Various land use activities are referred to in the District Use Chart attached to this chapter. Where a specific use, whether or not expressly enumerated in the chart or elsewhere in this chapter, can be construed to fall into two or more categories of uses as enumerated therein, such use shall be subject to the most restrictive controls applicable thereto.
A.
Special permit required. Land use activities which possess critical
impact shall require the issuance of a special permit by the Village
Board of Trustees.
B.
Standards for determination. Critical impact shall constitute any
land use activity having any one or more of the following characteristics:
(1)
Involves an area of land, whether or not in contiguous parcels, in
excess of 40,000 square feet.
(2)
Involves the development of new structure(s) with a floor area, cumulative
of all floors, in excess of 20,000 square feet contained in all structures
associated with the use.
(3)
Involves vehicular activity as defined herein.
(4)
Involves the use of a principal or accessory structure exceeding
three stories in height in the C District or 35 feet in the R-1, R-2
or R-3 District.
(5)
Involves the employment of more than 50 persons at maximum shift.
(6)
Involves the creation of over 10 units of off-street parking spaces
in a residential district or over 25 spaces in any other district,
whether or not required by the applicable regulations in this chapter.
(7)
Involves the creation of over four loading units, whether or not
required by the applicable regulations of this chapter.
(8)
Involves the development, redevelopment or change in use of any activities
situated within an area designated as a flood hazard area or within
500 feet of Nine Mile Creek.
(9)
Involves the development, redevelopment or treatment of any other
activity involving land use under the direct control of the United
States of America, the State of New York, the County of Onondaga,
the Village of Camillus or any agency thereof, including special districts.
(10)
Involves public assembly activities wherein the maximum capacity
exceeds 100 persons, as determined by an examination of fixed seating
or occupancy limitations contained in any applicable regulations.
(11)
Involves facilities designed to provide consumer services for
persons on the premises and while remaining in motor vehicles, including
what are commonly termed "drive-in windows."
(12)
Involves the improvement of a lot with two or more principal
structures, also denoted as "multistructure development."
(14)
Involves the creation of any townhouse dwelling unit.
[Added 7-3-1990 by L.L. No. 2-1990]
(15)
Involves the establishment of a mixed-use dwelling unit within
a Commercial Zoning District or the reestablishment of any such mixed-use
dwelling unit within a Commercial Zoning District after a residential
vacancy of 18 months or more.
[Added 5-4-2004 by L.L. No. 1-2004]
(16)
Involves the improvement of a lot with an indoor self-storage
facility.
[Added 11-21-2016 by L.L.
No. 6-2016]
[Added 1-16-2011 by L.L. No. 1-2011]
A.
Establishment and intent. This section establishes standards specific
to the Village Center Zoning Overlay District. The design standards
provide applicants and the Village Board with guidance as to the types
of development, improvements and uses desired for the area to be referred
to as the "Village Center," such area described at Exhibit A[1] attached hereto, and consisting generally of the parcels
or parts thereof within the Village business center contiguous to
Genesee (Main) Street. The intent of these standards is to encourage
the development of structures and uses that are compatible with their
surroundings; that provide attractive facades and historically consistent
front and attractive rear entrances; that will encourage redevelopment
and use of the Village Center as the center of local commerce and
community activity; and that will minimize or avoid adverse impacts.
Where noted, and as otherwise inferred herein, development and restoration
shall intend to preserve, restore or recreate, as the case may be,
building facades consistent with the Village of Camillus (generally),
circa 1900, thus including, wherever possible, however subject to
the modification provisions hereof, the following design and architectural
features: exterior materials, windows, doorway and entrances, facades,
walls, roofs, colors and finishes, awnings and canopies, signage,
exterior lighting, landscaping and streetscaping, mechanical systems,
parking lots and driveways, and open spaces.
[1]
Editor's Note: Exhibit A is on file in the Village offices.
B.
Application and modification of standards. The Village Board in connection with review and approval of a project or site over which it has jurisdiction (special permit or site plan) may apply the standards herein, thereby superseding those area and dimensional requirements of the underlying zone (zoning) district, and/or may modify or waive certain of the standards herein upon its written finding that such supersession, modification or waiver is warranted. Circumstances that shall warrant same may include, but not necessarily be limited to, physical constraints such as the location of existing buildings or changes in grade between adjacent properties; excessive cost; failure to obtain an agreement or permit that is required for the implementation of the standards, mitigation by imposition of alternative elements consistent with these standards and/or modifications of the standards to a design consistent with development of projects or property approved subsequent to the establishment of these standards, and which development is otherwise consistent with the Comprehensive Plan of the Village, including as it may be amended from time to time, formally or otherwise, by the Village Board, and including specifically any planned development district established under § 110-21B. In reviewing any proposed modification, the Village Board shall consider whether granting the modification will be consistent with the purposes of this chapter, the Village Comprehensive Plan, and the following principles:
[Amended 8-11-2011 by L.L. No. 3-2011]
(1)
The general design and character of the proposal is in harmony
with the existing or intended neighboring properties in the district.
(2)
The scale of the proposal in relation to the site and existing
or intended neighboring properties.
(3)
The similarity of building materials and their color and texture
in relation to those found or intended for use in the same and surrounding
district.
(4)
The visual compatibility of the proposal with the existing or
intended for surrounding properties, including height, setbacks, roof
shape, window and door arrangements, and the orientation of the building
in relation to the street.
C.
Main Street corridor. The standards for this overlay district shall
apply to, and the overlay district shall include, those parcels and
properties situate along Main (Genesee) Street from approximately
270 feet east of the easternmost street line of Bingham Place westerly
to approximately 265 feet west of the westernmost streetline of North
Street. The lands within this overlay district are specifically as
shown on Exhibit A[2] attached hereto and made a part hereof (crosshatched areas),
the same being a copy of the Village Zoning Map.[3] The objective of the design standards within the Main
Street Corridor is to promote the establishment or continuity of one
type of traditional main street corridor from Newport Road to the
aforementioned westerly end of the corridor, and a distinctly different,
but compatible, part of the corridor from (approximately) Newport
Road easterly to just beyond Bingham Place (as shown on Exhibit A).
[2]
Editor's Note: Exhibit A is on file in the Village offices.
[3]
Editor's Note: A copy of the Zoning Map is attached to this chapter.
D.
Characteristics.
(1)
A "traditional main street" is generally composed of one- to
three-story buildings with retail uses on the street level and office
or residential uses on the upper levels. The diverse retail establishments
on the ground floor attract the most pedestrian circulation, promoting
the community atmosphere, while the architecture style and rooflines
create an urban architectural theme. Architecturally and aesthetically,
in the Village of Camillus the traditional main street composition
changes with respect to the portion of the corridor between Newport
Road and Bingham Place. There a more residential character and residential-dwelling-type
structures predominate; however, with the intent nevertheless to be
that diverse small-scale retail, small/home business and professional
office and personal services establishments dominate first floor uses
and with some residential uses surviving, as well as where otherwise
permitted, on second story and back areas.
(2)
A traditional main street corridor should adequately convey
traffic; however, it should also have ample sidewalks and landscape
and functional areas to promote a high level of pedestrian activity.
Primary shop entrances would be located on Main Street through recessed
doors. Street-side parking would be convenient, but relatively minimal,
so as not to interfere with the active pedestrian quality. Most parking
and loading would be accommodated in the rear along with secondary
entrances for the shops. In cases like the Village of Camillus, where
rear parking areas can also create access to Main Street, abutting
properties to the rear and attractive potential parklike features,
special attention should be given to ensuring that secondary entrances
and rear building facades are as attractive thus suggesting a semi-enclosed
bazaar-like atmosphere at the rear of such properties. Likewise, parking
at the rear of such properties, while needing to accommodate patrons,
should be offset from such rear building areas to allow pedestrian
access and mobility and possibly outdoor patio and similar service
areas for patrons. Providing for easy access while ensuring attractive
open storefronts will help the resurgence of Main Street as a desirable
place to do business.
(3)
In applying the planning standards hereunder and any recommendations
thereto, the Village Board shall consider and may also incorporate
such planning concepts and guidelines as are detailed in the Onondaga
County Settlement Plan of 2001 prepared by Duany Plater - Zyberk &
Company, Architects and Town Planners, and Environmental Design and
Research, Local Planners, for the Syracuse - Onondaga County Planning
Agency, and as same may be revised from time to time, and the concept
layout of Dunn and Sgromo Engineers, P.C. (3 pages), specifically
Drawing No. EX1.0, entitled "Village Center Overlay District" (undated);
Drawing No. PD1.0, entitled "Proposed Development" (undated), and
drawing referencing "Traditional Storefront Characteristics" and "Relationship
to Street" (unnumbered and undated), copies of which are attached
hereto as Exhibits B-1, B-2 and B-3, respectively, and which are on
file at the office of the Village Clerk.
E.
Design standards.
(1)
Design standards for this district are as described at this subsection and at Subsections F and G following. The primary objective of these standards are to create a traditional Main Street but with additional features distinct to the Village. New, reconstructed and restored buildings must relate to a traditional main street design as well as enhance the positive qualities that currently exist. As applied to a specific project or site by the respective board of the Village having jurisdiction over the site or project, the specific dimensional, area and lot coverage requirements of the Village Code in Commercial Districts may be waived, and as so waived shall not apply and are superseded by the general requirements set forth at Subsection F.
(2)
Existing or future (resulting from required demolitions) gaps
in the street walls should be mended by use of ornamental fencing
and screening devices and plantings, unless such gaps are intended
to be used for alleys. Access should be made as convenient as possible
without sacrificing the atmosphere of a public gathering place. Therefore,
pedestrian connections to rear parking and service areas shall be
provided via through-store passages. Parking provided primarily in
the rear but offset for rear pedestrian and service area reduces street
congestion, provides convenient vehicle storage, and promotes a pedestrian-friendly
corridor in the Main Street atmosphere. The rear parking lot frontage
can also provide for an opportunity to add greater diversity to the
Village Center by making it an active location of secondary businesses
and office uses.
(3)
In applying the design standards hereunder and any recommendations
thereto, the Village Board shall consider and may also incorporate
such design and architectural guidelines as are detailed in the Onondaga
County Settlement Plan of 2001 prepared by Duany Plater - Zyberk &
Company, Architects and Town Planners, and Environmental Design and
Research, Local Planners, for the Syracuse - Onondaga County Planning
Agency, and as same may be revised from time to time, and the concept
layout of Dunn and Sgromo Engineers, P.C. (3 pages), specifically
Drawing No. EX1.0, entitled "Village Center Overlay District" (undated);
Drawing No. PD1.0, entitled "Proposed Development" (undated), and
drawing referencing "Traditional Storefront Characteristics" and "Relationship
to Street" (unnumbered and undated), copies of which are attached
hereto as Exhibits B-1, B-2 and B-3, respectively, and which are on
file at the office of the Village Clerk.
F.
Streetscape elements.
(1)
Mandatory frontage. To promote pedestrian interest and continuity,
the street-level shops shall be retail, office, professional office,
gallery, personal service establishment, and restaurant with limited
(secondary) alcohol beverage service along the Main Street corridor
(i.e., from Newport Road to Elm Street).
(2)
Building height. A two-story minimum height and two- or three-story
maximum height limit should be maintained for the entire corridor
as well as 150 feet from each side of the Main Street corridor.
(3)
Building line setbacks. Buildings shall normally be to the front
lot line of Main Street, with recesses for storefront entryways and
pedestrian features. This shall not apply to property located within
the district east of Newport Road, except where existing structures
maintain this placement. Up to 50% of the build-to line may be interrupted
by recesses at least 18 inches deep/three feet wide and no more than
10 feet deep, provided that the build-to line is regained on both
sides of the recess. In cases where existing conditions may prevent
meeting these requirements, streetscape elements (landscape, wrought
iron fencing and the like, etc.) or building additions should be added
to achieve the desired affect. The otherwise required Commercial District
setbacks shall not apply to the extent required to achieve the objectives
of this overlay district. As such, in connection with a site plan
approval, setbacks other than as provided for the Commercial District
may be approved for reasons articulated in the approval resolution
and/or as provided under § 7-712-b of the (New York State)
Village Law.
(4)
Corner effects. Corners of a building at alley and street intersections
provide an opportunity to improve the character and continuity and
must be designed so that visibility is not cut off.
(5)
Store entrances. Individual store entrances should be spaced
between five feet and 30 feet. This promotes continuity and vitality
while maintaining safety.
(6)
Alleys. In order to facilitate fewer curb cuts, where possible,
alleys permitting vehicle access/egress using existing curb cuts should
be used for access to parking lots behind buildings.
(7)
Street trees. Trees lining the streets are characteristic of
main streets, especially when combined with build-to lines. Minimum
three-inch-caliper trees should be planted every 20 feet in a five-foot-wide
landscape planting strip located between the sidewalk and the asphalt.
A combination of trees types may be used, and each variety should
be tolerant of urban conditions, especially salt and sand deposited
with snow removal. Tree types should not shield visibility of lower
building fronts but should be sufficient to assist in breaking up
the building line. Protective grates shall be placed around the base
of each tree for protection. Decorative brick or pavement design is
encouraged surrounding protective grates. Additional low-lying landscape
and flower bed features should be situate within the landscape strip
and between any building and sidewalk area.
(8)
Sidewalks. Sidewalks should be not less than five feet wide
and ADA compliant. They are to be placed between the building and
the tree planting and green area strip.
(9)
Streetlights. Pedestrian-scale low-lighting lanterns indicative
of the historical period should be provided to add character and illumination.
These should be in addition to existing streetlights which are intended
to serve vehicular traffic.
(10)
Awnings. Matching, retractable, fire-retardant awnings will
provide thematic character along the Main Street corridor as well
as shelter. The awnings should be mounted at a consistent height of
seven to 7.5 feet above the sidewalk and may, in addition, be mounted
relative to single and double windows at higher building locations.
Awnings are considered temporary structures and exempt from setback
requirements.
(11)
Drive-through windows. Drive-through windows should generally
be discouraged; however, where reasonably necessary for a permitted
use, same may be placed in rear, existing private alley or building
corner locations subject to landscape and screening measures as approved
by the Village.
G.
Architectural elements. Providing architectural guidelines will further
ensure the desired effect of continuity and unity throughout the corridor.
Building height, cornice lines, window patterns, shop fronts, etc.,
are elements that can be related in order to create a sense of place.
New buildings should reference the positive, desirable features of
existing buildings.
(1)
Principal features.
(a)
Street-level continuity of shop fronts.
(b)
Street-level expression line, pulling together the ground-level
shop fronts, while providing distinction from the upper stories.
(c)
Three-story height limit, with a two-story minimum encouraged.
(d)
Flat roofs with symmetrically shaped parapet roofs.
(e)
Symmetrical window spacing and windows in proportion to one
another.
(f)
Similar signage.
(g)
Matching awnings at similar heights.
(h)
Recognition and imposition of historical Village of Camillus
(circa 1900) building features.
(i)
Renovations/replacements to residential and residential character
properties (generally east of Newport Road) to maintain such residential,
residential character and historical features.
(2)
General design. The following architectural designs and details
should be incorporated to encourage building design diversity, break
up the mass of larger buildings, and create a strong pedestrian orientation.
(a)
New buildings should maintain the predominant scale of other
buildings in the district. New buildings should respect the predominant
height of buildings within the area. One-story buildings and buildings
of more than three stories are considered inappropriate.
(b)
Architectural detail should be incorporated into the ground-floor
facade in order to create an easily identifiable and welcoming entrance.
This is typically accomplished through recessed entries placed between
two display windows; decorative or distinctive entryway paving; bulkheads
of contrasting materials – note that bulkheads should not extend
higher than 30 inches from the ground plane; and/or perpendicular
signage or awnings placed directly over the entrance.
(c)
Primary entrances should be oriented toward the street.
(d)
The building's design should create visual separation between
the lower facade and the upper facade. Some design elements that are
particularly successful in creating this separation include utilizing
canopies, varying textures, varying window patterns, and incorporating
signage or storefront cornices. Signage extending above the first
story of a building is discouraged.
(e)
Include design elements such as window bays, columns, awnings,
changes in material or texture, and window and entrance design and
placement in a way that serves to break up the massing of the building.
(f)
Details on existing buildings, such as transoms, decorative
cornices, pilasters or columns, are encouraged and should not be covered
up or removed from existing buildings.
(g)
Exterior materials should be durable and of high quality. On
facades that are easily visible from the street(s), synthetic materials
that mimic natural materials (such as vinyl siding, dryvit®, concrete
block or faux brick) are discouraged and will be permitted only in
limited areas of the building. All material shall be durable and chosen
to lend a historically appropriate appearance.
(h)
Mechanical equipment should be located on the rear of buildings
or on the roof and be properly screened.
(i)
Upper stories should incorporate window patterns and designs
that are compatible with and complimentary to existing upper-story
window patterns of adjacent buildings.
(j)
Existing windows, transoms or sidelights are important scale
and character elements and should not be covered up or changed in
size unless in an effort to restore the original appearance of the
building. Transparent glazing should be retained and not replaced
with translucent glass or any opaque material.
(k)
Roof design should be functional and in-scale and character
with the building and the community.
(3)
Colors and finishes. Colors used for buildings, facades, signs
and awnings in the Central Commercial District must comply with the
following guidelines:
(a)
Colors of exterior materials, signs, window frames, cornices,
storefronts, and other building features shall be coordinated and
harmonized with each other.
(b)
Colors chosen for an entire facade or building should relate
to and be considerate of the color of the adjacent buildings as well
as the character of the streetscape.
(c)
Colors that appear overly bright shall not be used, either for
building features or for entire facades. Note that the appearance
of brightness will vary depending upon the amount used.
(d)
A building's overall color scheme, including signs, awnings,
canopies, facades and trim, shall be limited to three colors.
(e)
Where color contrast is desired, limit the use of secondary
colors to doorways, window trim, awnings and canopies.
(f)
"Historic colors" paints are to be used.
(g)
If a building's condition requires that paint be applied over
materials such as brick, brownstone, etc., the paint shall be chosen
with a view to its resemblance to the building's original natural
tones.
(4)
Signage.
[Amended 3-21-2022 by L.L. No. 1-2022]
(a)
The signs of individual establishments should be centered above each
respective shop front, two feet above the awning. There should also
be provided a sign in front of each entrance that hangs perpendicular
to the building under the canopy (providing signage for pedestrians).
Translucent, backlit signs should be discouraged. Engraved wooden
and similar traditional or historically consistent signs are recommended.
Individual signs are subject to approval in accordance with the Village's
Sign Ordinance. Signs or awnings should not, under most circumstances,
be attached to a building in such a way that obscures or damages significant
architectural elements of the building.
(b)
Between the west line of Leroy Street and the west line of Elm Street, in the Village Center Overlay District (§ 110-28.1A), one nonilluminated freestanding sign will be allowed for each commercial business, as long as the sign only identifies the adjacent merchant and only advertises products or services that are available on site; no such sign may exceed four feet in height or six feet in square area per side; such signs may only be placed outside when the advertised establishment is open for business and must be placed adjacent to the building and may not be placed within, or otherwise obstruct, a minimum five-foot sidewalk or be placed between the sidewalk and the street pavement.
(c)
No flying or fluttering devices such as balloons, flutter flags,
pinwheels, banners, feather flyers, etc., that tend to draw attention
of passersby shall be permitted anywhere in the Village of Camillus
on or after April 1, 2023. Nothing herein shall prohibit the outdoor
display of any governmental flag or an occasional flag, banner, balloons,
etc., to celebrate an event such as a holiday, birthday or other milestone,
unless its purpose is to advertise a business and/or to attract customers.
[Amended 7-18-2022 by L.L. No. 4-2022; 9-19-2022 by L.L. No. 5-2022]
(5)
Front areas. A minimum of 60% of the front areas should be clear
glass, beginning within 24 inches from above the sidewalk, to enable
visibility into the stores and/or display windows. Where the full
shop front area is expressed architecturally utilizing framing and
infill panels of wood or other approved shop front materials, a minimum
clear glass area of at least 40% should be required, starting within
36 inches from above the sidewalk. Dark or reflective tinted glass
shall not be acceptable along the Main Street frontage. Paper displays
and posters attached to windows should not be permissible except as
permitted under Village Code for temporary displays or signage.
(6)
Through passage. Retail, service and similar establishments
serving the public that connect to both Main Street and the rear parking
lot shall endeavor to provide access to both. This allows for pedestrian
through passage, encouraging both pedestrian traffic and rear parking.
(7)
Rear areas. In order to encourage use of the rear parking areas
along the Main Street corridor and to further encourage development
and use of secondary structures and properties to the rear of such
parking areas as well as the beneficial use and improvements to the
rear of properties situate adjacent to Main Street.
