HomeMy WebLinkAbout50921 ORDINANCE NO. 5 0 9 2
2
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AUBURN,
3 WASHINGTON, ADDING A NEW CHAPTER TO AUBURN CITY CODE TITLE 18,
4 ENTITLED "PLANNED UNIT DEVELOPMENT DISTRICT (PUD) - LAKELAND
HILLS SOUTH."
5
6 WHEREAS, Lakeland Hills is a planned development located
7 in both Pierce and King Counties that has been in planning and
8 construction for a period of years; and
9 WHEREAS, Lakeland North is located within the current
10 corporate boundaries of the City of Auburn; and
11 WHEREAS, the City of Auburn has planned for the
12 annexation of Lakeland South (Pierce County) and surrounding
13 areas for nearly two decades; and
14 WHEREAS, the City of Auburn and The Lakeland Company have
15 previously entered into a contractual relationship granting
]8 the City the ability to annex Lakeland property; and
]7 WHEREAS, The Lakeland Company has previously been granted
18 Planned Development District approval in Pierce County and
19 development of the first phases of the planned development are
20 currently underway; and
21 WHEREAS, the City of Auburn's Phase I annexation of the
22 northern 280 acres of Lakeland South has been approved by the
23 Pierce County Boundary Review Board; and
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Ordinance No. 5092
May 4, 1998
Page 1
] WHEREAS, that upon annexation the City of Auburn will
2 need a regulatory framework to manage the development of
3 Lakeland South and insure that the area develops as an Auburn
4 neighborhood provided largely Auburn services; and
5 WHEREAS, The Lakeland Company and the City of Auburn have
6 developed a Planned Unit Development Ordinance designed to
7 provide the required regulatory framework.
8 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AUBURN,
9 WASHINGTON, DO ORDAIN AS FOLLOWS:
10 Section 1.. There is herewith created a new Chapter to
11
Auburn City Code Title 18 entitled "Planned Unit Development
]2
District (PUD) - Lakeland Hills South Special Plan Area", set
13
forth on attached Exhibit "A" and made a part hereof as though
14
set forth in full herein.
15
Section 2. The Mayor is hereby authorized to implement
]7 such administrative procedures as may be necessary to carry
]8 out the directions of this legislation.
19 Section 3. This Ordinance shall take effect and be in
20 force five day from and after its passage, approval and
2] publication as provided by law.
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Ordinance No. 5092
May 4, 1998
Page 2
1 INTRODUCED: May 4, 1998
2 PASSED: M~y 4, ]998
3 APPROVED: MaY 4, 1998
4
A
8 CH RLES A. BOOTH
MAYOR
7
8
ATTEST:
9
~ Di~lelle E. Daskam,
City Clerk
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]3
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APPROVED AS TO FORM:
]5
R
]7 Michael J. eynolds
City Attorney
]8
19
20 PUBLISHED:
2!
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Ordinance No. 5092
May 4, 1998
Page 3
Lakeland Planned Unit Development
Chapter 18.XX
PLANNED UNIT DEVELOPMENT (PUD) DISTRICT -- LAKELAND
HILLS SOUTH SPECIAL PLAN AREA
SECTIONS:
Section 18.XX.010: Purpose.
Section 18.XX.020: Process.
Section 18.XX.030: Definitions.
Section 18.XX.040: Permitted Uses.
Section 18.XX.050: Calculation of Number of Dwelling Units.
Section 18.XX.060: Development Standards.
Section 18.XX.070: Design Requirements.
Section 18.XX.075: Landscaping and Screening Requirements.
Section 18.XX.077: Sign Requirements.
Section 18.XX.080: Public Infrastructure Requirements.
Section 18.XX.090: Application for a Major Amendment to the PUD Designation.
Section 18.XX. 100: Phased Developments.
Section 18.XX.t 10: Concurrence with Subdivision Regulations.
Section 18.XX. 120: Administrative Review of Major Amendments.
Section 18.XX.t 30: Hearing Examiner Review.
Section 18.XX. 140: Findings of Fact.
Section 18.XX.150: City Council Action.
Section 18.XX.160: Site Plan Approval.
Section 18.XX. t70: Adjustments to the Approved PUD Plan.
Section 18.XX. 180: Property Owner's Association.
Section 18.XX.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
Exhibit 'A' - 1 -
Ordinance No. 5092
Lakeland Planned Unit Development
PDD (Pierce County Hearings Examiner Case No. Z15-90/UP9-70) as amended. The
conditions of approval which remain applicable are attached hereto as Exhibit A and
incorporated herein by reference.
Auburn has accepted the Lakeland Hills South PUD as an approved PUD. Therefore,
this Purpose Section shall apply to Minor and Major Amendments to the Lakeland Hills
South PUD.
The purpose of a Planned Unit Development (PUD) District is to offer enhanced
flexibility to develop a site through innovative and alternative development standards. A
PUD 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 applicanrs responsibility to demonstrate,
to the City's satisfaction, that the proposed PUD achieves or is consistent with the
following desired public benefits and expectations in whole or in part.
A. Preservation of Natural Amenities: Preservation of desirable site characteristics
such as open spaces and the protection of sensitive environmental features
including steep slopes, rivers, creeks, wetlands, lakes and scenic views.
B. Pedestrian 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. PUD's may
Exhibit "A"
Ordinance No. 5092
Lakeland Planned Unit Development
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 Desi.cln Features: Provide building and structural designs that
complement surrounding land uses and their environment. Design standards
should reflect quality site planning, landscaping and building architecture.
F. Creation of Public Amenities: Enhance parks and open spaces consistent with
the Comprehensive Park Plan and non-motorized plan.
G. Affordable Housing: Provide affordable housing options in accordance with
Auburn's Comprehensive Plan.
Section 18.XX.020 Process.
The approval process for Major Amendments to the Lakeland Hills South PUD is three
steps. The first step is a recommendation by the Hearing Examiner and final approval
of the PUD or Major Amendment by the City Council using the process applicable to a
rezone, Chapter 18,68. The second step is the approval of either a preliminary plat, a
site plan, or a combination of both. Where a preliminary plat has been proposed, the
third step is the approval of a final plat by the City Council. Step two may be combined
with step one.
A. Step one -PUD Maior Amendment approval: Approval of a Major Amendment
to the Lakeland Hills South PUD shall be applied by the rezone process as
specified in Chapter 18.68. Generally, a Major Amendment will be required
because a specific proposal within a planning area necessitates an amendment.
For the proposal triggering the need for the Major Amendment, the Major
Amendment shall establish the land uses, density, number and types of dwelling
units, number and distribution of lots/units, any modification of plat development
standards, general street layout, street right of way widths, whether streets are
public or private, the amount, type, and location of open space and park land,
phasing plans if any, and the responsibilities of the owner/developer. If there is
Exhibit "A" -3-
Ordinance No. 5092
Lakeland Planned Unit Development
no specific proposal, the Major Amendment shall establish these parameters to
the extent possible. Application for PUD Major Amendment approval shall be in
accordance with Section 18.XX.090.
B Step two - preliminary plat site/plan approval: For those Major Amendments to
the Lakeland PUD that consist of only single family or duplex platted lots, a
preliminary plat may be filed pursuant to Chapter 17.06 of the Auburn City Code.
For all other uses, a site plan must be approved by the Director of Planning
pursuant to Section 18.XX. 160. Preliminary plat and site plan approval must be
concurrent if a PUD requires both approvals. Preliminary plat/site plan
applications may be for all or a portion of a planning area. Applications for a site
plan shall be in accordance with 18.XX. 160.
C. Step three - final plat approval: Final plats shall be approved pursuant to
Chapter 17.10 of the Auburn City Code.
Section 18.XX.030 Definitions.
A. Community Center/Recreation Facilities: for the purposes of this chapter,
Community Center/Recreation Facilities means a building with associated
amenities intended or designed to be used for community meetings and
recreation and may include facilities within and adjacent to the building for
offices, kitchen, storage space, bathrooms, sales and information, swimming
pools, sportcourts, tennis courts, playgrounds, and an outdoor amphitheater.
B. Density: for the purposes of this chapter, density means the maximum number
of dwelling units per acre allowed within a given area.
C. Department: for the purposes of this chapter, the term Department shall refer to
the City of Auburn Department of Planning and Community Development.
D. Gross Area: {also referred to as Gross Acreage or Gross Useable Area} for the
purposes of this chapter, gross area shall be defined as all of the area within the
Exhibit "A' -4-
Ordinance No. 5092
Lakeland Planned Unit Development
boundaries of the entire PUD site including all public and private parcels, rights-
of-way, open spaces, common areas, and dedications.
E. Lot Types: These definitions apply to dwellings on fee simple lots:
1. Detached, detached lots are lots which the structure on the lot is set back
from all the lot lines.
2. Zero setback, zero setback lots are lots which the structure on the lot
does not have a set back from one of the interior side lot lines and is not
attached to another structure on an adjoining lot. The structure is set
back from all remaining lot lines.
3. Semi-attached, semi-attached lots are lots which the structure on the lot
does not have a setback from one of the interior side lot lines and is
attached to another structure on an adjoining lot. The structure is set
back from all remaining lot lines.
4. Attached, attached lots are lots which the structure on the lot does not
have a setback from either of the interior side lot lines and is attached to
another structure on both adjoining lots. The structure is set back from
all remaining lot lines.
F. Net Area: {also referred to as Net Acreage or net usable area} for the purposes
of this chapter, net area shall be defined as the gross area minus the area
designated as non buildable areas and non-residential uses.
G. Non buildable Areas: Non buildable areas include; slopes that exceed 25%
measured between each 25 foot contour line; wetlands delineated pursuant to
the definition of "Wetlands" contained within section 16.06.030 of the Auburn City
Code; or floodways as defined by section 15.68.060(I) of the Auburn City Code.
Slopes, wetlands, or floodways that are allowed to be modified by the City may
be considered buildable. Wetland buffers are not considered non-buildable
areas. Non buildable areas for each planning area will be determined following
Exhibit "A' -,5-
Ordinance No, 5092
Lakeland Planned Unit Development
the completion of mining for the planning area pursuant to Pierce County Permit
UPg-70 as it may be amended.
H. Official Lakeland Plan Map. For the purposes of this chapter, the official
Lakeland Plan Map is the Final Development Plan for Lakeland attached hereto
as Exhibit B and legally described in Exhibit C. Exhibits B and C are
incorporated herein by reference.
I. Open Space: For the purposes of this Chapter open space may include such
features as landscaped areas, held in common ownership by a Homeowners
Association and part of a landscape plan common to the entire PUD, passive
and active recreation uses, natural features, environmental amenities such as
wetlands and their buffers, and, storm water facilities that incorporate any or all
of the above identified features. Open space areas shall be required to be
enhanced if not already an existing amenity. Areas intended to be left in their
natural state, including but not limited to, wetlands and their buffers and steep
slopes shall be considered an existing amenity. The open space must be a
permanent, integral, and functional amenity that is for the common good and
enjoyment of the residents of the entire PUD and not just to an individual lot or
resident. Landscaped areas, private parks, and improvements within open
space areas shall be maintained by the Homeowners Association. Open space
for the Lakeland Hills South Special Area Plan is shown on the Official Lakeland
Plan Map and shall be provided in accordance with the First Amendment to
Lakeland Annexation and Utilities Agreement as adopted by City Council
Resolution No. 2955.
J. Plannin.cl Area: For the purposes of this Chapter, Planning Area refers to the
areas referred to as residential, senior, commercial, community center, school,
and park/open space on the Official Lakeland Plan Map.
K. Private street: Private street means any access easement, tract or street which
is not a public street. Driveways which are not part of an access easement, tract
or street shall not be considered a street.
Exhibit "A" -6-
Ordinance No. 5092
Lakeland Planned Unit Development
L. Public street: Public street includes all streets, highways, freeways, avenues,
lanes, courts, places or other public rights of way in the City held in public
ownership and intended to be open as a matter of right to public vehicular traffic.
M. Senior Housing and Services: For the purposes of this chapter, Senior Housing
and Services means living accommodations where at least one member of the
household is age 55 or over and all members of the household are as least 18
years of age. Dwelling units may consist of independent living units comprised
of attached and detached single-family and multifamily dwellings where elderly
individuals or families provide rooms, meals, personal care, supervision of self-
administered medication, recreational activities, financial services, and
transportation, and may include Alzheimer's care and health care facilities. For
the purposes of the chapter, Alzheimer's care facilities which have no more than
one congregate kitchen and dining area will be considered one dwelling unit.
Section 18.XX.040 Permitted Uses.
A. Residential:
1. Housing concepts of all types limited only by the density allowed in the
Official Lakeland Plan Map. Examples include the following:
a. Single family detached homes.
b. Condominiums, apartments, and townhouses.
c. Customary accessory uses and structures common to single
family homes or multi-family dwellings.
d. Home occupations authorized by and subject to the standards of
Chapter 18.60 ACC.
e. Mini-storage and storage or parking of recreational vehicles for
residents of the individual development.
Exhibit "A" -7-
Ordinance No. 5092
Lakeland Planned Unit Development
f. Non-residential or municipal uses such as schools, churches,
libraries, police, parks or fire facilities as authorized in the PUD.
g. Home based daycare.
h. Community centers/recreation facilities.
i. Senior housing and services.
2. Parks.
B. Non-Residential: Uses permitted by ACC 18.26 as authorized in the
development plan.
C. Conditional Uses: Permitted throughout the PUD Pursuant to ACC 18.64 and as
specifically authorized by the development plan, including:
1. Civic and social fraternal clubs.
2. Mini-daycare and daycare centers.
3. Preschools or nursery schools.
4. Religious institutions.
5 Utility substations.
6. Municipal Services
a. Police
b. Fire
c. Library
7. Mini Storage and storage or parking of recreational vehicles for residents
of the PUD.
Exhibit "A" -8-
Ordinance No. 5092
Lakeland Planned Unit Development
Section 18.XX.050 Calculation of number of dwelling units.
The maximum number of dwelling units allowed in a planning area is calculated in the
following manner:
A. Non buildable areas and land set aside for nonresidential land uses are
subtracted from the gross area of the site to determine the net usable area of the
site. For the purposes of this section, non buildable areas do not include public
or private streets or driveways within a planning area.
B. The number of acres of the net usable area of the planning area is multiplied by
the residential densities allowed in the Official Lakeland Plan Map to produce the
maximum number of dwelling units. Any fractions may be rounded up to the
nearest whole number as long as the densities as outlined in section
18.XX.050(C) are not exceeded.
C. Residential densities within each planning area allowed by the Official Lakeland
Plan Map are as follows:
Allowable Residential Densities
Lake Hills South Maximum Number of
Comprehensive Plan Map Dwelling Units per Acre
Designation
Single Family 6 units per acre
Moderate Density Residential 14 units per acre
High Density Residential 19 units per acre
Section 18.XX.060 Development Standards
The following development standards will apply for each development within the
planning areas shown on the Official Lakeland Plan Map. Except where modified by
Exhil~it 'A'
Ordinance No. 5092
Lakeland Planned Unit Development
these standards, all standards of the Auburn City Code apply. Front yard setbacks are
measured from the edge of the right of way for lots fronting on public streets and from
the face of the curb, or the midpoint if a rolled curb is used, for private streets.
A. Sin.ale Family Planning Areas. Single Family Planning Areas are those planning
areas with a permitted density of 1-4 and 2-6 dwelling units/acre. Within these planning
areas, the following development standards apply:
1. Single-Family Detached - One (SFD-1) Development Standards
a. Minimum lot area: 7,000 square feet
b. Minimum lot width: 65 feet
c. Minimum lot depth: 100 feet
d. Building footprint coverage: 55%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen (15) feet to residence,
twenty (20) feet to garage
2. Side: five (5) feet
3. Side, street: ten (10) feet
4. Rear: twenty (20) feet
5. Accessory structures and alley-loaded garages shall meet
all the required setbacks of the zone with the exception
that the rear yard setback may be reduced to five (5) feet
f. Maximum building height
1. Main building: two and one-half (2 1/2) stories, not to
exceed thirty (30) feet
2. Accessory buildings: two (2) stories, not to exceed twenty-
four (24) feet
2. Single-Family Detached - Two (SFD-2)
a. Minimum lot area: 5,400 minimum
b. Minimum lot width: 60 feet
c. Minimum lot depth: 90 feet
d. Building footprint coverage: 55%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen (15) feet to residence,
twenty (20) feet to garage
Exhibit "A" - 10-
Ordinance No. 5092
Lakeland Planned Unit Development
2. Side, interior: five (5) feet
3. Side, street: ten (10 feet
4. Rear: twenty (20) feet
5. Accessory structures and alley-loaded garages shall meet
all the required setbacks of the zone with the exception
that the rear yard setback may be reduced to five (5) feet
f. Maximum building height:
1. Main building: two and one-half (2 1/2) stories, not to
exceed thirty (30) feet
2. Accessory buildings: two (2) stories, not to exceed twenty-
four (24) feet
3. Single-Family Detached - Three (SFD-3)
a Minimum lot area: 4,250 minimum
b. Minimum lot width: 50 feet
c. Minimum lot depth: 85 feet
d. Building footprint coverage: 55%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen (15) to residence,
eighteen (18) feet to garage
2. Side, interior: five (5) feet
3. Side, street: ten (10) feet
4. Rear: fifteen (15) feet
5. Accessory structures and alley-loaded garages shall meet
all the required setbacks of the zone with the exception
that the rear yard setback may be reduced to five (5) feet
f. Maximum building height
1. Main building: two and one-half (2 1/2) stories, not to
exceed thirty (30) feet
2. Accessory buildings: two (2) stories, not to exceed twenty-
four (24) feet
Exhibit "A' - 11 -
ordinance No. 5092
Lakeland Planned Unit Development
B. Moderate Density. The Moderate Density Planning Areas are those planning
areas with a permitted density of 2-14 dwelling units/acre. Within these planning
areas, the following development standards apply in addition to those identified
in 18.XX.060.A:
1. Single-Family Detached - Four (SFD-4)
a Minimum lot area: 3,375 minimum
b. Minimum lot width: 45 feet
c. Minimum lot depth: 65 feet
d. Building footprint coverage: 55%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen (15) feet to residence,
eighteen (18) feet to garage
2. Side, interior: five (5) feet
3. Side, street: ten (10) feet
4. Rear: fifteen (15) feet
5. Accessory structures and alley-loaded garages shall meet
all the required setbacks of the zone with the exception
that the rear yard setback may be reduced to five (5) feet
f. Maximum building height:
1. Main building: two and one-half (2 1/2) stories, not to
exceed thirty (30) feet
2. Accessory buildings: two (2) stories, not to exceed twenty-
four (24) feet
2. Single-Family Detached - Five (SFD-5)
a. Minimum lot area: 2,730 minimum
b. Minimum lot width: 42 feet
c. Building footprint coverage: 55%
d. Minimum yard setbacks:
Exhibit "A"
Ordinance No, 5092
Lakeland Planned Unit Development
1. Front: ten (10) feet to porch, fifteen (15) feet to residence,
eighteen (18) feet to garage
2. Side, interior: three (3) feet
3. Side, street: six (6) feet
4. Rear: ten (10) feet
5. Accessory structures and alley-loaded garages shall meet
all the required setbacks of the zone with the exception
that the rear yard setback may be reduced to five (5) feet
e. Maximum building height
1. Main building: two and one-half (2 1/2) stories, not to
exceed thirty (30) feet
2. Accessory buildings: two (2) stories, not to exceed twenty-
four (24) feet
3. Multi-Family or Small Lot Detached - One (MFA-1)
a. Minimum lot area: 2,400 minimum
b. Minimum site area per dwelling unit: 2,400 square feet
c. Minimum lot width: 35 feet if detached; 20 feet if attached
d. Building footprint coverage: 60%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen (15) feet to residence,
five (5) feet to garage
2. Side, interior: five (5) feet, except 0 feet when attached
3. Side, street: ten (10) feet
4. Rear: ten (10) feet
5. Accessory structures and alley-loaded garages shall meet
all the required setbacks of the zone with the exception
that the rear yard setback may be reduced to five (5) feet
g. Maximum building height:
1. Main building: two and one-half (2 1/2) stories, not to
exceed thirty (30) feet
Exhibit "A' - 13-
Ordinance No. 5092
Lakeland Planned Unit Development
2. Accessory buildings: two (2) stories, not to exceed twenty-
four (24) feet
C. Hi.clh Density. The high density planning areas are those with a permitted
density of 12-19 dwelling units/acre. Within these planning areas, the following
development standards apply:
1. Multi-Family - Two (MFA-2)
a. Minimum lot area: 1,800 square feet
b. Minimum site area per dwelling unit: 1,800 square feet
c. Minimum lot width: twenty (20) feet
d. Building footprint coverage: 60%
e. Minimum yard setbacks:
1. Front: ten (10) feet to porch, fifteen (15) feet to residence,
five (5) feet to garage
2. Side, interior: five (5) feet, except 0 feet when attached
3. Side, street: ten (10) feet
4. Rear: ten (10) feet
5. Accessory structures and alley-loaded garages shall meet
all the required setbacks of the zone with the exception
that the rear yard setback may be reduced to five (5) feet
g. Maximum building height:
1. Main building: two and one-half (2 1/2) stories, not to
exceed thirty (30) feet
2. Accessory buildings: two (2) stories, not to exceed twenty-
four (24) feet
D. Public
1. As permitted in the Auburn Zoning Ordinance, Chapter 18.40, P-1 Public
Use District.
E×.,b,t 'A' - 14-
Ordinance No. 5092
Lakeland Planned Unit Development
Section t8.XX.070 Design Requirements.
A. OI3en SI3ace: The Lakeland Hills South PUC will provide a minimum of 153
acres of open space in addition to public parks requirements. The open space is shown
on the Official Lakeland Plan Map.
B. PUD Perimeters: Setbacks from the perimeter of the PUD shall correspond to
the requirements of the adjoining Zoning Districts. The City may determine a
reduced setback is sufficient due to the use of natural topography, earth berms,
existing and proposed foliage, and other features such as roadways, wetlands or
natural waterways that would otherwise provide sufficient buffering of adjoining
parcels. Sight distance conflicts shall be avoided for motorized and non-
motorized traffic.
C. Pedestrian Movement: A planning area shall provide public pedestrian access,
which may require appropriate easements, to parks, schools or uses that may
attract a significant number of pedestrians. Sidewalks or pedestrian ways must
connect the required pedestrian system to existing pedestrian systems on
adjacent developments if adequate safety and security, which may include
lighting, can be maintained. Convenient, barrier free, pedestrian access to
transit stops, when applicable, shall be provided.
D. Architectural Design Guidelines: The purpose of this Section is to provide design
guidelines that will be utilized to insure the creation of high quality development
that is internally consistent and harmonious throughout the PUD. The following
design guidelines are suggested as a means to create a high quality, pedestrian
oriented community.
1. All residential buildings shall be designed and constructed to minimize
visual intrusions into windows and private spaces of adjoining
developments.
~,,b,t .A. - 15-
Ordinance No. 5092
Lakeland Planned Unit Development
2. Within Single Family Planning Areas, all buildings shall be designed and
constructed consistent with approvals granted pursuant to Auburn City
Code.
3. Multi-family buildings within the Moderate Density Planning Areas shall
incorporate design elements that are reflective of single family housing.
These design elements may include: the use of pitched roof systems,
limits on length of buildings and building massing, a limited number of
entrances as viewed from any particular elevation, varied setbacks to
avoid massing of buildings along setback lines of arterial and collector
streets, and a combination of landscaping and fences within setbacks to
create private space.
4. Multi-family buildings within the High Density Planning Areas shall also
incorporate design elements such as: roof treatments and building
articulation intended to minimize building mass to insure compatibility with
adjoining lower density development, parking shall be clustered in
locations that minimize visibility from public streets, or screened with
berms and landscaping, solid waste and outdoor storage facilities shall be
limited to enclosures that are architecturally compatible with the primary
building, and pool and recreation areas shall be located away from
property lines of adjoining lower density residential development.
5. Buildings located along the Lakeland Hills Parkway linear park or which
front other public parks shall incorporate landscape features that
compliment the design of the public park, in accordance with the
approved master landscaping plan referenced in Section 18.XX.075.
6. Prior to or concurrent with the submittal of a Commercial or non-
residential site plan, a design plan that incorporates the following
elements shall be submitted to the Planning Director for review and
approval:
~,h,b,t 'A' - 16-
Ordinance No. 5092
Lakeland Planned Unit Development
a. A consistent design theme compatible with the balance of the
PUD.
b. Exterior facades shall be softened by modulation, landscaping
adjacent to buildings, and varied roof lines.
c. Buildings on the pads shall be designed to be compatible with the
design of the commercial structure.
d. Rooftop equipment visible from adjoining development shall be
designed such that it appears as an architectural feature and
similar to the building with regard to color and/or texture. The
equipment shall be arranged or screened in a manner to minimize
visibility from adjoining development or public rights-of-way.
e. One or more buildings, such as buildings on pads, should be
located adjacent to the street frontage with parking located to the
"rea~' of the building.
f. Truck loading areas should be screened from adjacent properties
and streets.
g. Trash disposal areas should be enclosed.
Section 18.XX.075- Landscaping and Screening Requirements
A. Within 120 days of the effective date of this ordinance, a Master Landscape Plan
shall be submitted to the City Planning Director for review and approval. The
Master Landscape Plan shall designate the scope of the plan, plant material
references, types of landscaping including screens and buffers, and regulations
by Planning Area.
B. The purpose and goal of the Master Landscape Plan is to achieve a harmonious
and consistent appearance within the PUD area, including that of a well-planned
residential area and a theme that carries into the non-residential areas.
Consideration of transitional areas and boundaries between different uses will be
E,<~,,,~,t .~,. - 17-
Ordinance No. 5092
Lakeland Planned Unit Development
important. The City of Auburn Landscape Code shall be used as a guideline in
the development of the Plan, although ACC 18.50.060(L) shall not apply.
C. Until the Master Landscape Plan in paragraph A above is approved by the City
Planning Director, the City of Auburn Landscape Code (excluding ACC
18.50.060(L)) shall apply to new Development Applications submitted to the City.
The City Planning Director may approve variances from the Code for specific
submittals.
Section 18.XX.077 Sign Requirements
A. Within 120 days of the effective date of this ordinance, a master sign plan must
be submitted to the City Planning Director for review and approval. The master
sign plan shall designate the location and design elements, the use of common
elements, the size and scale of each type of sign, and the quality of materials to
be used. The master sign plan shall include the design elements intended for
various monuments, including major entrance monuments planned for major
intersections, which may be similar in size and scale to the major entrance
monuments located at the intersection of Lakeland Hills Boulevard and A street,
and secondary entrance monuments similar in size and scale to that planned for
Lakeland Hills Way and Evergreen Way. The sign on the monuments shall be
designed in accordance with Chapter 18.56, however, the size of monument
signs shall be governed by the master sign plan. In addition, the master sign plan
shall include the typical uses and approximate location of temporary directional
signs, model home signs, and A-boards.
B. Except as modified by this Section, the requirements of Chapter 18.56 shall be
applicable throughout the PUD until such time as the City approves the master
sign plan. Upon approval of a master sign plan, it shall control. Withineach
preliminary plat or site plan within the Single Family, Moderate Density, and High
Density Planning Areas, the following signs shall also be permitted outright:
]. on site directional signs
2. model home signs
3. monument signs at all plat entrances
Exhibit "A' - 18-
Ordinance No. 5092
Lakeland Planned Unit Development
C. The signs referenced in Section B above shall be designed and constructed
consistent with the examples shown on the attached Exhibit D and of the size
and scale of similar signs constructed within the King County portion of Auburn.
In addition, entrance monument signs shall be designed and constructed to be
low in scale and set in a landscaped bed. Monument signs shall be located on
property that is held in common by the homeowners association, and the
homeowners association shall be responsible for maintenance of the sign and
landscaping or on a private easement.
D. Within the Commercial and non-residential Planning Areas, signs shall be
subject to Chapter 18.56 except as follows:
]. Commercial areas within the PUD shall be limited to one pylon sign within
each parcel. All other signs shall be monument style or wall mounted.
2. Non-residential development within the PUD shall be limited to monument
or wall mounted signs, except in 1 above.
3. Prior to or concurrent with the submittal of a site plan for development
within a non-residential area, a commercial sign master plan must be
submitted to the Planning Director for review and approval. The
commercial sign master plan shall include a coordinated sign theme that
is compatible with surrounding development.
Section 18.XX.080 Public Infrastructure Requirements.
The applicant for the PUD must provide all necessary public facilities to include, as a
minimum, the following:
A. Dedication of public utilities: Public utilities being provided by the City must be
dedicated to the City unless allowed to be private by the City.
B. Water, Sewer and Drainage Facilities: All water, sanitary sewer and drainage
facilities must be constructed and installed in accordance with applicable City
Exhibit "A" - 19-
Ordinance No. 5092
Lakeland Planned Unit Development
codes and standards, including design criteria, construction specifications,
operational criteria, and approved engineering submittals.
C. Underground facilities: All public utilities must be placed underground except
those that by their nature must be on or above ground, such as streets, fire
hydrants, power vaults, telephone pedestals and open water courses. The
applicant is responsible for making the necessary arrangements with the
appropriate entities for the installation of such services.
D. Streets:
1. All streets must be constructed to the City's standards. Variations from
minimum standards for pavement and right-of-way widths or other
dimensional or construction standards may be permitted when special
design features of the PUD or topographic considerations warrant the
variation. The applicant must submit a written justification for any
proposed variation along with evidence that the minimal functional
requirements of the proposed street improvements are being met. The
City Engineer shall review the proposed variation and shall determine if
the minimal functional requirements are being met and shall make a
recommendation to the Council Public Works Committee whether the
variation should be approved. The Public Works Committee shall act
upon the request and may require conditions of approval to ensure the
minimal functional requirements are being met.
2. Private streets may be permitted within the PUD provided they meet the
following criteria:
a. Use of the private street is limited to those accessing property
within the planning area or immediately adjacent to the planning
area and is not needed by non PUD residents to travel from one
public street to another. The design of the private street shall be
such that it will discourage any through traffic that is not related to
the planning area itself.
~h,b,t 'A' '20-
Ordinance No. 5092
Lakeland Planned Unit Development
b. The minimum pavement width for private streets shall be 28 feet
provided that on-street parking is allowed only on one side of the
street or 20 feet for alleys. The roadway section pavement depth
for asphalt, crushed rock, and gravel base and the material
specifications of these materials shall be the same as Auburn
standards for public streets. Additional width may be required if
determined to be needed to provide adequate circulation for the
residents of the PUD. Factors to be considered include but are
not limited to providing emergency equipment access, preventing
conflicts between pedestrians and vehicle traffic, on street
parking, number of units, the need for sidewalks and bike paths.
The pavement width and construction standards, to include but
not limited to illumination, signing, storm drainage, curbs, gutters,
channelization, e.g., shall be determined by the City Engineer at
the time of preliminary plat or site plan approval.
Private streets and/or access tracts and shared driveways, that
provide a second or additional access to lots/units shall be
constructed to standards, as determined by the City Engineer,
considered to be appropriate for the situation. Factors to be
considered include the number of units served, emergency
access and traffic circulation.
c. All sites served by a private street greater than 600 feet in length
shall have at least two access connections to a public street and
provide for adequate emergency equipment access.
d. A legally incorporated property owners' association assumes the
responsibility and cost to repair and maintain the proposed private
streets. If the association fails to maintain the street, the by-laws
of the association give the City the right to maintain the street and
charge the cost of the maintenance, including any administrative
costs, to the association members.
Ex.eb,t "A" -2 1 -
Ordinance No. 5092
Lakeland Planned Unit Development
e. The by-laws establishing the association must state that if future
owners should request that private streets be changed to public
streets; then the owners fully agree that, before acceptance of
such streets by the City, the owners will bear full expense of
reconstruction or any other action necessary to make the streets
substantially consistent to the requirements of public streets,
applicable at that time.
Section 18.XX.090 Application for Approval of Major Amendment to the PUD.
A. Preapplication Conference.
Prior to filing an application for a Major Amendment to the PUD, the applicant
shall attend a preapplication conference with the Planning Director and other
interested department heads, or their designees, regarding the proposed
development. The conference attendees shall review the general outlines of the
proposal, evidenced schematically by sketch plans and other documents
provided by the applicant, The applicant shall receive suggestions and
recommendations generated by the conference along with forms and guidelines
for preparing the PUD application.
B. Application Procedure:
Following a preapplication conference, applicants must provide the Planning
Director seven (7) copies of the following:
1. Application: Forms provided by the Department that ask the applicant for
the following information:
a. The name of the proposed PUD or planning area and a general
description of the proposed development requiring the Major
Amendment, including descriptions of buildings, and other site
improvements;
Ex.,b. "A" -22-
Ordinance No. 5092
Lakeland Planned Unit Development
b. A proposed schedule that includes submittal of the site plan,
preliminary plat, proposed phased developments, if any, and
target dates for starting construction;
c. Proposed land uses including the type and amount or densities;
d. Number and types of dwelling units in the proposed development
requiring the Major Amendment;
e. Total amount of open spaces, the designated or proposed use,
and the amount of open space designated for public and private
use;
f. Plans for the perpetual maintenance and preservation of private
spaces and private streets;
g. Any requests for modifications to the street construction standards
of the Land Division Ordinance including the substantiating
information as to why the modifications are necessary;
h. The gross acreage of the PUD or planning area, the net usable
acreage, and the acreage of any non-buildable areas;
i. The name and address of the applicant. All land within the PUD
or planning area shall be under the ownership of the applicant.
Applicants are defined as an individual, partnership, corporation,
or groups of individuals, partnerships or corporations; and
j. The name, address, stamp and signature of the professional
engineer, professional architect or professional land surveyor who
prepared the site plan.
2. Environmental Checklist: Form and instructions provided by the
Department in accordance with ACC 16.06, Environmental Review
Procedures.
Ex,,b,t 'A' -2 3-
Ordinance No. 5092
Lakeland Planned Unit Development
3. Concel3tual Desi.cln of Public Facilities: Preliminary engineering plans and
studies that include the following:
a. A general description and location of the proposed improvements
necessary to properly handle the potable water, sanitary sewer,
storm water drainage and other service needs within and adjacent
to the proposed PUD.
b. In addition, for any Major amendment to the PUD, the following:
i. Anticipated demand capacities for the proposed water
distribution, storm drainage and sanitary sewage systems.
ii. The estimated, tentative horizontal and vertical alignment
of all proposed streets, and sidewalks and the estimated
grade of any trails.
4. Site Plan.
a. Prel~aration. The site plan may be prepared by a professional
engineer, architect or professional land surveyor registered or
licensed by the state of Washington. They shall prepare and, by
placing his or her signature and stamp upon the face of the
planning documents, certify that all information is portrayed
accurately and that the proposed PUD complies with applicable
standards and regulations.
b. Scale and Format: The site plan shall be drawn with reproducible
black ink on mylar or similar material. All geographic information
portrayed by the plan shall be accurate, legible, and drawn to an
engineering (decimal) scale. The horizontal scale of a plan shall
be 100 feet or fewer to the inch, except that the location sketch
and typical street cross sections may be drawn to any other
appropriate scale. The site plan shall be 24 inches by 36 inches in
size. Each sheet shall be numbered consecutively. An index
Exhibit "A' '24-
Ordinance No. 5092
Lakeland Planned Unit Development
sheet orienting the other sheets shall be provided. If necessary,
the Planning Director may authorize a different sheet size or scale.
c. Contents: The site plan must include each of the following:
i. Vicinity Map: A vicinity map sufficient to define the
location and boundaries of the proposed PUD relative to
surrounding property, streets and other major man-made
and natural features.
ii. Existing Geographic Features: Except as otherwise
specified, the following existing geographic features shall
be drawn lightly in relation to proposed geographic
features and developments:
1. All existing property lines lying within the proposed
PUD and all existing property lines lying within one
hundred (100) feet of the PUD.
2. The location of all existing streets within the PUD,
both public or private, including the right-of-way
widths, pavement widths and the names.
3. Existing water features such as rivers, creeks,
ponds, wetlands, stormwater detention basins,
watercourses, floodplains and areas subject to
inundation or storm water overflow.
4. Existing contour lines at intervals of five feet for
average slopes exceeding five percent or at
intervals of one foot for average slopes not
exceeding five percent. Contour lines shall be
labeled at intervals not to exceed 2 feet and shall
be based upon city datum, e.g. NGVD.
Exhibit ~A" -~) 5-
Ordinance No, 5092
Lakeland Planned Unit Development
5. Location of any existing structures lying within the
proposed PUD. Existing structures to be removed
shall be indicated by broken lines, and existing
structures not to be removed shall be indicated by
solid lines.
iii. Proposed Improvements: The following proposed
geographic features shall be shown:
1. The location of any public or private streets and/or
storm drainage facilities.
2. The general location of the types of uses or
densities and general distribution of lot types.
3. The boundaries, dimensions and area of public park
and common open space areas.
4. Identification of all areas proposed to be dedicated
for public use, together with the purpose and any
conditions of dedication.
5. Conceptual plans for pedestrian and bicycle
circulation systems.
6. The treatment proposed for the periphery of the site
including setbacks, fencing, the approximate
amount, location, and type of any landscaping.
Section 18.XX. 1 O0 Phased Developments.
A. The applicant may propose a phased development.
S×hib,t 'A' -26-
Ordinance No. 5092
Lakeland Planned Unit Development
B. Any phases being developed in the Lakeland Hills South PUD require a
description of each phase, including the size, uses or densities and schedule for
implementing each phase and corresponding public services. Phased
sequences and intervals between scheduled phases become a condition of the
PUD approval.
C. Each phase must be able to stand on its own without reliance upon development
of subsequent phases.
Section 18.XX.I 10 Concurrence with Subdivision Regulations.
A. A preliminary plat may be processed concurrently with a Major Amendment to
the PUD or a site plan. A preliminary plat must be submitted in accordance with
Title 17 of the Auburn City Code.
B. Approval of a Major Amendment to the PUD or a preliminary plat application
may allow for the modification of the subdivision construction standards and
specifications of Chapter 17.12, of the Auburn City Code. If modifications are
proposed the request must be made part of the Major Amendment or preliminary
plat application. The applicant must also provide substantiating evidence as to
why the modifications are necessary.
Section 18.XX.120 Administrative Review of Major Amendments.
A. The Planning Director shall forward the Major Amendment to the PUD
application and/or preliminary plat or site plan application, together with copies
of any appropriate accompanying documents, to the Director of Public Works.
The Director of Public Works shall review the application(s) as to the adequacy
of the proposed means of sewage disposal and water supply; the conformance
of the proposal to any plans, policies or regulations pertaining to streets, storm
E×h,b,t "A' -27-
Ordinance No, 5092
Lakeland Planned Unit Development
drainage or utilities; and regarding any other issues related to the interests and
responsibilities of the Department of Public Works.
B. The Planning Director shall solicit the comments of any other appropriate city
department, local utility provider, local school district, and any other appropriate
public or private entity, concerning the proposed Major Amendment to the PUD.
For a Major Amendment to the PUD or a PUD processed simultaneously with a
preliminary plat, comments received in a timely manner, as well as any written
comments received in response to a notice of public hearing, shall either be
transmitted to the Hearing Examiner or incorporated into a report prepared by
the Planning Director and submitted to the Hearing Examiner, prior to the
scheduled public hearing.
C. The Planning Director shall approve the site plan if it conforms to the approved
PUD, the submittal requirements of 18.XX. 160(A), Section 18.XX.060, and other
applicable standards.
Section 18.XX.130 Hearing Examiner Review.
Pursuant to the provisions of Chapter 18.66 the Hearing Examiner shall conduct a public
hearing on all requests for a Major Amendment to a PUD. The Examiner's decision
shall be in the form of a recommendation to the City Council.
Section 18.XX.140 Findings of Fact.
Applications for a major amendment to a PUD shall only be approved if sufficient
findings of facts are drawn to support the following:
A. Adequate provisions are made for the public health, safety and general welfare
and for open spaces, drainage ways, streets, alleys, other public ways, water
supplies, sanitary wastes, parks, playgrounds, or sites for schools;
E×,,b,t ,A' -2 8-
Ordinance No. 5092
Lakeland Planned Unit Development
B. The proposed Major Amendment to the PUD is in accordance with the goals,
policies and objectives of the Comprehensive Plan.
C. The Major Amendment is consistent with the purpose of this chapter, Section
18.XX.010, provides for the public benefits required of the development of PUD's
and does not result in only increasing the number of units that would otherwise
be attained through a development using the existing zoning and subdivisions
standards.
D. The proposed Major Amendment to the PUD conforms to the general purposes
of other applicable policies or plans which have been adopted by the City
Council.
E. The approval of the Major Amendment will have no more of an adverse impact
upon the surrounding area than the approved Lakeland Hills South PUD as
shown on the Official Lakeland Plan Map.
Section 18.XX.150 City Council Action.
A. The City Council may affirm, modify, or disaffirm the recommendations of the
Hearing Examiner in accordance with ACC 18.66.170.
B. The majority of the City Council shall instruct the City Attorney to prepare an
ordinance reflecting its decision. The ordinance shall include formal findings of
fact and conclusions supporting the decision. If the decision is for approval with
conditions, the conditions shall be specified in the ordinance. The ordinance
shall be recorded in accordance with ACC 18.68.060.
Exh,b,, "A' -2 9-
Ordinance No. 5092
Lakeland Planned Unit Development
Section t8.XX. 160 Site Plan Approval.
A. Preapplication Conference.
Prior to filing an application for a site plan approval, the applicant shall attend a
preapplication conference with the Planning Director and other interested
department heads, or their designees, regarding the proposed development.
The conference attendees shall review the general outlines of the proposal,
evidenced schematically by sketch plans and other documents provided by the
applicant. The applicant shall receive suggestions and recommendations
generated by the conference along with forms and guidelines for preparing the
site plan application.
B. An application shall be required for the site plan approval of any portions of a
planning area except for those designed for detached single family lots and shall
include the following:
1. The ordinance approving the PUD, if previously done;
2. A site plan which shall illustrate the following:
a. Vicinity map,
b. Boundaries and dimensions of the PUD,
c. If partial approval, illustrate the proposal within the
boundaries of the entire PUD,
d. Illustrate previous site plan approvals that may have
occurred within the PUD,
e. Acreage of proposal,
f. Rights-of-way location and widths, the proposed name of
each street or alley and whether the right-of-way will be
dedicated as public or remain private. The designation of
Exh,b,, "A' '30-
Ordinance No. 5092
Lakeland Planned Unit Development
any fire lanes. Where final street grades are likely to
exceed ten (10) percent in elevation and the estimated
tentative grades of such streets,
g. Adjacent public streets,
h. Easements, existing and proposed including its purpose,
i. Location and size of all existing and proposed utilities
including sanitary sewer, storm drainage, and water lines
lying within or adjacent to the PUD or the phase of the
PUD as appropriate,
j. Typical street cross section(s) including any pedestrian
facilities,
k. Location of uses,
i. Location of buildings and structures, both existing and
proposed, including setbacks,
m. Location and layout of off-street parking, loading and
unloading areas,
n. Location of walls and fences, around the perimeter of the
PUD or phase of the PUD, as appropriate, and an
indication of their height and materials,
o. Location of any storage areas or refuse containers,
p. Location and size of signs,
q. Landscaping plan-conceptual,
r. Indication of height of buildings,
s. Proposed architectural treatment of structures,
~,,b,t .A. -3 1 -
ordinance No. 5092
Lakeland Planned Unit Development
t. Any covenants not previously approved,
u. Proposed final contour lines at intervals of five feet for
average slopes exceeding five percent, or at intervals of
two feet for average slopes not exceeding five percent.
Final contours shall be indicated by solid lines (existing
contours which are to be altered shall be shown by broken
lines). Contour lines shall be labeled at intervals not to
exceed 20 feet and shall be based upon city datum e.g.,
NGVD. Contour lines around proposed geographic
features shall be drawn tightly around the proposed
features.
v. The site plan shall illustrate a north arrow, be properly
dimensioned and drawn at a scale not less than one inch
equals 40 feet and on a sheet size 24 by 36 inches, more
sheets may be used if necessary. A reproducible mylar, or
similar material, and seven copies of the site plan shall be
submitted at the time of application. An alternative scale
sheet size may be approved by the Planning Director.
w. The Planning Director may require the submittal of
additional information in order to thoroughly evaluate the
site plan.
3. The site plan application shall be accompanied by a current
(within 30 days) title report which contains:
a. The legal description of the total parcel sought for final site
plan approval.
b. Those individuals or corporations holding an ownership
interest in said parcel all of which shall sign the application
for final site plan approval.
Exh,b,t 'A' -32-
Ordinance No, 5092
Lakeland Planned Unit Development
c. Any easements or restrictions affecting the property with a
description of its purpose and referenced by an auditor's
file number and/or recording number.
4. A signed certification that the site plan has been made with the
free consent, and in accordance with the desire of the owner or
owners.
C. A site plan shall be reviewed in accordance with the provisions of sections
18.XX. 120. The site plan shall only be approved if it is found to be consistent
with and implements the provisions of the PUD and meets the submittal
requirements of Section 18.XX. 160(A). If necessary conditions of approval may
be imposed to ensure consistency with the approved PUD.
Section t8.XX.170 Adjustments to the PUD.
A. The Planning Director may approve minor adjustments to the approved PUD.
Minor adjustments are defined as changes that do not affect permitted densities
within a planning area, basic character or conditions of the approved PUD or
planning area. Adjustments are considered minor so long as they do not
increase or decrease the perimeter boundaries of a planning area or the number
of units indicated for that planning area as shown on the official Lakeland Plan
Map by more than 10 percent. School sites identified in a PUD may be adjusted
as a minor amendment by condemnation or in accordance with an agreement
executed by the appropriate school district(s) and the applicant, provided that, if
the Director determines that adjustment of' schools would create significant park
impacts or infrastructure requirements, he may process the amendment as a
Major Amendment.
Minor adjustments approved by the Planning Director must be in writing within 15
working days of submittal of the application. The Planning Director must forward
copies of the approved adjustment to appropriate department heads and the
Exhibit "A" -33-
Ordinance No. 5092
Lakeland Planned Unit Development
applicant. The applicant may appeal the Director's decision pursuant to Section
18.70.050. If a minor amendment is approved which affects the official Lakeland
Plan Map, the map shall be revised. The Director shall keep the current map on
file.
B. Adjustments that are not minor as defined in Subsection A are considered Major
Amendments and will be processed in the same manner as a new PUD
application. If a Major Amendment affecting the official Lakeland Plan Map is
approved, the Map and Exhibit B hereto shall be amended to reflect the change.
If a Major Amendment changing conditions of approval is adopted, Exhibit A
hereto shall be amended to reflect the change.
C. Any change in the exterior boundaries of the PUD or an increase in the total
permitted dwelling units above 3,408 shall require a rezone.
D. The following approvals require a Comprehensive Plan amendment:
1. An increase in the total number of permitted dwelling units above 3,408;
2. An increase in the permitted number of high density multi-family dwelling
units (i.e., more than 850 units)
3. An increase in the acreage permitted for light commercial development
(i.e., more than 20 acres).
4. A Major Amendment to the external boundaries of the medium density or
high density planning areas.
5. A reduction in required open space (i.e., below 153 acres).
Section 18.XX. 180 Property Owner's Association.
If common open spaces or private streets are deeded to a property owners association,
then the applicant shall submit a declaration of the covenants and restrictions that
Exhibit 'A' -34-
Ordinance No. 5092
Lakeland Planned Unit Development
create and govern such an association as part of the site plan or preliminary plat
approval. The provisions must include, but are not limited to, the following:
1. The property owners association must be established prior to the final plat
approval or the approval of any occupancy permit related to the site plan.
2, Membership must be mandatory for each property owner affected by the
common space or private street and any successive buyer.
3. The association assumes responsibility for liability insurance, local taxes, and the
maintenance of common open spaces, private streets, recreational and other
communally owned facilities. A financial plan shall also be submitted that
outlines the anticipated expenses and revenues needed to implement the plan
over a minimum of a ten (10) year period.
4. Members must pay a pro rata share of the association's cost; the assessment
levied by the association can become a lien on the property. The association
must be able to adjust its assessment fees relative to changed needs and
conditions.
Exhibit "A"
Ordinance No. 5092
Exhibit A - Lakeland PUD
Lakdand PUD Conditions of Approval aS of April 22, 1998
1. The Auburn Heating Examiner has jurisdiction to; consider and decide the issues presented
by this request.
2. The applicant has established that the proposed major amendment to the unclassified use
permit allowing a reduction in size of the previously approved gravel mining operation is
consistent with surrounding uses, and can be made compatible with surrounding uses if
conditions of approval contained hereinafier are strictly followed. The applicant has also
satisfied the requirements of the Auburn City Code such that a planned development
district may be approved for the entire 685 acre site. The applicant has established that
the criteria set forth in Parkridge v. Seattle, supra, are hereby met such that a zone
reclassi~cation from General Use to Planned Unit Development District (PUD) may be
granted.
3. The Final Environmental Impact Statement is adequate and addresses not only probable,
but potential adverse environmental impacts, and provides measures to mitigate said
adverse impacts.
4. The major amendment to unclassified use permit UP9-70 as well as the Lakeland Hills
South planned development district should be approved subject to the following
conditions:
1. Both on-building and off-building signs shall be regulated, installed and designed in
accordance with the Auburn City Code
2. Signage, if proposed, shall be limited to one 20-square foot business identification
sign at or near the main entry gate on the East Valley Highway and appropriate
hazardous area signs along property lines.
3. All applicable requirements of the City of Auburn must be met prior to the
issuance of building permits for this proposal.
Scope of Mining:
5. The Surface Mining Permit shall be valid for a period of 10 years from June 22, 1993,
unless revoked by the City or any other way terminated. If the permit is extended beyond
10 years, a new public hearing must be held to consider the extension. If mining is not
completed, the area mined must be reclaimed in accordance with the progressive
reclamation plan. If significant changes to the Lakeland Hills south project occur due to
abandonment of the mining, a public hearing will be held to evaluate said changes.
A:\Coudi~ous~leau.do~ -l' hs$ saved 04/29/1998 7:42 AM
6. The volume of gravel and topsoil to be mined shall not exceed 10 million tons or 7 million
cubic yards +/7.5%. Increases in the volumes to be mined greater than that specified
above shall require an amendment consistent with Auburn City Code. Surface mining shall
be restricted to a 250-acre area consistent with the final surface mining operation site plan.
7. Mining shah occur in 25-acre segments. Prior to commencing operations in a third
segment, a previously mined segment must be hydro-seeded and stabilized. A maximum
of 50 acres may be prepared for mining or mined at any time. This maximum 50 acres
does not include haul roads, storm drainage ponds, and areas specifically designated as
equipment storage, stockpiling, and product processing areas.
8. Normal operating hours shall be from 7:30a. m. to 4:30p.m., and rock crushing and
screening operations shall only occur between 8:00a. m. and 4:30p.m., Monday through
Friday with the following exception:
a. During peak periods, operating hours may be extended later and to
Saturdays by prior written permission from the City. Prior to granting
extended operating hours the City shall consider the impact of extended
hours on the Brown family. Any authorization for extended hours shall be
limited in duration to a reasonable period of time, and shall not be a blanket
authorization for extended hours of operation. Copies of all such
authorizations shall be sent to Mr. Brown's residence and he will have an
opportunity to object if the extended hours unreasonably interfere with his
peaceful enjoyment of his property. However, final determination as to the
extended hours will remain with the City.
9. Prior to commencement of any mining, the subject property must be within the jurisdiction
of a fire protection district.
Operations:
10. Measures shall be taken during mining operations to provide on-site security. Lighting
should be provided and building and site design should be considered to reduce
opportunities for crime to occur.
11. On-site parking and building illumination shall be shielded in such a way as to prevent light
and glare from passing beyond the applicant's property boundary lines.
12. The four 60-foot light towers, and additional 40-foot light towers shall be illuminated only
during hours of operations. Lower lighting may be permitted for security and safety
providing the illumination shall be shielded in such a way as to prevent light and glare from
passing beyond the applicant's property boundary lines.
13. There shall be no blasting, gravel or truck washing, concrete or asphalt batthing, or other
activity not specifically identified in the July 21, 1992 Final Environmental Impact
Statement permitted. Wheel washing for dust and mud control shall not be considered
truck washing for the purposes of this condition.
14. The applicant or operator shall not install underground fuel storage tanks on site.
15. There shall be no new material brought to the site and the applicant shall mine only
material, which is within the approved 250 acres of this site. No solid waste including
demolition and/or problem waste is to be treated (recycled) on-site or used as fill material.
16. Equipment parking areas shall not be closer than 200 feet to any exterior property line.
17. Solid waste must be disposed of in an approved land fill facility.
Erosion Control:
18. Surface discharges shall not be directed onto unprotected or steep (30% or greater) slope
areas. Pursuant to Auburn City Code surface discharges may be directed into natural
drainage systems and/or drainage courses which have sufficient capacity in steep (30% or
greater) slope areas. Energy dissipation is required at all outlet structures where storm
drainage is released into a natural drainage course.
19. Erosion control facilities must be installed, and subsequently, inspected and approved by
the City of Auburn prior to site clearing for mining. All necessary erosion control
facilities must be properly maintained during all phases of site development to prevent
debris, dust, and mud from accumulating on the City right-of-way and/or adjacent
property.
20. All work associated with stabilizing slopes and other disturbed areas shall be in
accordance with Auburn City Code
Stormwater:
21. All site development plans and calculations for the surface mining operation shall be
consistent with the Auburn City Code
22. Location of storm drainage facilities shall follow the requirements of Auburn City Code
drainage regulations and applicable wetland regulations.
23. Storm drainage conveyance systems shall provide means for water quality and quantity
control, including but not limited to, catch basins, oil/water separators, or grass-lined
swales, prior to discharge.
24. A Hydraulic Project Permit may be required if any work authorized by this Major
Amendment Permit is done within waters of the State.
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25. As part of the site development plans a downstream analysis (to the White River) must be
submitted and approved by the City if any discharge from the site is proposed.
Transportation:
26. There shall be no mining haul routes through the Lakeland Hills North subdivision in
Aubum.
27. All activities and development shall provide adequate access for emergency vehicles.
Buffers and Screening:
28. A 600-foot vegetated buffer shall be maintained between the mining operation and the
existing Lakeland Hills North subdivision in Auburn to limit visual, acoustic, and land use
conflicts. Haul routes shall connect directly to the East Valley Highway to preclude
mining related traffic from interrupting existing residential neighborhoods. There shall be
no mining haul routes through the Lakeland Hills North subdivision in Auburn.
29. Topographic changes shall help to obscure views of the proposed operation from the east,
west, and south.
30. The applicant shall maintain a natural and/or establish a planted buffer at least 125 feet in
width from westem property boundary of the largest continuous ownership block and area
where the bulk Of surface mining activity is proposed [see Exhibit 26]. Cuts in this buffer
shall be limited as necessary for installation of utility and haul road facilities. Such utility
and haul road cuts shall be made such that direct line-of-site impacts are minimized.
Should a buffer need to be established, the buffer shall be planted with a variety of hardy
evergreen planted material consisting of trees, and/or low and high profile shrubs together
with suitable ground cover, such as native grasses. Planted evergreen trees shall have a
minimum height of 4' to 6' and shall be planted in at least three rows alternating 15 feet on
center.
31. The applicant shall establish a natural or planted visual buffer screen at least 40 feet in
width on the northern, western, and southern boundaries of the most western block of
property to be mined or used and adjacent to East Valley Highway where the main mining
access road is proposed to be cut. Cuts in this buffer shall be permitted f or utilities and
roads. Such utility and haul road cuts shall be made such that direct line-of-site impacts
are minimized. If the buffer is to be augmented by plantings it shall be planted with a
variety of hardy evergreen planted material consisting of trees, low and high profile shrubs
together with suitable ground cover, such as native grasses. Planted evergreen trees shall
have a minimum height of 41 to 61 and shall be planted in at least two rows alternating 15
feet on center.
32. A 6-foot high cyclone fence shall be constructed around any settling and/or storm drainage
ponds constructed on-site.
33. All berms shall be hydro-seeded, fertilized, and planted to insure stabilization during the
first growing season after placement. Until such time as vegetation as stabilized on the
berm. Other erosion control measures as necessa_ry shall be used.
Groundwater Protection:
34. There shall be no groundwater withdrawn for use within the 250 acres of the mining
operation unless a hydrogeological study is performed which addresses water quality,
quantity, and the effects on existing wells in the area. Such a hydrogeological study must
be submitted for review and approval by the City of Auburn.
35. Groundwater seeping into the gravel pit shall be either routed away from or allowed to
infiltrate into adjacent areas. Water that is routed away shall not be allowed to contact the
gravel mining operation area and shall be routed to infiltration areas where it may recharge
the surficial aquifer. If the groundwater cannot infiltrate into adjacent areas, a separate
retention/detention system shall be designed and constructed pursuant to design approvals,
per the City of Auburn
36. Groundwater monitoring wells shall be placed in appropriate locations around the mining
actMty. These wells shall be monitored by a qualified water quality specialist to determine
if aquifer contamination is occurring. A biannual report of ground water quality shall be
submitted to the Washington State Department of Ecology for review and to the City of
Auburn for review and approval. For the purpose of this condition groundwater
monitoring wells may be drilled or placed perpendicular to the slope.
37. The Washington State Department of Ecology is in the process of developing "Best
Management Practices" (BMPs) for protecting groundwater quality during mining
operations. If adopted, and as appropriate, the BMPs shall be implemented on-site.
Air Quality Control:
38. Particulate matter (dust) from haul roads shall be controlled using the Best Available
Control Technology (BACT) for minimizing dust impacts including covering conveyors,
using water sprays where materials fall from one location to another, washing paved
roads, and watering unpaved roads, covering truck loads, and wheel washes.
39. A water-mister to retard dust shall be installed at the site of the screening and rock
crushing operation.
40. The rock crusher, sorting screen, and conveyors shall at all times be operated in a manner
consistent and in compliance with Puget Sound Air Pollution Control Agency Regulations.
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41. The main haul road shall be paved a minimum of 1200-feet from the point when it meets
the County road. A wheel washer shall be placed such that the wheels are washed before
the trucks roll onto the main haul road pavement.
42. All interior haul roads, operation areas and stocl~pile areas shall be maintained in a dust
flee condition by watering as necessary.
43. Aggregate stockpiles shall be maintained in as near a dust free condition by either
sprinkling or covering.
44. Adequate water shall be maintained on-site to accomplish dust control as required herein.
Noise Pollution:
45. Noise emanating from the site shall be regulated and abated in accordance with Auburn
City Code In this regard, all properties which abut the property boundary lines of this site
shall be considered to be "EDNA" Class A classification as residential in nature.
46. The mining operator shall construct berms or place product stockpiles around the rock
crushing, screening, and wood chipping equipment to minimize noise propagation.
47. The rock crushing, screening, and wood chipping equipment will be located no closer than
900 feet from the nearest property line.
48. Haul roads shall be regraded on a monthly basis to minimize the banging tailgates and
other noise from empty trucks entering the site.
Reclamation:
49. Reclamation shall be accomplished in accordance with the Department Natural Resources
requirements unless otherwise qualified herein, and the reclamation plan shall be followed.
50. All reclaimed areas shall be hydro-seeded and replanted with at least 4144 trees including
Doug Fir (70%), Western Hemlock (25%), Western Red Cedar (5%), and 456 native
deciduous trees including California Black Oak (40%), Norway Maple (30%), White
Poplar (20%), and European Mountain Ash (10%). NOTE: all percentages are plus or
minus. Any plantings required on Puget Power property must be consistent with Puget
Power's vegetation management program.
Compliance:
51. If at any time during the life of this permit, an alleged violation of any of the conditions of
the permit is brought to the attention of the City, an investigation shall be made by the
City and any violation shall be processed consistent with Auburn City Code
REGULATORY REOUIREMENTS -- LAKELAND HILLS PLANNED UNIT
DEVELOPMENT DISTRICT:
Proposed Land Uses:
52. The Planned Unit Development District (PUD) shall be developed in phases over a period
of 10 to 15 years from June 22, 1993. The final phase of the Planned Development
District shall be commenced within the 15-year period proposed. Extensions may be
granted by the City when deemed appropriate.
53. Each individual single family residential subdivision, shall be required to undergo
preliminary and final plat approvals in accordance with the most current version of the
Auburn City Code and other applicable regulations. Supplemental environmental review
may be required for each separate proposal.
54. The total number of dwelling units allowed within the Lakeland Hills Planned Unit
Development District shall be limited to 3,408.
55. Twenty-four (24%) percent of the PUD shall be retained as parks, and/or open space, 71
acres of which shall be set aside for parks, trails and recreational open space areas not
including the area set aside for schools. A system of sidewalks and trails shall be
developed to facilitate pedestrian, bicycle and possibly equestrian movement through out
the project.
56. The PUD shall include areas suitable for both passive and active recreation areas.
57. Commercial use shall be located in internal activity nodes to help prevent the development
of strip commercial developments on or off-site, as indicated on the preliminary
development plan.
58. Phased construction of the PUD shall be accomplished in such a way as to insure the
leading edge of the residential community is visually and acoustically buffered from the
existing mining operation.
Transportation:
59. The applicant's off-site traffic mitigation for Pierce County shall be provided as indicated
in the document entitled "Lakeland Residential Planned Development District Mitigation
Agreement" executed between Pierce County and Henderson Development Inc. on May 30,
1995. The applicant's off-site traffic mitigation for Auburn shall be provided as indicated in
the document entitled "First Amendment to Lakeland Annexation and Utilities Agreement"
executed between Auburn and The Lakeland Company on
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Environmentally Sensitive Areas:
60. Supplemental analysis performed in conjunction with future subdivision or other
development applications, should confirm the quality of on-site habitat and presence or
absence of species of concern that probably would be affected by such development.
These analyses shall also consider realignment of roads to avoid wetlands, set aside
wetland areas and appropriate buffers and setbacks using the most current City of Auburn
guideline/regulations for these features; and strategic placement of parks to incorporate
wetland areas and significant large diameter trees.
6 1. Habitat considerations shall be incorporated into individual site plans, 'through but not
limited to, clustering of dwelling units, preserving contiguous blocks of habitat where
possible, and using native species in plantings. Significant habitat 'shall be regulated
consistent with the applicable requirements of agencies with jurisdiction.
62. Any development application that includes an identified critical area shall comply with the
most current version of the Aubum City Code and Comprehensive Plan.
63. No residential structures shall be placed in high water zones unless high water table levels
can be mitigated. Any roadway designs proposed in high water zones shall ensure that the
locations are appropriate and the necessary engineering is performed.
64. Water system improvements shall be designed, located, and constructed to avoid
significant adverse environmental impacts. Commercial and residential developments shall
be required to utilize the most up-to-date 'methods of water conservation.
Stormwater and Groundwater:
65. Site Development Plans for each phase of development shall be consistent with the most
current version of the Auburn City Code and Comprehensive Plan, and shall maximize the
use of retention systems whenever possible. The plans shall be consistent with the Final
Storm Drainage Master Plan. The plans shall be consistent with the Final Storm Drainage
Master Plan.
66. Location of storm drainage facilities shall follow the most current requirements of the
Auburn City Code, and applicable wetland regulations, and other applicable ordinances.
67. Storm drainage conveyance systems shall provide means for water quality and quantity
control including but not limited to catch basins, oil/water separators, and/or grass-lined
swales, prior to discharge.
Erosion Control:
68. A temporary erosion and sedimentation control plan must be submitted to the City as part
of any future site development plans.
69. The temporary erosion control plan must include erosion control measures for
development of any project up through completion of all structures.
70. Erosion control facilities must be installed, and sdbsequently, inspected and approved by
the City prior to site clearing. All necessary erosion control facilities must be properly
maintained during all phases of site development to prevent debris, dust, and mud from
accumulating on the City right-of-way and/or adjacent property.
71. All work associated with stabilizing slopes and other disturbed areas shall be in
accordance with Section 8-01 of the 1988 Standard Specifications for Road, Bridge, and
Municipal Construction, or the latest version thereof, unless approved otherwise by the
City.
Construction:
72. Emissions from construction equipment and trucks shall be kept to a minimum by Using
relatively new and well maintained equipment, and by avoiding prolonged periods of
vehicle idling and use of engine powered equipment.
73. Construction materials trucked to the site shall be scheduled to minimize congestion
during peak travel times. This will minimize secondary air pollution caused by traffic
having to travel at reduced speeds.
74. Particulate matter (dust) produced during construction phases shall be controlled by
watering roads, and paving or graveling high use construction roads.
75. Construction noise shall be kept to a minimum by the utilization of mufflers, engine intake
silencers, engine enclosures, turning off idle equipment, and restricting hours of
construction activities from 7:30a.m. to 5:00p.m., Monday through Saturday.
76. Stationary equipment shall be placed as far away from sensitive receiving locations as
possible. Where this is infeasible, or where noise levels exceed 'EDNA Class A
Classification portable noise barriers shall be placed around the equipment with the
opening pointed away from the sensitive receiving property.
77. Construction vehicles shall not travel through Lakeland Hills North nor other residential
areas unless no other access is available. In no case shall construction vehicles travel
through Lakeland Hills North once direct access is available ~'om the site from East Valley
Highway.
78. Measures shall be taken during construction activities to provide on-site security. Street
lighting should be provided for residential and commercial developments and building and
site designs should be considered that will reduce opportunities for crime to occur.
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79. During construction of the phased residential development disturbed areas shall be re-
vegetated during the next growing season.
80. A fire prevention plan shall be developed for the construction activities, particularly for
areas storing flammable materials, and submitted'to the City or review and approval prior
to beginning operations.
Noise and Air Impact Controls:
81. Noise emanating from the site shall be regulated and abated in accordance with the
Auburn City Code. In this regard, all properties which abut the property boundary lines of
this site shall be considered to be "EDNA" Class A classification as residential in nature.
82. Methods to significantly reduce impacts from outdoor noise such as insulation, airtight
exteriors, and thicker walls, windows, glass, and ceilings shall be incorporated into
building designs of structures located within 250 feet of the east-west corridor road right
of way.
83. Measures to reduce noise impacts shall be incorporated into site and building designs
located within 250 feet of the right way including, but not limited to, larger setbacks from
arterial roads, orienting courtyards or public areas behind buildings as far as feasible from
traffic and limiting areas where heavy truck traffic is permitted.
84. Potential air quality impacts from residential wood burning in the proposed PUD shall be
minimized by controlling the number 'and density of such devices that are permitted.
Public Safety:
85. Development of a community crime prevention program should be encouraged to help
mitigate some of the impacts of police services.
86. All commercial and residential buildings shall be planned and designed to facilitate fire
prevention. Single and multi-family homes shall be built with rated roofs.
87. Multi-family and commercial developments shall incorporate alarms and sprinkler systems
into their designs consistent with the requirements of Auburn City Code.
88. The site shall be developed under unified control and any division of the property within
the PUD shall be subject to the Auburn City Code.
89. There shall be no groundwater witMrawn for use within the PUD unless a
hydrogeological study is performed which addresses both water quality, quantity, and the
affects on existing wells in the area. Such a hydrogeological study must be submitted for
review and approval by the City.
90. Facilities should be designed to accommodate recycling. Space should be provided to
accommodate the storage of these materials at centralized locations.
91. To decrease the impact of single occupancy vehicle trips added to the City road systems
and State highway, property owners shall institute a fide-sharing program through its
homeowner's association established pursuant to recorded CCRs on the property. The
fide-sharing program shall include at least one information system for each plat and multi-
family project such as a commuter board or telephone answering service to facilitate
matching riders with vehicles. Participation in the ride-sharing program among residents
shall be voluntary. The homeowner's association will provide an annual report to the City
as to the effectiveness of the fide-sharing program.
92. In the formal plat submitted for that portion of Lakeland Hills South that abuts 182nd
Avenue East, the first set of lots east to west shall have a minimum lot size of one half
acre. The second two sets of lots east to west shall have a minimum lot size of 15,000
square feet. If the zoning east of 182nd is intensified, this condition will be reevaluated.
The applicant shall provide a 50-foot-wide screening greenbelt easement along 182nd
Avenue East. A note shall be established on the face of the plat when such plat is
approved which states "The 50-foot screening greenbelt easement shall be maintained by
the lot owners therein with the restriction of no driveways or structures permitted thereon,
and no trees to be cut unless diseased or considered dangerous. Septic tank drain fields
shall not be permitted within the required screening greenbelt."
If for any reason the screening greenbelt are disturbed or should trees need to be removed
because they are considered diseased or dangerous, the applicant shall within the 50-foot
wide screening greenbelt replant evergreen trees with a minimum planting height of 4 feet.
The trees shall be planted 15 feet on center. if disturbed, the 50-foot greenbelt shall also
be seeded with a drought resistant grass species. The applicant shall be responsible for
maintaining and for replacing, if necessary, any tree which dies within two years of
planting. Thereafter, maintenance and replacement responsibilities shall be that of the
adjacent lot owners.
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