C.
Uses prohibited in R-9 Districts shall be as follows:
all other uses not enumerated above.
C.
Uses prohibited in R-M Districts shall be as follows:
all other uses not enumerated above.
D.
Residential lot and structure requirements in R-M
Districts shall be as follows:
|
Lot Requirement
|
One-Family
|
Two-Family
|
Multiple-Family
| ||
|---|---|---|---|---|---|
|
Area, minimum (square feet)
|
7,500
|
12,500
|
18,000
| ||
|
Width, minimum (feet)
|
60
|
100
|
120
| ||
|
Depth, minimum (feet)
|
125
|
125
|
150
| ||
|
Coverage, maximum
|
30%
|
30%
|
20%
| ||
|
Unit density, maximum (square feet
per unit)
|
Not applicable
|
Not applicable
|
3,500
| ||
|
Principal structure
| |||||
|
Front yard setback (feet)
|
30
|
30
|
40
| ||
|
Side yard setback (feet)
| |||||
|
One side
|
6
|
15
|
25
| ||
|
Total both sides
|
15
|
30
|
50
| ||
|
Rear yard setback (feet)
|
30
|
30
|
40
| ||
|
Maximum height (feet)
|
35
|
35
|
35
| ||
|
Maximum number of units per structure
|
1
|
2
|
12
| ||
|
Minimum distance between principal structures
(feet)
|
Not applicable
|
Not applicable
|
25
| ||
|
Accessory structures and/or uses
| |||||
|
Front yard setback
| |||||
|
Attached (feet)
|
30
|
30
|
40
| ||
|
Unattached
|
Existing principal building front line
| ||||
|
Side yard setback (feet)
|
5
|
5
|
10
| ||
|
Rear yard setback (feet)
|
5
|
5
|
10
| ||
|
Maximum height (feet)
|
15
|
15
|
15
| ||
C.
Uses prohibited in R-SR Districts shall be as follows:
all other uses not enumerated above.
D.
A.
Uses permitted in C-1 Districts shall be as follows:
(1)
Multiple-family dwelling.
(2)
Retail and personal service when less than 4,000 square
feet in building area.
(3)
Professional and business office when less than 4,000
square feet in building area.
(4)
School.
(5)
Mortuary/funeral home.
(7)
Accessory uses and structures.
(8)
Residential units in combination with nonresidential use.
[Added 3-10-2022 by L.L. No. 1-2022]
B.
Uses permitted in C-1 Districts upon issuance of a special permit shall be as follows (see Article VI):
C.
Uses prohibited in C-1 Districts shall be as follows:
All other uses not enumerated above.
A.
Uses permitted in C-2 Districts shall be as follows:
(1)
Retail and personal service.
(2)
Professional and business office.
(3)
Religious institution.
(4)
Community center/private club.
(5)
School.
(6)
Mortuary and funeral home.
(7)
Multiple-family dwelling.
(9)
Accessory uses and structures.
(10)
Residential units in combination with nonresidential use.
[Added 3-10-2022 by L.L. No. 1-2022]
B.
Uses permitted in C-2 Districts upon issuance of a special permit shall be as follows (see Article VI):
C.
Uses prohibited in C-2 Districts shall be as follows:
all other uses not enumerated above.
[Added 5-10-2007 by L.L. No. 3-2007]
A.
Uses permitted in C-2A Districts upon issuance of
a special permit shall be as follows:
(1)
Storage unit.
B.
Uses prohibited in C-2A Districts shall be as follows:
all other uses not enumerated above, except as permitted in a C-2
District.
[Amended 2-11-2010 by L.L. No. 1-2010]
C.
All lot, structure requirements (including principal
and accessory structures) and all other supplemental requirements
of a C-2A District shall be as provided for in a C-2 District.
A.
Uses permitted in C-3 Districts shall be as follows:
(1)
Retail and personal service.
(2)
Professional and business office.
(3)
Religious institution.
(4)
Community center/private club.
(5)
School.
(6)
Mortuary and funeral home.
(7)
Multiple-family dwelling.
(9)
Accessory uses and structures.
(10)
Residential units in combination with nonresidential use.
[Added 3-10-2022 by L.L. No. 1-2022]
C.
Uses prohibited in C-3 Districts shall be as follows:
All other uses not enumerated above.
A.
Introduction.
(1)
Intent. Provision is included for Planned Development
Districts to permit establishment of areas in which diverse uses may
be brought together in a compatible and unified plan of development
which shall be in the interest of the general welfare of the public.
In Planned Development Districts, land and structures may be used
for any lawful purpose in accordance with the provisions set forth
herein.
(2)
Procedure overview.
(a)
The classification of any property within the
Planned Development (PD) District requires the undertaking of a two-step
process involving the approval of both the Board of Trustees and the
Planning Commission.[1]
(b)
In the first step, the Board of Trustees, in
its legislative capacity, establishes the boundaries of the proposed
PD District and sets the limits on the nature and range of uses, geometric
and site controls and overall project planning. The Board of Trustees'
action is in response to the applicant's submission of a general outline
that discusses the contemplated development for the proposed PD District.
(c)
The Planning Commission is delegated by the
Board of Trustees the responsibility in the second step for ensuring
that the general outline approved by the Board of Trustees is properly
implemented. The Planning Commission ensures compliance by reviewing
and approving the project plan submitted by the applicant. The project
plan is the detailed narrative and graphic documentation for the development
of the entire PD District.
(d)
The Planned Development Zone District regulations
shall not become effective nor shall the Official Zoning Map be amended
with the new PD boundaries until the project plan has been approved
by the Planning Commission within 180 days of the Board of Trustees'
authorization.
B.
District establishment.
(1)
Approval. All Planned Development (PD) Districts shall
be established by the Board of Trustees in accordance with the procedures
set forth herein.
(2)
Uses permitted. The Board of Trustees shall specify the uses permitted within the Planned Development District when such district is initially established, including specific uses for lots and subareas within the PD District. Where residential uses are permitted, the Board of Trustees may establish the unit densities. If the Board of Trustees elects not to establish densities, then the provisions of Subsection B(5)(a) shall prevail.
(3)
Minimum area.
(a)
No PD District shall have a gross land area
of less than five acres, exclusive of areas to be dedicated to the
Village for public purposes.
(b)
Once established, a PD District may be enlarged
to include other contiguous areas, regardless of their size. Such
areas, if separated by a public right-of-way, may be considered contiguous
if, in the opinion of the Board of Trustees, the continuity of development
of the original PD District is maintained.
(4)
Phased development.
(a)
PD subareas. The Board of Trustees may identify
portions of a PD District as discrete geographic subareas of the PD.
Such designated subareas may have land uses or standards different
from the balance of the PD District, provided that such designated
subareas are fully integrated in the overall development for the entire
PD District.
(b)
Project staging. The Board of Trustees may establish
the sequence in which development of a PD District shall occur by
specifying the order in which subareas, sections or phases of a PD
are to be developed.
(c)
Project plan approval. If a proposed PD District
is to be undertaken in a staged development, the Board of Trustees
may stagger the one-hundred-eighty-day project plan approval process
to correspond with the project staging.
(5)
Standards. Unless the Board of Trustees has established
other controls or standards at the inception of the district, the
following shall apply uniformly to the entire PD District or to the
designated portion of the PD District:
(a)
Geometric controls.
[1]
Distance between buildings on one lot.
[a]
Residential. Front, rear and side
yards for residential uses shall be designed so that a building is
no closer than 20 feet to any other residential building and 50 feet
to any nonresidential building.
[b]
Nonresidential. Front, rear and
side yards for nonresidential uses shall be designed so that a building
is no closer than 40 feet to any other nonresidential building and
50 feet to any residential building.
[c]
For purposes of interpretation,
a structure which contains both residential and nonresidential uses
shall comply with the requirements of Subsection B(5)(a)[1][b] above.
[d]
Accessory structures shall be no
closer than 10 feet to the principal structure with which they are
associated and no closer than 20 feet to any other principal structure
and five feet to any other accessory structure.
[2]
Distance from lot lines. The minimum distance
between any point on a building and the lot line shall not be less
than the height of the building.
[3]
Density. Unless the Board of Trustees has established a minimum density pursuant to Subsection B(2), then all residential development shall provide a density of 5,000 square feet per dwelling unit.
[4]
Lot coverage. Maximum lot coverage for all development
within a PD District shall not exceed 40% of the gross land area.
[5]
Height. The maximum height of all principal
structures shall not exceed 35 feet and accessory structures shall
not exceed 15 feet.
(b)
Compliance. Except as provided above, PD Districts
shall be subject to all applicable regulations as provided in this
chapter.
(6)
Submission documents. In order to obtain the approval
of the Board of Trustees for the establishment of a Planned Development
District, the following data and information shall be submitted:
(a)
A written narrative outlining the applicant's
overall concept for the proposed Planned Development District, which
shall include but not be limited to discussion of the following: the
range and mix of uses, housing density, building types, common or
public facilities, broad financing picture, points of access, parking,
open space/recreation areas, provision for public utilities and project
phasing.
(b)
A schematic plan of the site, drawn to scale,
graphically depicting the elements addressed in the applicant's narrative
statement.
(d)
Survey(s) of the property or properties proposed
for inclusion in the PD District.
(7)
Procedure. A Planned Development District shall be
established by the Board of Trustees pursuant to law and the following
additional requirements:
(a)
Upon receipt of a Planned Development District
proposal, the Board of Trustees shall refer the PD District submission
documents to the Planning Commission for its advisory opinion on the
establishment of the PD District. The Planning Commission shall respond
to the Board of Trustees with a written report of its findings and
recommendations.
(b)
The environmental significance of the proposed
PD District shall be determined pursuant to the New York State Environmental
Quality Review Act and notification or referrals to the applicable
municipalities or other levels of government shall be made.
(c)
The Board of Trustees may meet informally with
the applicant, the Planning Commission or other interested parties
to discuss the PD District proposal.
(d)
The Board of Trustees will hold a public hearing,
after which and upon the consideration of the advice submitted by
the Planning Commission and other agencies it may vote upon the establishment
of a Planned Development District.
(e)
The Board of Trustees shall, by resolution,
transfer the PD District to the review authority of the Planning Commission
for project plan approval and shall instruct the Planning Commission
of the specific uses, minimum area and geometric controls to be maintained
in the PD District, designated subareas and project phasing.
C.
Project plan.
(1)
Approval.
(a)
The project plan is a detailed narrative and
graphic documentation for the development of the entire land area
or of designated subareas within the PD District and, unless otherwise
specified, shall be approved with no modifications or denied by the
Planning Commission within 180 days of the approval date of the PD
District by the Board of Trustees.
(b)
The PD District regulations are effective, the
Zoning Map is amended and permits may be issued only after the project
plan has been approved by the Planning Commission.
(c)
Failure to obtain project plan approval within
the required time limits shall cause the original authorization of
the Board of Trustees to lapse and the property or properties shall
maintain the previous zoning classification.
(d)
(e)
The Planning Commission may, subject to constraints
of the Board of Trustees' resolution, allow for the phased development
of the PD District but shall approve the schedule and order of development.
(3)
Submission documents.
(a)
Project plan submissions. Project plans must
include maps, drawings and other materials that show:
[1]
Site plans for all construction for which building
permits are being sought and all adjoining or adjacent structures,
parking facilities or drives.
[2]
All landscaped open space, plazas, malls, courts
and pedestrianways within or immediately surrounding the proposed
construction.
[3]
Existing and propose topographic contours within
and surrounding the proposed construction.
[4]
Existing and proposed drainage and utility patterns,
facilities and/or public easements within or affected by the proposed
construction.
[5]
Permanent landscaping within and surrounding
the proposed construction.
[6]
Off-street loading to serve any building or
facilities proposed to be constructed.
[7]
Any signs to be included in the proposed construction.
[8]
Approximate floor elevations of all buildings
to be constructed.
(b)
Supporting and explanatory material. The Planning
Commission may require the submission of additional material to explain
and justify the project plan, which could include but is not limited
to the following:
[1]
General floor plans and elevations of proposed
structures.
[2]
Information necessary to assure compatibility
of the proposed project with adjoining existing uses.
[3]
An explanation of the manner in which all requirements
of the overall plan and of other applicable regulations are to be
met and in which adequate access for public and fire protection is
to be maintained.
(4)
Procedure. The project plan approval is an action
distinct and separate from the Board of Trustees' establishment of
the PD District and conducted in accordance with the procedures and
requirements of this chapter applicable to site plan and special permit
review.
D.
Modifications.
(1)
Except as otherwise may be provided by the Board of
Trustees or Planning Commission, all land use activities situated
within and in existence on the effective date of such classification
or developed in accordance with an approved project plan as provided
herein shall be subject to the issuance of a project plan amendment
by the Planning Commission in the event of the following:
(a)
A change in or location of enumerated land uses.
(b)
An increase in floor area in excess of 10% of
a principal or accessory structure.
(c)
The demolition of a principal structure, except
where mandated by the Codes Enforcement Officer in the interest of
public safety.
(d)
The establishment of new streets or other public/
common areas.
(e)
Any changes which may otherwise be regulated
by the adoption of controls made specifically applicable to such district,
either at its inception or subsequently.
B.
Uses permitted in C-T Districts upon issuance of a
special permit shall be as follows:
(1)
Any other use of similar character upon a determination
by special permit that said use is of the same character and can be
established without injury to the overall plan for development, in
accordance with the special permit criteria.
D.
Lot and structure requirements in C-T Districts shall
be as follows:
(1)
Minimum frontage to be 200 feet.
(2)
Minimum depth to be 170 feet.
(3)
A six-foot-high stone, concrete or masonry wall will
be built above grade along the rear of the property. Such a barrier
will be set back a minimum of one foot from the property line. The
foundation and the vertical stability of the barrier will need the
approval of the Village Engineer. There will be a minimum of a five-foot
rear yard setback, and an area for snow storage shall be included
on the site plan.
(4)
Side yard on John Street to be 20 feet.
(6)
Rear service driveways to be constructed with a minimum
width of 20 feet and to be linked as lots develop into a continuous
service road.
(7)
Minimum side yard of 10 feet to be on the west side
of Lot 18.
(8)
Minimum front yard setback of 30 feet, to be landscaped
in accordance with specifications recommended by the Village Planning
Commission.
(9)
Driveway cuts between John Street and Lot 20 on South Bay Road to be limited to three shared twenty-five-foot-wide driveways linked to rear service driveways [Subsection D(6) above].
(10)
Height of buildings not to exceed 35 feet.
(11)
No access to service road to lots from John
Street.
(13)
Curbs and sidewalks to be constructed to make
continuous strip along Taft Road.
(14)
Signs within the zone should be limited to monument
or wall signs.
(15)
Construction type within the zone to be brick
exterior or type approved by the Planning Commission.
E.
Statement of intent.
(1)
It is the intent in the C-T District to recognize
the fact that the area along East Taft Road between the easterly Village
line and the Route II intersection is an area in transition. East
Taft Road is rapidly becoming one of the major east-west highways
north of the City of Syracuse. It has been widened to four lanes and
is being developed with large commercial/service facilities on its
southerly side in the Town of Clay. Taft Road in the Village is primarily
devoted to older residential structures on small lots.
(2)
The Village desires to limit the number of curb cuts
onto East Taft Road so as to increase traffic safety and to encourage
the redevelopment of this area into moderate-to-large commercial,
office and/or service-type uses. The prime goal is to encourage and
control proper commercial growth on East Taft Road and to prohibit
commercial intrusion into the residential area comprised of the lots
on both sides of Lawrence Avenue.
(3)
The issue of rear yard barrier was discussed extensively
between the Village and the homeowners on East Taft Road and Lawrence
Avenue. There were many options discussed, among them treated stockade
fences, twenty-foot rear yard setbacks and brick or concrete walls.
It was the consensus that the construction of a stone, concrete or
masonry wall would offer the best screening device, provide an excellent
noise barrier and give a developer greater flexibility for the use
of the property. With a stone, concrete or masonry wall, along with
a smaller minimum rear yard setback, more room would be left for the
developer to use for parking or anything else that would be deemed
essential for site plan development. Such a barrier was also considered
to be more permanent and durable than any other structures, such as
stockade fences, etc.
(4)
Commercial reuse of one or two existing residential
structures or lots is to be prohibited. Conglomeration of lots is
to be encouraged. Development should begin with Lot 18 of East Taft
Road and/or Lot 19 of John Street.
A.
Uses permitted: sexually oriented business upon issuance of a special permit therefor as set forth in Article VI.
B.
Uses prohibited: all other uses.
C.
Lot and structure requirements shall comply with the
requirements of the underlying zoning district.
D.
Statement of intent. It is the purpose of this section
to regulate sexually oriented businesses in order to promote the health,
safety and welfare of citizens of the Village of North Syracuse and
to establish reasonable safeguards on the potential for deleterious
location of such uses within the Village. This section is not intended
to prohibit such uses nor to impose limitations or controls on their
content. Similarly it is not the intent of this section to restrict
or deny access by adults to such materials as may be constitutionally
protected. Neither is it the intent or effect of this section to condone
or legitimize the distribution of obscene materials.
E.
Dispute resolution. In the event that any questions
arise regarding the application of or interpretation of this section,
it is expressly provided that such questions shall be resolved on
a case-by-case basis by the Zoning Board of Appeals upon proper application
therefor.
F.
Zoning Map amendment. The Zoning Map of the Village
of North Syracuse is hereby amended to establish a Sexually Oriented
Business Overlay District on the following described land: three plus
or minus acres of land bounded on the north by Route 481, on the east
by land owned by the Eagan Trust and further east by Route 81; bounded
on the south by land owned by the Eagan Trust as well as on the west.
Property is 300 feet plus or minus by 400 feet plus or minus, and
is zoned C-1.
