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. PUDs may also allow for a small amount of development from other comprehensive plan designations if determined to be appropriate for the PUD and its surroundings.

E. Enhanced Design Features. Provide building and structural designs that complement surrounding land uses and their environment. Design standards should reflect quality site planning, landscaping and building architecture.

F. Creation of Public Amenities. Enhance parks and open spaces consistent with the comprehensive park plan and nonmotorized plan.

G. Affordable Housing. Provide affordable housing options in accordance with Auburn’s comprehensive plan. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)

A. Step One – PUD Major 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 ACC. 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 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 ACC 18.76.090.

B. Step Two – Preliminary Plat/Site Plan Approval. For those major amendments to the Lakeland Hills South PUD that consist of only single-family or duplex platted lots, a preliminary plat may be filed pursuant to Chapter 17.06 ACC. For all other uses, a site plan must be approved by the director of planning pursuant to ACC 18.76.160. 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 ACC 18.76.160.

C. Step Three – Final Plat Approval. Final plats shall be approved pursuant to Chapter 17.10 ACC. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)

A. “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” means the maximum number of dwelling units per acre allowed within a given area.

C. “Department” shall refer to the city of Auburn department of planning and development.

D. “Gross area” (also referred to as “gross acreage” or “gross useable area”) shall be defined as all of the area within the 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:

F. “Net area” (also referred to as “net acreage” or “net usable area”) shall be defined as the gross area minus the area designated as nonbuildable areas and nonresidential uses.

G. “Nonbuildable areas” include slopes that exceed 25 percent measured between each 25-foot contour line, wetlands delineated pursuant to the definition of “wetlands” contained within ACC 16.06.030, or floodways as defined by ACC 15.68.100(Z). Slopes, wetlands, or floodways that are allowed to be modified by the city may be considered buildable. Wetland buffers are not considered nonbuildable areas. Nonbuildable areas for each planning area will be determined following the completion of mining for the planning area pursuant to Pierce County Permit UP9-70 as it may be amended.

H. “Official Lakeland plan map” is the final development plan for Lakeland attached to the ordinance codified in this chapter as Exhibit “B-REV” as amended by Ordinance No. 5546 and legally described in Exhibit “C.” Exhibits “B-REV” and “C” are incorporated herein by reference. Exhibit “B” approved in Ordinance No. 5092 is no longer effective. It is replaced by Exhibit “B-REV.”

I. “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. “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” 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.

L. “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” means living accommodations where at least one member of the household is age 55 or over and all members of the household are at 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 this chapter, Alzheimer’s care facilities which have no more than one congregate kitchen and dining area will be considered one dwelling unit. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 6287 § 2, 2010; Ord. 5553 § 1, 2001; Ord. 5092 § 1, 1998.)

A. Residential.

B. Nonresidential. Uses permitted outright by Chapter 18.26 ACC as authorized in the development plan, except those uses requiring an administrative use permit under ACC 18.76.045. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 6269 § 25, 2009; Ord. 5777 § 1, 2003; Ord. 5092 § 1, 1998.)

A. The following uses may be permitted throughout the PUD as specifically authorized by the development plan and when an administrative use permit has been issued pursuant to the provisions of Chapter 18.64 ACC:

B. The following uses may be permitted in areas of the PUD with a comprehensive plan designation of “Light Commercial” as specifically authorized by the development plan and when an administrative use permit has been issued pursuant to the provisions of Chapter 18.64 ACC:

A. Nonbuildable 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, nonbuildable 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 subsection C of this section are not exceeded.

C. Residential densities within each planning area allowed by the official Lakeland plan map are as follows:

A. Single-Family Planning Areas. Single-family planning areas are those planning areas with a permitted density of one to four and two to six dwelling units per acre. Within these planning areas, the following development standards apply:

B. Moderate Density. The moderate density planning areas are those planning areas with a permitted density of two to 14 dwelling units per acre. Within these planning areas, the following development standards apply in addition to those identified in subsection A of this section:

C. High Density. The high density planning areas are those with a permitted density of 12 to 19 dwelling units per acre. Within these planning areas, the following development standards apply:

D. Public. As required by Chapter 18.35 ACC, P-1 Public Use District.

E. Commercial. As required by Chapter 18.23 ACC, Light Commercial District, except that the required setbacks from streets may be averaged and that multifamily units shall be permitted outright. The number and location of multifamily units shall be governed by ACC 18.76.170(A).

F. No recreational vehicle (RV) parking spaces will be required for multifamily complexes if there are perpetual restrictive covenants or a similar instrument recorded against the property that do not allow recreational vehicles to be parked in a multifamily complex. The language of the restrictive covenants precluding the RVs shall be approved by the city of Auburn and shall be recorded by the applicant prior to any certificates of occupancy issued by the city of Auburn for the subject multifamily structure. An original recorded copy shall be provided to the city of Auburn. Any subsequent amendments to the approved covenants regarding RV parking must be approved by the city of Auburn and recorded. Any recreational vehicles within a multifamily complex that are in violation of this covenant shall be considered a violation of this title and will be subject to the provisions of Chapter 1.25 ACC, Civil Penalties for Violations. The owner/manager and/or homeowners’ association responsible for the multifamily complex will be the party responsible for complying with Chapter 1.25 ACC. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5777 § 1, 2003; Ord. 5534 § 1, 2001; Ord. 5397 § 1, 2000; Ord. 5364 § 1, 2000; Ord. 5092 § 1, 1998.)

A. Open Space. The Lakeland Hills South PUD 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 nonmotorized 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.

E. Fences. Fences shall comply with the regulations of Chapter 18.31 ACC except on those lots that have two street frontages and abut Lakeland Hills Way, Evergreen Way, Lakeland Hills Loop, 62nd Street SE, Lakeland Hills Parkway or other future arterial streets. In such cases a six-foot-high fence may then encroach into the yard setback abutting the aforementioned streets subject to the following: if a six-foot-high fence is proposed, it must be for all or a majority of the street frontage the subject lots abut. Individual six-foot-high fences on independent lots will not be permitted in the required setback area. A five-foot width of landscaping is required between the fence and the back edge of the abutting sidewalk. The homeowners’ association shall perpetually maintain the fence and the landscaping and the developer shall provide evidence of such perpetual maintenance. The fence and landscaping shall be installed prior to the occupancy of the home on the associated lot. The planning director shall approve of the fence material, landscaping and evidence of the homeowner’s maintenance.

All fences shall be consistent with the sight distance requirements contained in Section 2.14, Intersection Design Elements of the Design and Construction Standards Manual, as may be amended. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5777 § 1, 2003; Ord. 5364 § 1, 2000; Ord. 5092 § 1, 1998.)

A. Within 120 days of the effective date of the ordinance codified in this chapter, 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, plat 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 nonresidential areas. Consideration of transitional areas and boundaries between different uses will be important. The city of Auburn landscape code shall be used as a guideline in the development of the plan.

C. Until the master landscape plan in subsection A of this section is approved by the city planning director, the city of Auburn landscape code shall apply to new development applications submitted to the city. The city planning director may approve variances from the code for specific submittals. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)

A. Within 120 days of the effective date of the ordinance codified in this chapter, 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 ACC; 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 ACC 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. Within each preliminary plat or site plan within the single-family, moderate density, and high density planning areas, the following signs shall also be permitted outright:

C. The signs referenced in subsection B of this section shall be designed and constructed consistent with the examples shown on Exhibit D, attached to Ordinance No. 5092, 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 on a private easement.

D. Within the commercial and nonresidential planning areas, signs shall be subject to Chapter 18.56 ACC except as follows:

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 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 watercourses. The applicant is responsible for making the necessary arrangements with the appropriate entities for the installation of such services.

D. Streets.

A. Pre-Application Conference Recommended. Prior to filing an application for a major amendment to the PUD, it is recommended that the applicant attend a pre-application conference with the planning director and other interested department heads, or their designees, regarding the proposed development. The conference attendees will review the general outlines of the proposal, evidenced schematically by sketch plans and other documents provided by the applicant. The applicant will receive suggestions and recommendations generated by the conference along with forms and guidelines for preparing the PUD application.

B. Application Procedure. Applicants must provide the planning director seven copies of the following:

A. The applicant may propose a phased 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. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)

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 ACC Title 17.

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 ACC. 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. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)

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 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 ACC 18.76.060, 18.76.160, and other applicable standards. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)

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.

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, ACC 18.76.010, provides for the public benefits required of the development of PUDs and does not result in only increasing the number of units that would otherwise be attained through a development using the existing zoning and 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. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)

A. The city council may affirm, modify, or disaffirm the recommendations of the hearing examiner in accordance with ACC 2.46.170.

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. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)

A. Pre-Application Conference Recommended. Prior to filing an application for a site plan approval, it is recommended that the applicant attend a pre-application conference with the planning director and other interested department heads, or their designees, regarding the proposed development. The conference attendees will review the general outlines of the proposal, evidenced schematically by sketch plans and other documents provided by the applicant. The applicant will 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:

C. A site plan shall be reviewed in accordance with the provisions of ACC 18.76.120. 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 subsection A of this section. If necessary conditions of approval may be imposed to ensure consistency with the approved PUD. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)

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, they may process the amendment as a major amendment.

Transferring multifamily units into the commercial area at the southwest corner of Lakeland Hills Way and the Lake Tapps Parkway from a multifamily planning area may be a minor adjustment. The total number of multifamily units in the commercial area cannot exceed 100. 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 applicant. The applicant may appeal the director’s decision pursuant to ACC 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 of this section 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, attached to Ordinance No. 5092, shall be amended to reflect the change. If a major amendment changing conditions of approval is adopted, Exhibit A, attached to Ordinance No. 5092, 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:

A. 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.

B. Membership must be mandatory for each property owner affected by the common space or private street and any successive buyer.

C. 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 10-year period.

D. 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. (Ord. 6957 § 1 (Exh. A), 2024; Ord. 5092 § 1, 1998.)