residents. This
proposed rezone will facilitate development of additional commercial services while utilizing the
existing infrastructure developed in the area.
This general area which is situated at the intersection of Lake Tapps Parkway East and Lakeland
Hills Way has experienced a transition from single family residential to commercial. Currently, the
Page 6 of 7
Agenda Subiect Public Hearing Application No. REZ08-0001 Date:
_ __------ ._____ 3/19/2008
development pattern in the vicinity of the rezone is a mix of commercial uses and single family
residences. The proposed change in zoning will be compatible with the surrounding uses and zoning
classifications.
2. The proposed rezone must bear a substantial relationship to the general welfare of the
community.
The properties west and north of this site are designated as Lakeland Hills South Special Plan
Area/C1 Light Commercial. West of the site is the existing Lakeland Commons shopping center
which includes a grocery store, several restaurants and varied retail services. North of the site is a
Walgreen's with plans for additional retail services. As proposed, this rezone request from R1 Single
Family Residential to Lakeland Hills South Special Plan Area/C1 Light Commercial is consistent with
the land uses on the adjacent parcels to the north and west. Further, subsequent development on
the site will be required to meet applicable codes and regulations, including mitigation of anticipated
environmental impacts. Therefore, the rezone as requested will not adversely affect the general
welfare of the community.
The rezone will allow for future development of the area in a manner consistent with the Lakeland
Hills South PUD, a master planned community. Expansion of the PUD will allow for orderly
development of the area under a unified vision and provide additional commercial areas to serve a
rapidly growing area of the city.
RECOMMENDATION
Based upon the application, findings of fact and conclusions of the staff report, staff recommends that the
Hearing Examiner recommend to the City Council approval of the rezone to the Lakeland Hills South PUD
with the following conditions of approval;
1. For this rezone to become effective, the applicant/owner shall receive concurrent approval for the
Lakeland Hills South PUD Major Amendment (MIS08-0005) to expand the existing PUD
boundary to include the four Pierce County Tax Parcels associated with this request. If the
proposed major PUD amendment is denied, this rezone request shall also be denied.
2. Future development within the project area shall require separate environmental (SEPA) review
to assess the potential environmental impacts and determine appropriate project conditioning,
based on a specific development proposal.
3. In order to meet the intent of the City's adopted Comprehensive Transportation Plan and provide
roadway access which meets city standards to properties east of the subject site, the
applicant/owner shall dedicate a minimum of 15 feet of right of way along the south property line
of the rezone site. This right-of-way dedication shall extend east from Lakeland Hills Way to the
eastern boundary of the site. This future roadway shall be labeled accordingly on the Final
Development Plan Map consistent with the Comprehensive Transportation Plan.
Staff reserves the right to supplement the record of the case to respond to matters and information raised
subsequent to the writing of this report.
Page 7 of 7
r
'luttttitti;, tcilrlitrn, and Cotittt unill, Deptratatettt
MASTER LAND USE APPLICA TION - Pt <r lvn'tn"r; APPL IC .4 TIO,'VS
Project Name LAKELAV() ??k)eei N Plot( -rZC-201&
- ---- - Date 0 v
Parcel No(s) - 052005-30'-x_-3022. -302-4--3018 - Site Address 1406 167`'` Ave F.
Legal Description (attached separate sheet if necessary) See attached.
Applicant
'a tile. tnvestco Financial Corporation Attn: Brian ;McCabe
N,failing Address: 1302 Puyallup Street, Sumner, WA 98 399
Telephone: 253-S63-6200 l=ax: 253-826-5379
Email: biitccabr(Cinvc (co.n?t
Sigiiatu[e:jL?l
-------- - --
--------------
Owner (if more Iran one attach another sheet)
Name: See attached.
Eii-ineer/Architecture/Other
Ix[ame: Apex Engineerin- PLLC Attn: Jeffrey Mann
Mailing Address: 2601 South 35`1' Suite 200, Tacoma, AVA 98409
Telephone: 253-473-4494 Fax: 253-473-0599
Email: rnartnta`a ?e?enei[r<crinu.uet
Vescription of Proposed Action: 7 he C'ourprehensive Plun Map ffnrerrchnent proposes/ i.s to clrctrrge the
land rise designwion of pm-cel numbers 05200j- 3023. -3022. -3024, cmd -3018Irorn the current land ztse
desiglUltio77 ofSingle Fomily Residential to the proposed land use designation of Light Commercicd.
The C'orrrpr-ehensire Plan Afap <4rrrenchw-w rroulcl also reflect the addition of the 3. 79 acres of the ubovc
listed parcels to the Lakeland P UD. This will also entail rezoning the parcels from the current zoning of
R-I Single Fcanily Resiclenticd to the proposed taring oj'Lctkeland Hills South PUD. A major
011en-1ment to the Final Development Moll of the Lukelarrd PUD to adchress the inclusion of these
parcels is being prepored in conjunction with this opplicatiorr.
Le 01' Al?Rlrcation Re Hired (('heck all thaf Ahp1Y)
Administrative Appeal* -
Administrative Use Pelll7lt*
Annexatimi *
Boundary Line Adjustment
__ Comprehensive Plan Amendment (Text/i1'Iap)
Conditional Use Permit"
Critical A+eas Variance"
Development Agreement*
Environmental Review (SEPA)"
Final Plat
- Preliminary Plat"
PUD Site Plan Approval
_Reasonable Use G?ception
Rezone (site specific) Area Wide
Short Plat
Special Exception*
Special Home Occupation Permit'"
Substantial Shoreline Development"
Surface Mining Permit"
Temporary Use Permit
Variance*
"Please note that public notification is
required. A separate cost is charged
for the signs. City prepares signs but
applicant responsible for sign posting.
Page I of 6
AUBURN
?t, )P? _ I I IAN Y, I i??tr1(?1N1-P
F
February 5. 200R
File #26384/0
Rezone Criteria Review
A. Introduction
The rezone request is change the zoning from R1-Single Faintly to Lakeland Hills South PUD with
the Adopted Special Plan Area overlay. The rezone is proposed in order to be consistent with the
Comprehensive Plan Amendment approved by the Auburn City Council on December 17, 2008 and
the proposal to add the property into the Lakeland Hills PUD through a Major Amendment. As part of
the Major Amendment the site will be given the Lakeland 14111 PUD designation of Commercial
which ties to the Chapter 18.76 of the Zoning Code, and Section 18.76.060.E which further references
Section 18.26 defining the commercial zoning development standards for the property- The
Comprehensive Plan Map Amendment would add approximately 3.79 acres additional acreage
incorporated into the Lakeland Hills Plammed Unit Development. The Light Commercial designation
is consistent with the adjacent parcels to the west and north. The tour subject parcels would be
included in the Lakeland Hills South PUD to compel the high level of quality development and
architectural consistency as the surrounding commercially developed projects.
A CongViance with Zoning Criteria
a. The intent of the zoning code and the comprehensive plan of the City. A the
rezone consistent with the cornpi-eher?sive plan?
On December 17°i 2007, the Auburn City Council adopted the Comprehensive Plan amendment
designation the proposed property as Light Corrunercial. The rezone to the Lakeland 14111 South PUD
zoning designation and the designation of the site as Commercial on the PUD Final Development
plan will be consistent with and implement the new Light Commercial land use designation.
The Auburn Comprehensive Land Use Plan contains several goals and policies to support the zoning
request.
Land Use Goal 9
The text of the goal states "Small commercial centers within or adjacent to residential neighborhoods
serve a useful function in providing convenient access to neighborhood residents for their "everyday-
or "convenience" shopping needs. These centers can serve to reduce the number of automobile trips
or at least shorten them by providing services near to one's residence."
Further, the goal states that ' ...large scale residential developments will create a need for new small-
scale commercial centers."
The Lakeland Hills South PUD has a continued need for expanded neighborhood commercial services
that can be accommodated under this proposal. The proximity of the proposed area to the Lakeland
Town Center makes it a viable and logical location for such an expansion to occur.
Land Use Objective 9.1
The addition of this property to the commercial node of the Lakeland PUD is consistent with Land
Use Objective 9.1; providing a convenient commercial necessity while protecting existing and future
residential neighborhoods from the disruptive effects of commercial intrusion.
Land Use Policies
The Comprehensive Plan Amendment request is also consistent with LU-61 and LU-62 in that the
proposal will be adequately buffered from nearby residences. The west and north side of the property
are both designated as Light Commercial. The south is designated as Moderate Density Residential
which is often used as a buffer between commercial uses and single-family residences. The property
to the east is a large lot with a single family home on it with a substantial buffer of trees between the
proposed amendment area and the single-family residence.
The proposed increase to the Lakeland PUD neighborhood commercial center is also consistent with
LU-59 and LU-63. This proposal expands an existing neighborhood commercial center that has a
primary market area not larger than the community for which it provides service. The size of the
expansion area will not be capable of supporting uses that rely on regional population but will better
serve the primary market area.
LU-64 cites that "Consideration should be given to providing adequate access to neighborhood
commercial development by non-motorized modes such as walking and biking." The location of the
proposal will serve as a logical extension of the existing center, which is already adequately served by
non-motorized modes. Specific physical extension of the non-motorized components will be defined
during the future site development phases.
The public utility services areas are; Bonney Lake water, Auburn sanitary sewer and storm.
Lakeland Hills Way is complete along the proposal's west frontage and intersects with the Lake
Tapps Parkway just north of the proposal area. The location of the Light Commercial Designation
along Lakeland Hills Way is consistent with the Comprehensive Plan's intention for neighborhood
commercial centers to be served by arterials.
Lakeland Town Center provides a significant level of commercial services to residents of the PUD.
However, as the PUD nears its build-out horizon, and the development of additional residential
subdivisions outside of the PUD are realized, there is an increased need for commercial services than
can be accommodated within the existing PUD commercial components. This proposed amendment
provides the opportunity to expand the PUD's commercial base to meet the additional neighborhood
need while relying on the existing design requirements and comprehensive infrastructure currently in
place for the PUD.
h. The ai,ailability of municipal sc>ri?ices such as water, sewer; fire and police
protection which might be requires by reason of the proposed rezone.
The property has frontage on the southerly extension of Lakeland Hills Way and will have access to that
road for future development. Water and sewer utilities are located in Lakeland Hill Way. A grading
perYnit to raise the site is currently under City review. The grading of the property will allow for gravity
sewer serve for the property. As a part of the Lakeland Hills PUD the site will pay a Fire mitigation fee
consistent with other developments in the PUD. Police and Fire Services will have access to the site.
Police services will be supported by future tax revenues. Police and fire services that currently protect the
existing "Down Center would be available to this property.
CITY OF **
U \? L f
WASHINGTON Planning, Building, and Community Department
PROPERTY OWNERS
Owner of Parcel #'s: 052005-3022, -3024
Name: DALE C & DANALEE JENSEN
Mailing Address: 1412 167TH AVE E LAKE TAPPS WA,98391
Telephone and Fax: N/A
Email: N/A
Owner of Parcel #: 052005-3023
Name: RONALD M & RAYOLA B HAYWOOD
Mailing Address: 1406 167TH AVE E LAKE TAPPS WA,98391
Telephone and Fax: N/A
Email: N/A
Owner of Parcel #: 052005-3018
Name: STEVEN J NELSON
Mailing Address: 16615 15TH STREET CT E LAKE TAPPS WA,98391
Telephone and Fax: N/A
Email: N/A
Pa c2of6 AuBURN
CITY OF
V BuR N
WASHINGTON Planning, Building, and Community Department
LEGAL DESCRIPTIONS
Parcel A (0520053023)
Section 05 Township 20 Range 05 Quarter 33: BEG AT A PT ON W LI OF SEC 570.85 FT N
OF SW COR OF SW OF SEC TH N TO NW COR OF S 1/2 OF SW OF SW TH E 300 FT TH
S TO A PT E OF POB TH W 300 FT TO BEG SEG F 5702
Parcel B (0520053022)
Section 05 Township 20 Range 05 Quarter 33: COM AT SW COR OF SEC TH N 00 DEG 05
MIN E ALG W LI OF SD SEC 392.51 FT TO POB TH CONT N 00 DEG 05 MIN E 178.34 FT
TH N 85 DEG 50 MIN E 300 FT TH S 00 DEG 05 MIN W 89.17 FT TH S 85 DEG 50 MIN W
165 FT TH S 00 DEG 05 MIN W 89.17 FT TH S 85 DEG 50 MIN W 135 FT TO POB SEG F
5702
Parcel C (0520053024)
Section 05 Township 20 Range 05 Quarter 33: COM AT SW COR OF SEC TH N 00 DEG 05
MIN E ALG W LI OF SEC 392.511717 TH N 85 DEG 50 MIN E 135 FT TO POB TH N 00 DEG
05 MIN E 89.17 FT TH N 85 DEG 50 MIN E 165 FT TH S 00 DEG 05 MIN E 89.17 FT TH S
85 DEG 50 MIN W 165 FT TO POB SEG F 5702
Parcel D (0520053018)
Section 05 Township 20 Range 05 Quarter 33: S 1/2 OF FOLL DESC PROP BEG AT A PT
125 FT N OF SW COR OF SEC TH N 535 FT TH E 300 FT TH S 535 FT TH W 300 FT TO
BEG SUBJ TO EASE
Page 3 46
AU BU RN -
<L 1TV B' R r
WASHINGTON Planning, Building, and Community Department
LETTER FROM PROPERTY OWNER GRANTING AUTHORIZATION TO ACT
(A copy of this letter must be submitted for each property owner involved)
1, (?rjgh ?`1 c Ca ?pe , being duly sworn declare that I am the owner of the property
(PROPERTY OWNER)
Involved in the application. I hereby grant der e y N1 ?r.?
of per Cna?r.c?rh^ fbLC to act on my behalf. I further declare that all
statements, answers, and information herein submitted is in all respects true and correct to the
best of my knowledge and belief.
Signature
/3 Q 7
Date
4 ! r
Sun?nc WA 1639
Address
Subscribed and sworn to before me this /3 ?C of o0 7
Notary Public in and for the State of Washington,
Residing at
Page 4 of '6
AUBURN ? MORL T1-]AN `110tJ 1;0AGINL-D
CI-1`'0I
B
-AU B U ON
n ? I { I N G ; O Planning, Building, and Continunity Department
LETTER FROM PROPERTY OWNER GRANTING AUTHORIZATION TO ACT
(A copy of this letter must be submitted for each property owner involved)
I, && ti 5-A- us?/l%, being duly sworn declare that I am the owner of the property
(PROPERTY OWNER)
Involved in the application. I hereby grant
of
to act on my behalf. I further declare that all
statements, answers, and information herein submitted is in all respects true and correct to the
best of my knowledge and belief.
Signature Date
Address
Subscribed and sworn to before me this zday of
Notary Public in and for the State of Washington, 0A, , _
Residin at A=:& Cr yr,
??° r e pwo oe , ?? ?®?
,
Page 2 of '2
C'i I Y 7F
AUBURN
O!A ii 1 NG ON Planning, Building, and Community Department
LETTER FROM PROPERTY OWNER GRANTING AUTHORIZATION TO ACT
(A copy of this letter must be submitted for each property owner involved)
I, Fo ?1 O-t&Y t,Zy EQ't>, being duly sworn declare that I am the owner of the property
(PROPERTY OWNER)
Involved in the application. I hereby grant
of
to act on my behalf. I further declare that all
statements, answers, and information herein submitted is in all respects true and correct to the
best of my knowledge and belief.
Signature
Date
0o A 0 -E ?V1 z- ' ; Lzti's ?S
Address
Subscribed and sworn to before me this day of S u,
Notary Public in and for the State of Washington,
y?
Residing at E(!:0? ,i rh t?; L (? k- 0
.0 r? (P
U)t v kpTA Te?_
pUeCIC
,,S;g5e8
Page 2 of 2
f _
crr', 0i
AO B wul N
?%'IAti H f \ G i 0,'v
Planning, Building, and Community Department
LETTER FROM PROPERTY OWNER GRANTING AUTHORIZATION TO ACT
(A copy of this letter must be submitted for each property owner involved)
u I 4f 'S l eing duly sworn declare that 1 am the owner of the property
(PROPERTY OWNER)
Involved in the application. I hereby grant
of
to act on my behalf. I further declare that all
statements, answers, and information herein submitted is in all respects true and correct to the
best of my knowledge and belief.
`?
Signature
Address
b z.3 0-?
Date
Subscribed and sworn to before me this day of
Notary Public in and for the State of Washington, (I , .
Residing at lM M ? A r LQ?a A
?gE49sic,<,1f
Qe;'?? fAo?e
POTA,RY
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