Uplands Master Planned Community

Since 2008, AHBL has supported Tarragon’s development of the Uplands, a 320‑acre, multi‑phase master‑planned residential community in unincorporated Pierce County near Puyallup. AHBL provided land use planning and civil engineering services for project entitlements and infrastructure associated with the Planned Development District (PDD). The community vision emphasizes preserved forested critical areas, Mount Rainier views, and an amenity‑rich residential environment. In 2017, AHBL assisted with rezoning the property from Rural Residential to Moderate Density Single Family (MSF). This effort required preparation and approval of the PDD and the Master Development Plan, establishing the framework for phased development and increased residential density.

Phase I received Preliminary Plat approval in 2020, including processing of a Minor Amendment. This phase consists of townhomes and single‑family residences organized around a central amenity, the Overlook Park, which includes a community center and primary recreation facilities. Phase I is currently under construction, with portions of the development sold to homebuilders.

Phase II recently received Preliminary Plat approval and is entering site work. The phase is organized around a large, walkable central park and includes a mix of single‑family detached homes with both traditional and alley‑loaded lots and two for‑rent townhome sites. A key technical contribution by AHBL was updating the Sewer Master Plan, enabling an increase in overall project density from approximately 400 to 1,000+ units without requiring major off‑site sewer main or lift‑station upgrades. This infrastructure strategy made the inclusion of multifamily housing on the Uplands property feasible.  As part of Phase II, AHBL provided engineering design for Embark at Uplands, a 10.5‑acre parcel developed with 86 multifamily townhome units, supporting the project’s diversified housing mix.

Property Mix:

• 800 Single-family Detached Home Lots
• 200+ For-Rent Townhomes (includes Embark at Uplands)
• Open Space and Parks
• Community Amenities and Character

Photos: SkyTech Aerial

Teaming Partners

• Owner and Developer: Tarragon
• Builders:
  • Century Communities
  • Conner Homes
  • Lennar
  • Richmond American Homes