Chapter 10.125
SO – SENSITIVE AREA OVERLAY ZONE

Sections:

10.125.010    Purpose.

10.125.020    Preliminary requirements.

10.125.030    Development requirements.

10.125.040    Construction requirements.

10.125.050    Approval.

10.125.010 Purpose.

This zone is the land area within the Syracuse City corporate boundary west of Bluff Road. The general plan identifies this as an area and as future annexation areas where soil and water conditions may impact, prohibit, or limit development. In addition to requirements outlined in the City’s subdivision ordinance, developers shall adhere to more detailed and specific information and construction standards to adequately address soil and water conditions prior to approval and construction of a development within the area. These are minimum requirements. Approval may require additional measures where soil and water conditions warrant them. [Ord. 08-07 § 1 (Exh. A); Ord. 06-27; Ord. 06-17; Code 1971 § 10-22-010.]

10.125.020 Preliminary requirements.

Any proposed development within this zone as identified shall include the following items with a completed application and plans for preliminary plat or site plan approval:

(A) Wetland delineation approved by the Army Corps of Engineers of all the property within the ownership or control of the developer within the proposed development area.

(B) A detailed soil analysis, completed by a licensed geotechnical engineer that includes soil types and conditions as well as ground-water level test results, monitored for not less than six months.

(C) A geotechnical engineered plan for construction and installation of all off-site improvements including, but not limited to, ground and road stabilization as well as design standards for all structure development within the overlay zone.

(D) Proposed method of routing irrigation or drainage water that is currently being collected from the property.

(E) Proposed lot drainage plan as required by SCC 10.125.040. [Ord. 13-15 § 1; Ord. 08-07 § 1 (Exh. A); Ord. 06-27; Ord. 06-17; Code 1971 § 10-22-020.]

10.125.030 Development requirements.

(A) In order to calculate the net density for residential development, deduct 20 percent of the gross acreage (for roads and other public rights-of-way or easements), and then deduct the total acreage identified by the Army Corps of Engineers as wetlands, without regard as to whether mitigation will be addressed on site or off site. Finally, multiply the adjusted net acreage by the density factor for the appropriate residential zone.

(B) The City shall have the discretion, in cooperation with the Army Corps of Engineers and other wetland conservation entities, of determining whether to mitigate wetlands on site or off site.

(C) Calculations for determining open space under provisions outlined in Chapter 10.80 SCC shall not include any areas previously identified as wetlands.

(D) The City shall require the developer to submit a soil report prepared by a licensed geotechnical engineer for all development within this zone. The soil report shall include a unified classification of all soils with an estimate of susceptibility to erosion, plasticity index, liquid limit, shrink-swell potential, general suitability for development, and an estimate of the likely highest level of the sub-surface water table considering the long-term effects of development and irrigation.

(E) The developer shall submit load designs for all roadways together with a dewatering plan within the proposed development area. A licensed geotechnical engineer shall prepare, stamp, and sign the load design and dewatering plan presented to the City for final review of the subdivision. [Ord. 08-07 § 1 (Exh. A); Ord. 06-27; Ord. 06-17; Code 1971 § 10-22-030.]

10.125.040 Construction requirements.

(A) Prior to issuance of building permits, the City shall require the developer or his selected contractor to perform a CCTV video inspection of all gravity-initiated utilities to confirm pipe workmanship meets City and American Society of Testing and Materials (ASTM) requirements. The City may require follow-up video inspections to confirm completion of necessary repairs identified during previous inspections.

(B) The developer shall construct all (including residential dwellings) improvements based upon the submitted design standards of the project soils engineer report and comply with design recommendations from the City Engineer and Chapter 8.45 SCC. The design requirement submitted by the project soils engineer shall not be less in scope and consistency than the requirement in Chapter 8.45 SCC.

(C) The International Residential Building Code requires each lot to drain surface water from all sides of residential structures. Construction of walks, driveways, retaining walls, and other landscape improvements shall not interfere with protected public utility and drainage easements. Roofs shall direct roof water to a downspout and away from foundation walls toward a suitable swale or drainage ditch. Surface drainage design shall follow the minimum guidelines set forth in the International Residential Building Code. The property owner shall maintain surface drainage grades to ensure proper storm water conveyance. In cases where minimum slopes or distances are unattainable, the lot shall have paved gutters or other drainage structures acceptable to the Building Official.

(D) Residential dwelling structures shall have roof drainage systems (gutters, downspouts, channels, etc.) and appurtenances contiguous to the entire zone of collection from said roof surface and to direct the roof/drainage water away from such structures and foundation walls.

(E) Construction of drainage fields, French drainage systems, or dewatering stations shall comply with design standards submitted by a licensed geotechnical engineer as approved by the City. [Ord. 08-07 § 1 (Exh. A); Ord. 06-27; Ord. 06-17; Code 1971 § 10-22-040.]

10.125.050 Approval.

The City Engineer shall review and verify compliance with preliminary requirements outlined in SCC 10.125.020 prior to sketch plan submittal to the Land Use Authority. [Ord. 08-07 § 1 (Exh. A); Ord. 06-27; Ord. 06-17; Code 1971 § 10-22-050.]