§ 106.50.140. Sylvan Road - Woodside Drive

A.

Purpose. The provisions of this Section are intended to ensure that development on the property within the Sylvan Road - Woodside Drive SPA will:

1.

Protect and preserve the creeks and floodplains in a natural condition;

2.

Buffer future residents from commercial development to the south and from the traffic noise associated with Auburn Boulevard and Sylvan Road;

3.

Provide for adequate circulation within the project site and adequate access to major streets;

4.

Encourage the establishment of a trail system in the general areas shown in Figure 5-12; and

5.

Preserve the residential character of this portion of the community by prohibiting the expansion of the commercial areas to the north and south into the area shown in Figure 5-12.

B.

Applicability. This Section applies to proposed development and new land uses within the Sylvan Road - Woodside Drive SPA, as shown on Figure 5-12 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-5 zoning district by Section 106.24.030 (Residential and Open Space District Allowable Land Uses and Permit Requirements), Table 2-2, except that single-family dwellings or two-family dwellings are permitted. Higher densities may be authorized through Use Permit approval in compliance with Subsection D below.

D.

Permit requirements.

1.

Design Review required. Design review approval shall be required for all proposed development, except for residential accessory structures in compliance with Sections 106.42.200 (Residential Accessory Uses and Structures), and 106.42.015 (Accessory Dwelling Units).

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 and the overall community.

E.

Density. The density of residential development of any portion of the property shown in Figure 5-12 shall not exceed five dwelling units per acre, except that the review authority may approve additional density 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-5 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. The following techniques shall be considered and utilized where feasible:

a.

The use of split-level building design and foundation systems to accomplish elevation transitions as close to existing grades as possible.

b.

Grading for streets shall be limited as much as possible, consistent with the minimum requirements for utility service, drainage requirements, and street design and improvement requirements.

c.

No grading, except as provided in Municipal Code Section 16A.52, shall occur until a grading permit is obtained from the Engineering Division.

d.

No grading shall be permitted within the floodway of any stream. The Engineering Division shall not approve any grading plans or issue any grading permit unless the plans are consistent with the approved site plan and the standards in 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 for prevention of erosion, or otherwise protect public health, safety, or welfare.

4.

Fences. No solid fence shall be constructed within 30 feet of the edge of any floodplain, unless approved by the Commission. Any approved fence shall comply with all applicable requirements of Section 106.30.050 (Fences and Walls).

5.

Limitation on access in new subdivisions. No subdivision shall be approved with lots fronting on Auburn Boulevard, or on Sylvan Road, where street frontage can feasibly be provided for the lots on another public street.

6.

Street width. Residential streets of a width less than major collector streets may be constructed to class "B" Standards as specified in the City's improvement standards. Major collector streets may be constructed to Class "B" standards, provided that a sidewalk constructed to the standards specified for Class "A" streets is constructed on one side of the street.

 

Figure 5-12 - Sylvan Road   

(Ord. No. 2015-003, § 3, 4-19-2015; Ord. No. 2017-002, § 3(Exh. A-1), 7-13-2017)

Editor's note

Ord. No. 2015-003, adopted April 19, 2015 renumbered § 106.50.130 as § 106.50.140.