Cicero Town City Zoning Code
ARTICLE XV
Design Standards
[Added 12-13-2023 by L.L. No. 16-2023]
§ 210-102 Purpose and intent.
[Amended 10-23-2024 by L.L. No. 13-2024]
A.
Purpose. The purpose of this article is to improve the overall character and image of the Town of Cicero through the application of design standards to future development and investment. These regulations are further intended to guide redevelopment of existing properties and new facilities in a manner compatible with the future development vision of Cicero. As development takes place, emphasis should be placed on improving the aesthetics and accessibility of the site and surrounding area, fostering high-quality investment, and promoting the Town as an attractive, safe, and accessible place for people to live, work, shop, and socialize.
B.
Objectives. All nonresidential, mixed-use, and multifamily buildings and structures within in the Town shall be designed to achieve the following objectives:
(1)
Create inviting, attractive buildings, sites, open spaces, and streetscapes;
(2)
Require that future private development positively contributes to the public realm and overall character of the Town;
(3)
Utilize good site planning techniques that provide visual interest and connectivity such as varying building massing, emphasizing street corners, highlighting points of entry, and integrating site circulation and access between uses;
(4)
Promote diversity in architectural design, variations in building footprints, and visually interesting facades, while also creating a cohesive aesthetic between buildings on the same site and/or street scape;
(5)
Utilize high-quality building materials and avoid prototypical corporate or franchise style architecture to ensure longevity in the life and use of buildings and structures; and
(6)
Promote safety and accessibility for senior citizens, persons with disabilities, and persons with other infirmities and/or physical limitations.
C.
Flexibility. Recognizing that the rigidity of these regulations may limit the extent to which development proposals may be sensitive to context and unique site conditions, except as otherwise set forth in this article, the standards herein may be waived or modified, in whole or in part, by the Planning Board as part of its site plan review authority. In this regard, a finding must be made by the Planning Board that such waivers or modifications:
(1)
Are in keeping with the intent of this article and chapter;
(2)
Offer an innovative development/design solution for the site in question;
(3)
Are not requisite in the interest of the public health, safety, or general welfare or inappropriate to a particular development plan; and/or
(4)
Are otherwise compatible with the stated vision and goals of the Town's relevant plans and studies.
§ 210-103 Applicability.
[Amended 10-23-2024 by L.L. No. 13-2024]
A.
Uses subject to regulation. These design standards shall apply to all existing, altered, or newly constructed buildings, sites, and structures in the Town of Cicero except that part of the Town that is coextensive with the incorporated Village of North Syracuse, for following uses and developments:
(1)
Nonresidential uses, including industrial uses;
(2)
Mixed uses, whether located on the same site or within the same structure; and
(3)
Multifamily dwellings over three units.
B.
Site plan review. The requirements of this article shall be applied and approved through site plan review as provided for by Article VII.
C.
Supplemental regulations. The requirements of Article VI, Supplemental Regulations, shall be applicable in addition to the requirements of this article. Where the provisions of this article conflict with those in Article VI, the more restrictive provision will apply.
D.
Where more than two buildings of the same or similar design are located on the same lot, their placement and orientation shall be such that they do not have a repetitive and/or monolithic appearance. This provision is nonwaivable and nonmodifiable.
§ 210-104 Building placement and orientation.
A.
Context. Placement refers to how a building is situated on the lot. Orientation refers to the location of a building's main axis, or primary facade. Building placement and orientation is a crucial part of the interface of private building facades with public thoroughfares, which shape an appealing, inviting walkable public realm.
B.
Building placement.
(1)
The placement of buildings shall follow the minimum front setback requirements of this chapter. Relief from this provision may be provided for appropriate architectural elements and pedestrian amenities, such as recessed entries (see Figure 1) or chamfered corners (see Figure 2), as deemed appropriate by the Planning Board.
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(2)
In accordance with the intent of this article, the Town encourages the use of smaller setbacks to encourage a more walkable character. New development should mimic smaller setbacks where they currently exist.
C.
Building orientation.
(1)
The primary facade(s) shall be oriented to the street.
(2)
Where multiple buildings are located on the same lot, the buildings should be oriented to foster a campus style environment (see Figure 3) as deemed appropriate by the Planning Board.
(3)
In the instance a building is situated on the corner of two or more public roadways, two or more private roadways, or a combination of both, the building shall be treated as a corner building with two primary facades facing each roadway, in accordance with § 210-105C(2).
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§ 210-105 Building massing and form.
A.
Context. Massing and form refer to the volume and shape of a building. Buildings should provide visual interest that engages pedestrians and others to promote activity and business vitality.
B.
Building massing.
(1)
Primary buildings in the Design Standards Overlay shall appear to be a minimum of 1 1/2 stories in height.
(2)
All buildings shall exhibit a clearly defined base, midsection, and crown. This can be accomplished using a combination of architectural details, materials, textures, and colors (see Figure 4).
(3)
A single, large, dominant building mass shall be avoided. No facade visible from a public right-of-way or residential use shall have a blank, uninterrupted length exceeding 60 feet without including architectural features such as columns, pilasters, piers, or changes in plane, in texture or masonry pattern, storefronts and entry treatments, or equivalent design element that subdivides the wall into pedestrian-scaled proportions (see Figure 4).
(4)
Each facade longer than 60 feet in length visible from the public right-of-way shall incorporate a change in the wall plane at least two feet in depth.
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C.
Building form.
(1)
Buildings designed to advertise or promote a uniform corporate image in a manner that may render the building undesirable or unable to reasonably accommodate future uses shall be prohibited.
(2)
Buildings situated at street corners shall "wrap" the corner by continuing certain facade elements (such as the cornice, roofline treatments, or horizontal accent bands) on all street elevations (see Figure 5).
(3)
Buildings of two or more stories should have a transition line. A transition line is a horizontal architectural element, such as a cornice, balcony or change in material, which spans the full width of the facade and creates a distinction between the first and second stories. Transition lines shall be designed in proportion to the overall height and width of the building (see Figure 5).
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§ 210-106 Building facades and fenestration.
A.
Context.
(1)
A building facade serves as the interface between the public realm and the interior space of the building and should be compatible with the character and context of the surrounding area. Building facades should positively contribute to the transformation of the character of the Town. Proper facade composition creates visual interest and adds character to a facade, providing visibility into the building interior, particularly for retail uses, contributing to the pedestrian, bicyclist, and motorist experience throughout the Town.
(2)
Fenestration refers to the area of the facade or building exterior covered with openings, in particular windows and doors, how transparent the enclosing glass in the openings is, and how the openings are arranged and/or relate to each other with respect to size, depth, location, etc.
B.
General facade design.
(1)
Buildings should employ four-sided architecture design practices, extending and relating architectural detailing and design elements across all facades.
(2)
The same exterior treatment provided to the primary facade shall also be provided to any side and rear wall visible from a public right-of-way or residential use.
(3)
For the purposes of this article, buildings that are located on a street corner are considered to have two primary facades.
(4)
Facade elements such as windows and bays should be of a consistent proportion to each other.
(5)
The use of depth is encouraged to highlight facade openings such as windows to create a three-dimensional relief which produces shadows.
C.
First floor. Includes the area of facade below the roofline for single-story structures, or the transition line for two or more story structures.
(1)
The first floor of any building should be a minimum of 12 feet in height.
(2)
The first-floor levels of a facade should provide the highest amount of facade openings, articulation, and transparency.
D.
Upper floors. Includes all facade area above the transition line.
(1)
The spacing and rhythm of upper-floor openings should match that of the major entrance and design elements on the first floor.
E.
Windows and doors.
(1)
All primary facades shall observe the transparency requirements in Figure 6 and Table 1 below:
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NOTE: Transparency shall be measured as the percentage of the primary wall area per floor. |
(2)
Transparency of the first floor shall be measured between two and eight feet above grade.
(3)
Doors that are comprised of an area of at least 30% transparent glass should be used for building entrances on the primary facade. Opaque doors may be used for doorways providing access to upper floors.
(4)
The use of opaque, mirrored, or tinted glass with less than 50% light transmittance is prohibited. If screening is necessary, interior blinds or curtains are encouraged.
F.
Storefronts and entrances.
(1)
Primary entrances shall face the street and be so located to afford direct access from the sidewalk, where applicable.
(2)
Where parking areas are located behind the building, secondary entrances should be provided at the rear or side of the building to offer direct access.
(3)
Corner buildings may have two separate entry points or a single entry point at the corner.
(4)
Storefront construction should be recessed enough at the point of entry to allow the door to swing out without obstructing the sidewalk, where applicable.
G.
Awnings and canopies.
(1)
Awnings or conopies may be permitted over entrances, storefronts, large first-floor windows, and upper-floor windows.
(2)
Awnings and canopies shall be designed to fit the window, door, or storefront openings that they are intended to cover. Placement should not conceal architectural features.
(3)
The use of reflective, neon, or translucent materials is prohibited.
(4)
Awnings and canopies shall be capable of withstanding both high winds and winter snow loads.
(5)
Street-level awnings and canopies shall be mounted so that the bottommost edge is no less than seven feet above grade.
§ 210-107 Materials and colors.
[Amended 10-23-2024 by L.L. No. 13-2024]
A.
Materials.
(1)
Building facades shall be constructed of durable materials such as brick, stone, finish masonry, or fiber cement (panels, siding, and trim boards) or finished wood, or their equivalent or better. The most stringent quality standards will be applied to buildings in locations most visible to people in public spaces.
(2)
In proposing other exterior building materials, the applicant must show that the material is durable in the climate of the Town, appropriate to the use proposed, and will not significantly impact the overall visual quality of the environment.
(3)
The use of modern materials or design may be permitted at the discretion of the Planning Board. This may include, but is not limited to, the use of metal for decorative features.
(4)
The use of stucco, vinyl, fiberglass, plastic panels, clear-coated or corrugated aluminum, mirrored glass, concrete block, or unfinished concrete is prohibited for principal structures and discouraged for accessory structures. This provision is nonwaivable and nonmodifiable.
(5)
Finishes that are intended or designed to reflect light and glare are not permitted in any district.
(6)
No building or structure may be constructed 100% of metal materials,
(7)
The finishing of pole barn style accessory structures should reflect the character and design of the primary structure on the same lot.
(8)
The use of EIFS shall be prohibited on the primary facade(s) of a structure. Any use of EIFS on secondary facades shall not be permitted from grade level to four feet above grade. More durable materials such as brick or masonry are required along the base of secondary facades.
B.
Variety of colors and materials.
(1)
No less than two and no more than four building materials or colors (excluding trim) should be used on any one facade of a building.
(2)
A single material or color should be used as the dominant theme in the facade, with secondary materials and colors used to highlight and accent the design.
(3)
Changes in materials should occur at inside corners. Material changes at the outside corners or in a plane should be prohibited, unless otherwise approved by the Planning Board (see Figure 7).
(4)
Fluorescent, neon, DayGlo™,™ or metallic colors are prohibited.
(5)
Primary and pastel colors are discouraged.
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§ 210-108 Multifamily design standards.
[Amended 10-23-2024 by L.L. No. 13-2024]
A.
Building placement.
(1)
Buildings shall be laid out so that the primary entrances face the street. Each entrance shall be connected by sidewalk to the public sidewalk system, where applicable.
(2)
Attached or detached garages shall be located behind the primary building and shall not be visible from a public right-of-way.
B.
Building mass and articulation.
(1)
The maximum allowable consecutive units contained within a row of townhouses shall be six units per building.
(2)
Varied roof heights, projecting bays, gables, recesses, balconies, and porches should be used to visually divide larger building facades to produce a scale that is compatible with and complimentary to adjacent residential development.
C.
Open space.
(1)
Developments of 20 or more units shall provide recreational open space at a standard of 750 square feet per 20 dwelling units.
(2)
Each recreation area should be developed with both passive and active recreation opportunities.
(3)
To ensure the privacy of dwelling units, ground-level private open space should be physically and visually separated from common open space with perimeter landscaping or perimeter fencing.
(4)
Where compliance with this requirement is infeasible due to lot size or other physical restriction, the reviewing board may waive or modify the minimum open space area requirement.
D.
Buffers.
(1)
A combination of landscaping and screening shall be provided to buffer between the multifamily development and the abutting property(ies).
(2)
Trees that mature to 30 feet or more should be provided between multifamily residential structures and adjoining property(ies).
E.
Safety and accessibility. Except as set forth herein, these provisions are nonwaivable and nonmodifiable.
(1)
All apartments located in an apartment building shall have electric, water, and exhaust/ventilation hookups with adequate floor space for standard, commercially available freestanding washers and dryers. The Planning Board may permit a modification of this provision to allow for hookups and floor space for stacked washer and dryer units; provided, however, that only hookups and floor space adequate for full-size stacked washer and dryer units shall be permitted in multiple-bedroom apartments. This provision shall not be construed to require the owner, operator, and/or manager of an apartment building to provide washer and dryer units to renters.
(2)
All apartment buildings of two stories or higher shall be equipped with at least one elevator for buildings with less than 10 apartments above the first story and at least two elevators for buildings with 10 or more apartments above the first story, to permit access from the ground floor to the upper floors thereof. At least one elevator in every apartment building shall be of sufficient size to accommodate an ambulance stretcher.
§ 210-109 General site design standards.
A.
Open space. Areas of open space should be designed as integral ports of the overall site and should be properly related to existing and proposed buildings, multimodal connections, and the streetscape.
B.
Pedestrian and bicyclist accommodations.
(1)
Pedestrian connections shall be designed as integral parts of an overall site design and be properly related to existing and proposed buildings. Separated circulation should be provided to the extent practicable (see Figure 8).
(2)
Buildings and vehicular circulation areas should be arranged so that pedestrians moving between buildings are not unnecessarily exposed to vehicular traffic.
(3)
Bicycle and walking paths should be parallel to major roadways or driveways and should form an interconnected network of path facilities within a property or group of properties.
(4)
Wherever practicable, every effort should be made to interconnect on-site pathways to adjacent parks and trails, including the larger regional network of paths.
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C.
ADA conformance. All new or reconstructed off-street parking areas must conform to Americans with Disabilities Act standards.
§ 210-110 Landscaping standards.
A.
Lawn area.
(1)
Grass areas shall be planted in a species well adapted to localized growing conditions in Onondaga County, New York. Grass areas may be sodded, plugged, sprigged, hydro-mulched, or seeded except that solid sod shall be used in swales or other areas subject to erosion.
(2)
In areas where other than solid sod or grass seed is used, overseeding should be sown for immediate effect and protection until coverage is otherwise achieved.
(3)
Replacement or overseeding mixes shall match or complement the original installation.
B.
Perimeter landscaping. Landscaping shall be required along the perimeter of projects, or within the required setbacks, and shall be provided except where driveways or other openings may be required. The Planning Board may consider alternatives to the location of landscaping materials, based on the existing character of the neighborhood. For large development projects such as shopping centers, perimeter landscaping shall apply to the full perimeter of the project, and not to internal property lines. The linear feet guidelines below are to be used to calculate the number of required plantings; they do not require that plantings be uniformly spaced. Rather, grouping of plants consistent with accepted landscape practice is encouraged. Specific requirements are as follows:
(1)
At least one tree for each 40 linear feet of the perimeter of the lot; and
(2)
At least one shrub for each 10 linear feet of the perimeter of the lot.
C.
Building foundations. Building foundations shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs, perennials, and ground covers. The arrangement of said landscaping shall be arranged along the front facade as well as any facades visible from the public right-of-way. Trees and shrubs should be provided according to the following requirements:
(1)
At least one tree for each 30 linear feet of the perimeter of the building; and
(2)
At least one shrub for each five linear feet of the perimeter of the building.
D.
Parking areas. Parking lots containing 20 or more spaces shall be internally landscaped and provide the following:
(1)
A landscaped buffer at least 10 feet in width provided between a parking lot and the public rights-of-way;
(2)
A landscaped island or median for every 20 spaces, planted with at least one tree no smaller than two-inch caliper (trunk diameter at four-foot height). Large and medium shade trees (no less than eight feet in height at maturity) are recommended. Due to heat and drought stress and vision clearances, ornamental and evergreen trees are not recommended in parking areas;
(3)
Islands and medians a minimum of eight feet wide at the shortest side to protect plant materials and ensure proper growth (see Figure 9);
(4)
Islands utilized to separate parking stalls into groupings of not more than 20 spaces between islands (see Figure 9 below); and
(5)
Parking lots broken up into "rooms" of no more than 40 spaces, separated by landscaped islands or pedestrian accessways or sidewalks (see Figure 9).
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