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Zoning Reviews
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1. Administrative Reviews - the Zoning Administrator is authorized to approve the following:
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Limited Waivers associated with such projects as garage and porch replacements of non-conforming structures, signs, fences, side yard setbacks, structural and parking surface coverage not exceeding 5% of the maximum limits
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Project Site Review (see Zoning Ordinance Part C, Section I, Article 10) – for projects that comply with adopted plans or design criteria and that do not require waivers. |
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Project Site Review applies to commercial properties and projects involving more than four dwelling units for: |
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New construction
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Additions of more than 25% of the sq ft of building’s footprint |
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Exterior renovations facing street, or re-orientation of existing buildings |
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Demolition of building & reclamation of sites |
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Projects affecting Architecturally Significant properties or properties located within a National Register district, individually listed, or eligible for listing on the National Register of Historic Places.
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Project Site Review is an evaluation of a project compared to either an adopted plan or design guidelines, or the surrounding characteristics; |
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Deviations are noted and sent to owner/applicant.
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Owner/applicant can either modify plan based on evaluation, or appeal to Planning Commission. |
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Comments from referral agencies also go to owner/applicant and await a modification or an appeal to the Planning Commission who must vote with a majority plus one to override OCPB or SLPB modification comments. |
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2. Local Board Reviews - A public hearing must be held for certain types of zoning reviews.
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Planning Commission reviews the following matters:
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Appeals of decisions made by Zoning Administrator
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Special Permits – depending on the zoning district, a Special Permit may be required for these and other uses: |
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Parking Lots
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Gas Stations |
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Car Wash |
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Junk Yard & Scrap Metal |
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Religious Ed/Offices |
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Fuel Oil Distribution Sales Office |
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Care Homes |
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Restaurants |
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Waste Oil transport & underground storage |
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Indoor Amusement & Recreation |
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Bed & Breakfast |
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Restaurants |
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Indoor Recycling Centers |
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Used Motor Vehicle Sales |
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Light and Heavy Duty Motor Vehicle Repair |
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Text Amendments – Planning Commission reviews proposed changes to the Zoning Ordinance and makes recommendations to Common Council |
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Planned Development Districts (and associated Project Plan Reviews) |
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Planned Institutional Districts (and associated Project Plan Reviews) |
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Resubdivisions |
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Changes of Occupancy |
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Multi Building Reviews |
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Three Mile Limit Reviews |
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Site Plan Reviews |
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Abandonments |
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Time Extensions |
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Consideration of Protected Sites |
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Project Site Reviews
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Board of Zoning Appeals (BZA)
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Hears appeals for use variances and area variances.
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A Use Variance is a waiving of the limitations pertaining to the use of land or a structure to allow a use that is prohibited by the Zoning Ordinance.
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An Area Variance allows the waiving of codes pertaining to, but not limited to: physical requirements such as a dimension or setback; yard, space and bulk requirements; expansion, structural alterations, or enlargement of a non-conforming use; Specified Use Requirements; Requirements applying to all districts; or city-wide design standards. |
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The BZA has no authority to |
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review/overturn decisions made by Planning Commission
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review signs proposals |
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3. Potential Additional Reviews
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Syracuse Common Council - receives recommendations from Planning Commission
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Syracuse Landmark Preservation Board (SLPB) - Reviews Certificates of Appropriateness for Local Protected Site and properties located within a Local Historic District. For more detailed information please see the SLPB , Local Preservation Districts and Local Protected Sites. |
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Other City Departments: Engineering, Water, DPW, Fire, Police, etc. as applicable |
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Onondaga County Planning Board (OCPB)
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General Municipal Law §239 l, m & n requires, among other things, that the OCPB review any project located within 500’ of a State or County road, property, or facility |
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