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North Syracuse City Zoning Code

ARTICLE III

District Regulations

§ 240-8 Residential 9,000 R-9 Districts.

A. 
Uses permitted in R-9 Districts shall be as follows:
(1) 
One-family dwelling.
(2) 
Accessory uses and structures.
B. 
Uses permitted in R-9 Districts upon issuance of a special permit shall be as follows (see Article VI):
(1) 
Home occupation.
(2) 
Public outdoor recreation.
(3) 
Community center.
(4) 
Religious institution.
(5) 
Golf course.
(6) 
School.
(7) 
Cemetery.
(8) 
Public utility substation. (See § 240-48.)
C. 
Uses prohibited in R-9 Districts shall be as follows: all other uses not enumerated above.
D. 
Residential lot and structure requirements in R-9 Districts will be as follows:
(1) 
Lot.
(a) 
Area, minimum: 9,000 square feet.
(b) 
Width, minimum: 70 feet.
(c) 
Depth, minimum: 125 feet.
(d) 
Coverage, maximum: 25%.
(2) 
Principal building.
(a) 
Front yard setback: 30 feet.
(b) 
Side yard setback.
[1] 
One side: eight feet.
[2] 
Total of both sides: 20 feet.
(c) 
Rear yard setback: 30 feet.
(d) 
Maximum height: 35 feet.
(3) 
Accessory structures and/or uses.
(a) 
Front yard setback.
[1] 
Attached: 30 feet.
[2] 
Unattached: existing principal building front line.
[3] 
Projections into required yards: see § 240-25.
(b) 
Side yard setback: five feet.
(c) 
Rear yard setback: five feet.
(d) 
Maximum height: 15 feet.
E. 
Nonresidential lot and structure requirements (except public utility) in R-9 Districts shall be as follows:
(1) 
Lot.
(a) 
Area, minimum: two acres.
(b) 
Width, minimum: 200 feet.
(c) 
Depth, minimum: 240 feet.
(d) 
Coverage, maximum: 20%.
(2) 
Principal structure.
(a) 
Front yard setback: 40 feet.
(b) 
Side yard setback.
[1] 
One side: 30 feet.
[2] 
Total of both sides: 60 feet.
(c) 
Rear yard setback: 40 feet.
(d) 
Maximum height: 35 feet.
(3) 
Accessory structures and/or uses.
(a) 
Front yard setback.
[1] 
Attached: 40 feet.
[2] 
Unattached: existing principal building front line.
[3] 
Projections into required yards: see § 240-25.
(b) 
Side yard setback: five feet.
(c) 
Rear yard setback: five feet.
(d) 
Maximum height: 15 feet.
F. 
R-9 supplemental regulations shall be as follows:
(1) 
Off-street parking and loading: see §§ 240-29 through 240-31.
(2) 
Signs: see § 240-33.
(3) 
Screening: see §§ 240-35 and 240-36.
(4) 
Site plan review: see Article VII.

§ 240-9 Multiple Residential R-M Districts.

A. 
Uses permitted in R-M Districts shall be as follows:
(1) 
One-family dwelling.
(2) 
Two-family dwelling.
(3) 
Multiple-family dwelling.
(4) 
School.
(5) 
Cemetery.
(6) 
Public utility substation. (See § 240-48.)
(7) 
Accessory uses and structures.
B. 
Uses permitted in R-M Districts upon issuance of a special permit shall be as follows (see Article VI):
(1) 
Home occupation.
(2) 
Public outdoor recreation.
(3) 
Community center.
(4) 
Private club.
(5) 
Religious institution.
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
E. 
Nonresidential lot and structure requirements (except public utility) in R-M Districts shall be as follows:
(1) 
Lot.
(a) 
Area, minimum: 40,000 square feet.
(b) 
Width, minimum: 150 feet.
(c) 
Depth, minimum: 200 feet.
(d) 
Coverage, maximum: 20%.
(2) 
Principal structure.
(a) 
Front yard setback: 50 feet.
(b) 
Side yard setback.
[1] 
One side: 30 feet.
[2] 
Total of both sides: 60 feet.
(c) 
Rear yard setback: 50 feet.
(d) 
Maximum height: 35 feet.
(3) 
Accessory structures and/or uses.
(a) 
Front yard setback.
[1] 
Attached: 50 feet.
[2] 
Unattached: existing principal building front line.
(b) 
Side yard setback: five feet.
(c) 
Rear yard setback: five feet.
(d) 
Maximum height: 15 feet.
F. 
R-M supplemental regulations shall be as follows:
(1) 
Off-street parking and loading: see §§ 240-29 through 240-31.
(2) 
Signs: see § 240-33.
(3) 
Screening: see §§ 240-35 and 240-36.
(4) 
Landscaped buffer areas: see § 240-34.
(5) 
Site plan review: see Article VII.

§ 240-10 Residential Senior Citizen R-SR Districts.

A. 
Uses permitted in R-SR Districts shall be as follows:
(1) 
Senior citizen housing.
B. 
Uses permitted in R-SR Districts upon issuance of a special permit shall be as follows (see Article VI):
(1) 
Home occupation.
(2) 
Public outdoor recreation.
(3) 
Community center.
(4) 
Private club.
(5) 
Religious institution.
C. 
Uses prohibited in R-SR Districts shall be as follows: all other uses not enumerated above.
D. 
Residential lot and structure requirements in R-SR Districts shall be as follows:
(1) 
Lot.
(a) 
Area, minimum: 18,000 square feet.
(b) 
Width, minimum: 120 feet.
(c) 
Depth, maximum: 150 feet.
(d) 
Coverage, maximum: 30%.
(e) 
Unit density, maximum.
[1] 
Between three and 20 units: 2,000 square feet per unit.
[2] 
Between 21 and 40 units: 2,500 square feet per unit.
[3] 
More than 40 units: 3,500 square feet per unit.
(2) 
Principal structure.
(a) 
Front yard setback: 40 feet.
(b) 
Side yard setback.
[1] 
One side: 15 feet.
[2] 
Total of both sides: 30 feet.
(c) 
Rear yard setback: 40 feet.
(d) 
Maximum height: 35 feet.
(e) 
Maximum number of units per structure: 20.
(f) 
Minimum distance between principal structures: 25 feet.
(3) 
Accessory structures and/or uses.
(a) 
Front yard setback.
[1] 
Attached: 40 feet.
[2] 
Unattached: existing principal building front line.
(b) 
Side yard setback: 10 feet.
(c) 
Rear yard setback: 10 feet.
(d) 
Maximum height: 15 feet.
E. 
Nonresidential lot and structure requirements (except public utility) in R-SR Districts shall be as follows:
(1) 
Lot.
(a) 
Area, minimum: 40,000 square feet.
(b) 
Width, minimum: 150 feet.
(c) 
Depth minimum: 200 feet.
(d) 
Coverage, maximum: 20%.
(2) 
Principal structure.
(a) 
Front yard setback: 50 feet.
(b) 
Side yard setback.
[1] 
One side: 30 feet.
[2] 
Total of both sides: 60 feet.
(c) 
Rear yard setback: 50 feet.
(d) 
Maximum height: 35 feet.
(3) 
Accessory structures and/or uses.
(a) 
Front yard setback.
[1] 
Attached: 50 feet.
[2] 
Unattached: existing principal building front line.
(b) 
Side yard setback: five feet.
(c) 
Rear yard setback: five feet.
(d) 
Maximum height: 15 feet.
F. 
R-SR supplemental regulations shall be as follows:
(1) 
Off-street parking and loading: see §§ 240-29 through 240-31.
(2) 
Signs: see § 240-33.
(3) 
Screening: see §§ 240-35 and 240-36.
(4) 
Landscaped buffer areas: see § 240-34.
(5) 
Site plan review: see Article VII.

§ 240-11 Business C-1 Districts.

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.
(6) 
Public utility substation. (See § 240-48.)
(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):
(1) 
Public outdoor recreation.
(2) 
Community center.
(3) 
Private club.
(4) 
(Reserved)[1]
[1]
Editor's Note: Former Subsection B(4), Residential units in combination with nonresidential use, was repealed 12-14-2023 by L.L. No. 5-2023.
(5) 
Religious institution.
(6) 
Restaurant/bar.
(7) 
Package food restaurant.
[Added 3-27-2003 by L.L. No. 3-2003]
C. 
Uses prohibited in C-1 Districts shall be as follows: All other uses not enumerated above.
D. 
Residential lot and structure requirements in C-1 Districts.
(1) 
Multiple-family residential dwellings are subject to the lot and structure requirements of § 240-9.
(2) 
Residential units in combination with nonresidential use are subject to requirements of Article VI.
E. 
Nonresidential lot and structure requirements (except public utility substations) in C-1 Districts shall be as follows:
(1) 
Lot.
(a) 
Area, minimum: 10,000 square feet.
(b) 
Width, minimum: 80 feet.
(c) 
Depth, minimum: 100 feet.
(d) 
Coverage, maximum: 40%.
(2) 
Principal structure.
(a) 
Front yard setback: 30 feet.
(b) 
Side yard setback.
[1] 
One side: 10 feet.
[2] 
Total of both sides: 20 feet.
(c) 
Rear yard setback: 20 feet.
(d) 
Maximum height: 35 feet.
(3) 
Accessory structures and/or uses.
(a) 
Front yard setback.
[1] 
Attached: 30 feet.
[2] 
Unattached: existing principal building front line.
(b) 
Side yard setback: 10 feet.
(c) 
Rear yard setback: 10 feet.
(d) 
Maximum height: 15 feet.
F. 
C-1 supplemental regulations shall be as follows:
(1) 
Off-street parking and loading: see §§ 240-29 through 240-31.
(2) 
Signs: see § 240-33.
(3) 
Screening: see §§ 240-35 and 240-36.
(4) 
Landscaped buffer areas: see § 240-34.
(5) 
Site plan review: see Article VII.

§ 240-12 Commercial C-2 Districts.

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.
(8) 
Public utility substation. (See § 240-48.)
(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):
(1) 
Public outdoor recreation.
(2) 
Indoor recreation.
(3) 
Drive-in service.
(4) 
Restaurant/bar.
(5) 
Motor vehicle service and repair.
(6) 
Motor vehicle sales.
(7) 
Hotel/motel.
(8) 
Shopping center.[1]
[1]
Editor's Note: Former Subsection B(9), Residential units in combination with nonresidential use, which immediately followed, was repealed 12-14-2023 by L.L. No. 5-2023.
C. 
Uses prohibited in C-2 Districts shall be as follows: all other uses not enumerated above.
D. 
Residential lot and structure requirements in C-2 Districts.
(1) 
Multiple-family residential dwellings are subject to the lot and structure requirements of § 240-9.
(2) 
Residential units in combination with nonresidential use are subject to requirements of Article VI.
E. 
Nonresidential lot and structure requirements (except public utility substations) in C-2 Districts shall be as follows:
(1) 
Lot.
(a) 
Area, minimum: 20,000 square feet.
(b) 
Width, minimum: 70 feet.
(c) 
Depth, minimum: 100 feet.
(d) 
Coverage, maximum: 50%.
(2) 
Principal structure.
(a) 
Front yard setback: 30 feet.
(b) 
Side yard setback.
[1] 
One side: 10 feet.
[2] 
Total of both sides: 20 feet.
(c) 
Rear yard setback: 20 feet.
(d) 
Maximum height: 35 feet.
(3) 
Accessory structures and/or uses.
(a) 
Front yard setback.
[1] 
Attached: 30 feet.
[2] 
Unattached: existing principal building front line.
(b) 
Side yard setback: 10 feet.
(c) 
Rear yard setback: 10 feet.
(d) 
Maximum height: 15 feet.
F. 
C-2 supplemental regulations shall be as follows:
(1) 
Off-street parking and loading: see §§ 240-29 through 240-31.
(2) 
Signs: see § 240-33.
(3) 
Screening: see §§ 240-35 and 240-36.
(4) 
Landscaped buffer areas: see § 240-34.
(5) 
Site plan review: see Article VII.

§ 240-12.1 C-2A Storage Unit District.

[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.

§ 240-13 Village Center C-3 Districts.

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.
(8) 
Public utility substation. (See § 240-48.)
(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-3 Districts upon issuance of a special permit shall be as follows (see Article VI):
(1) 
Public outdoor recreation.
(2) 
Indoor recreation.
(3) 
Drive-in service.
(4) 
Restaurant/bar.
(5) 
Hotel/motel.
(6) 
Shopping center.
(7) 
(Reserved)[1]
[1]
Editor's Note: Former Subsection B(7), Residential units in combination with nonresidential use, was repealed 12-14-2023 by L.L. No. 5-2023.
(8) 
Motor vehicle service businesses.
[Added 12-8-2022 by L.L. No. 1-2023]
C. 
Uses prohibited in C-3 Districts shall be as follows: All other uses not enumerated above.
D. 
Residential lot and structure requirements in C-3 Districts.
(1) 
Multiple-family residential dwellings are subject to the lot and structure requirements of § 240-9.
(2) 
Residential units in combination with nonresidential use are subject to requirements of Article VI.
E. 
Nonresidential lot and structure requirements (except public utility substations) in C-3 Districts shall be as follows:[2]
(1) 
Lot.
(a) 
Area, minimum: 10,000 square feet.
(b) 
Width, minimum: 70 feet.
(c) 
Depth, minimum: 100 feet.
(d) 
Coverage, maximum: 50%.
(2) 
Principal structure.
(a) 
Front yard setback: 10 feet.
(b) 
Side yard setback.
[1] 
One side: 10 feet.
[2] 
Both sides: 20 feet.
(c) 
Rear yard setback: 10 feet.
(d) 
Maximum height: 35 feet.
(3) 
Accessory structures and/or uses.
(a) 
Front yard setback.
[1] 
Attached: 10 feet.
[2] 
Unattached: existing principal building front line.
(b) 
Side yard setback: 10 feet.
(c) 
Rear yard setback: 10 feet.
(d) 
Maximum height: 15 feet.
[2]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
F. 
C-3 supplemental regulations shall be as follows:
(1) 
Off-street parking and loading: see §§ 240-29 through 240-31.
(2) 
Signs: see § 240-33.
(3) 
Screening: see §§ 240-35 and 240-36.
(4) 
Landscaped buffer areas: see § 240-34.
(5) 
Site plan review: see Article VII.

§ 240-14 Planned Development PD Districts.

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]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. II).
(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.
[6] 
Parking/loading. The provisions of §§ 240-29 through 240-31 of this chapter shall apply to PD Districts.
(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.
(c) 
An environmental assessment in accordance with the New York State Environmental Quality Review Act (SEQR).[2]
[2]
Editor's Note: See § 8-0101 et seq. of the Environmental Conservation Law.
(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) 
The Planning Commission shall evaluate the project plan in accordance with the authorizing resolution of the Board of Trustees establishing the district, the criteria and findings of the special permit/site plan review (Articles VI and VII), the Subdivision Regulations[3] and all applicable codes.
[3]
Editor's Note: See Ch. 205, Subdivision of Land.
(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.
(2) 
Requirements.
(a) 
The Planning Commission may not specify uses not enumerated by the Board of Trustees.
(b) 
The Planning Commission shall ensure compliance with the minimum area and geometric controls specified in this section and the Board of Trustees' resolution establishing the PD District.
(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.
(2) 
District amendments. Except as otherwise provided, any modification not addressed by Subsection D(1) above shall be reviewed and approved by the Board of Trustees.

§ 240-15 Commercial Transitional C-T Districts.

A. 
Uses permitted in C-T Districts shall be as follows:
(1) 
Retail, personal service and restaurant, as defined in § 240-3 of this chapter.
(2) 
Professional and business offices.
(3) 
Municipal uses.
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.
C. 
Uses prohibited in C-T Districts shall be as follows:
(1) 
All other uses.
(2) 
Buildings with footprints less than 7,000 square feet.
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.
(5) 
Minimum ten-foot side yard setback except as stated in Subsection D(4).
(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.
(12) 
Paula Drive to be closed at its midpoint as shown on attached map[1] with land deeded to adjacent property owners.
[1]
Editor's Note: The map is on file in the office of the Village Clerk.
(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.

§ 240-16 Sexually Oriented Business Overlay District.

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.