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    Zoning Reviews
     
    Flowchart of Zoning Reviews & Approval Paths
     

    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.



    		Project Site Review applies to commercial properties and projects involving more than four dwelling units for:

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    		 New construction

     
    Project Site Review Application Guide 
     
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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.

    > Excluded:
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    		 Special Permits (see Zoning Ordinance Part C, Section IV, Article 1) 
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    		 Super Projects (see Zoning Ordinance Part C, Section I, Article 10, paragraph III-F on page 2) 
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    		 Planned Institutional District Projects (see Zoning Ordinance Part B, Section VIII) 
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    		 Planned Development District Projects (see Zoning Ordinance Part B, Section X) 
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    		 Hazardous Conditions, as determined by the Director of Code Enforcement and the Fire Chief



    		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.


    2. Local Board Reviews - A public hearing must be held for certain types of zoning reviews.


    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

     
    Special
    Permit Application Guide     
      
     

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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


    Board of Zoning Appeals (BZA) 

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    		Hears appeals for use variances and area variances. 

      > 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.
     

    Variance Application Guide
     


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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


    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