§ 106.50.050. Auburn Boulevard - Van Maren Lane

A.

Purpose. The provisions of this Section are intended to ensure that development within the Auburn Boulevard - Van Maren Lane SPA will retain creeks and floodplains in a natural condition, buffer future residents from freeway noise and pollutants through the use of greenbelts and innovative design, provide for adequate access to major streets, and ensure that the design of proposed development is compatible with existing surrounding development.

B.

Applicability. This Section applies to proposed development and new land uses within the Auburn Boulevard - Van Maren Lane SPA, as shown on Figure 5-4 and the Zoning Map.

C.

Allowable land uses. Land uses within the planning area shall be limited to those identified as permitted or conditional in the RD-10 zoning district by Section 106.24.030 (Residential and Open Space District Allowable Land Uses and Permit Requirements), Table 2-2, except as follows, and subject to the permit requirements of Subsection D below.

1.

No parcel shall be developed with other than a single-family or two-family dwelling, unless a different use otherwise allowed in the RD-10 zoning district, and not prohibited by Subsection C.2 below, is authorized by Use Permit approval.

2.

No use listed in Section 106.24.030 (Residential and Open Space District Allowable Land Uses and Permit Requirements), Table 2-2, under "Recreation, Education, and Public Assembly Uses," "Retail Trade," "Services - Business, Financial, and Professional," or "Services," shall be permitted, except for family day care homes and day care centers, and public safety facilities.

D.

Permit requirements.

1.

Design Review required. Design Review approval shall be required for all proposed development, except that allowed by Subsection C.1 above, and except for residential accessory structures in compliance with Section 106.42.200 (Residential Accessory Uses and Structures).

2.

Project coordination. Project review and approval shall include the review authority considering the relationship of the proposed circulation pattern with that of surrounding areas to provide for an interconnected street system and the coordination of circulation between projects with the overall community.

E.

Density. The review authority may approve a maximum residential density of 10 dwelling units per acre, in compliance with the other provisions of this Section, for a portion of a project where corresponding areas are dedicated for the preservation of open space along natural streams, where there are significant groves of heritage or landmark trees, or in other environmentally sensitive areas.

F.

Development standards. Proposed development shall comply with all applicable requirements of the RD-10 zoning district, Articles 3 (Site Planning and Project Design Standards) and 4 (Standards for Specific Land Uses), and the following standards; except that the review authority may modify the following standards where necessary to reduce site grading, avoid encroachment into floodplains, or to preserve native trees.

1.

Grading. The design, layout, and configuration of improvements shall minimize the extent and amount of grading. No grading, except as provided in Municipal Code Section 16A.52, shall occur on a parcel subject to the requirements of this Section until a Grading Permit is obtained from the Engineering Division.

a.

Split-level building design and foundation systems shall be used to accomplish elevation transitions as close to existing grades as possible.

b.

Street grading shall be limited to the maximum extent feasible, consistent with the minimum requirements for utility service, drainage requirements, and street design and improvement requirements.

c.

No grading shall be permitted within any stream floodway. The Engineering Division shall not approve a grading plan or issue a Grading Permit unless the plan is consistent with the site plan approved with the Use Permit for the site, and with the standards of this Section.

2.

Trees. The design, layout, and configuration of proposed improvements shall minimize the removal of trees. No native tree with a diameter of nine inches or more, measured at 54 inches above the ground shall be damaged or removed unless:

a.

The tree is located within the right-of-way of an approved street or specifically approved for removal by the review authority as part of the approved site plan.

b.

The removal is necessary for: the elimination of diseased growth; fire prevention and control; flood prevention and control; or as may be required for pedestrian, bicycle or equestrian paths and trails.

3.

Streams. Proposed development shall be designed so that each natural stream with well-defined banks and a contributory watershed of at least 30 acres, shall remain and be maintained in its natural state except for:

a.

The removal and clearing of debris, growth, brush, or trees necessary to maintain the free passage of storm and drainage waters, or to prevent the flooding of buildings and other improvements; and

b.

The construction of improvements approved by the Council as being necessary to prevent of erosion, or otherwise protect public health, safety, or welfare.

4.

Limitation on access in proposed subdivisions. No subdivision shall be designed or approved with lots fronting on, and taking access from, Auburn Boulevard, or Van Maren Road, where the lots can be feasibly provided public street access elsewhere.