Village of Camillus, NY Zoning Districts

The planned development district (PDD) allows for a variety of land uses and a flexible arrangement of lots, structures and land uses in a well-planned and coordinated design. The flexibility of land uses and lots is achieved by the Village continuously participating in and approving stages of project planning and development. Any combination of land uses already permitted within the Village may be proposed for development on sites under this district. This district is also intended to accommodate land uses or scales of development that may be unique or require more consideration by the Village. This district may be applied anywhere in the Village, provided the project scale and design is found to further Village planning goals and to be compatible and coordinated with the environmental constraints and the existing and/or planned availability of public water, sewer, drainage and transportation facilities. In considering a PDD application and/or plan, the Village Board, in applying the standards hereunder and any recommendations thereto, shall consider and may also incorporate such planning concepts and 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.

Substantively and procedurally, the PDD is intended to promote and maintain a dialogue between the applicant and the Village. The PDD enables both the applicant and the Village to customize the development of a site in ways that are not feasible in conventional zone districts. The development standards are not predetermined but are created jointly by the applicant and the Village via the procedures set forth in this article.

In particular, but not by way of limitation to certain area(s) within the Village, it is intended that a planned development district concept may be utilized for redevelopment of the premises situate on the former Camillus Cutlery manufacturing site.

(2)

Procedure review. The classification of any property within the PDD requires the undertaking of a three-step process.

[Amended 8-11-2011 by L.L. No. 3-2011]

In the first step, Concept Plan Review, the Village Board, in its legislative capacity, establishes the boundaries of the proposed PDD and sets the limits on the nature and range of uses, geometric and site controls and overall project planning. The Village Board's action is in response to the applicant's submission of a general outline that sets forth the contemplated development for the proposed PDD. This step begins a dialogue between the applicant and the Village, and it does not commit the Village Board to adopt a PDD zone change in the final step of this process.

In the second step, Project Plan Review, the Village Board ensures that the general concept outline will be properly implemented, by reviewing and approving the project plan submitted by the applicant. The project plan is the detailed narrative and graphic documentation for development of the entire PDD.

The final step, Implementation and Enforcement, is through a formal zone change by the Village Board and site plan and/or subdivision reviews of individual sites or portions of the PDD that ensure the actual construction and development fully implement the concept and project plans adopted in the formation of the PDD.

(3)

Authorization for a PDD.

Type of action. Establishment of a PDD is a zone change to the Zoning Map made by the Village Board, pursuant to the requirements of the New York State Village Law, governing the formation and modification of zone districts, the local requirements of the Village of Camillus and the procedures of this article.

Application to specific lands.

The PDD regulations are applied and effective to only a specific area that may include more than one property. The Zoning Map is amended upon adoption of an approval resolution by the Village Board of a PDD project plan, pursuant to the requirements of this article. No permits or other approvals are issued until the zone change has been approved by the Village Board, as stipulated in PDD adoption (Step 3).

Land uses permitted.

Generally. The Village Board shall specify the land uses permitted within the PDD when the concept plan for such district is accepted and may identify specific uses for lots or subareas within the PDD. The Village Board may establish the unit densities and other dimensional and performance standards for all uses. If the Village Board chooses not to establish such standards, then the provisions of PDD default dimensional and performance standards of this article shall apply.

Preassigned land uses. The PDD shall also be used to address uses which, due to their size or character, have potentially significant impacts and require maximum review of location, scale and design. The following uses shall be permitted only in a PDD upon specific approval of the Village Board:

[i]

Public or private airport.

[ii]

Theme/amusement park.

[iii]

Resort complex/conference center.

Minimum PDD area.

Minimum area. No PDD shall have a gross land area of less than three acres, exclusive of existing public rights-of-way, unless otherwise specified by the Village Board.

[Amended 11-16-2015 by L.L. No. 3-2015]

Adding area. Once established, a PDD 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 Village Board, the continuity of the original PDD is maintained or enhanced.

Phased development.

PDD subareas. The Village Board may identify portions of a PDD as discrete geographic subareas of the project. Such designated subareas (sections or phases) may have land uses or standards different from the balance of the PDD, provided that such designated subareas are fully integrated in the overall development for the entire PDD.

Project staging. The Village Board may establish the sequence in which development of a PDD shall proceed by specifying the order in which subareas, sections or phases of a PDD are to be developed.

[Amended 8-11-2011 by L.L. No. 3-2011]

Review of project phases. If a proposed PDD is to be undertaken in a staged development, the first phase shall consist of a minimum of 25% of the total PDD area.

[Amended 8-11-2011 by L.L. No. 3-2011]

(4)

PDD concept plan review (Step 1).

Procedure.

Receipt and referral. An applicant wishing to propose a PDD shall prepare and submit documents (see Concept Plan Submissions) to the Village Board. Upon receipt of a PDD proposal, the Village Board can accept or refuse to consider the proposal for further action.

[Amended 8-11-2011 by L.L. No. 3-2011]

SEQRA. The Village Board shall declare itself lead agency for purposes of the New York State Environmental Quality Review Act and shall determine if the proposed PDD is a Type I or Unlisted Action and make the appropriate notification or referrals to the applicable municipalities, involved or interested agencies or other levels of government.

Review and discussion. Prior to any informational or public hearing, the Village Board may meet with the applicant or other interested parties to discuss the PDD proposal.

[Amended 8-11-2011 by L.L. No. 3-2011]

Informational hearings. The Village Board may hold an informational hearing; after which, and upon the consideration of recommendations by other agencies, it may proceed to act on the proposed PDD concept plan.

[Amended 8-11-2011 by L.L. No. 3-2011]

Concept plan acceptance. The Village Board shall consider the proposal and vote to accept, modify or reject the PDD concept. If the Village Board accepts or modifies the PDD concept, it shall prepare a written resolution indicating its findings and its willingness to entertain a zone change upon completion of a PDD project plan. The resolution shall include a copy of the accepted written and graphic PDD concept plans, any SEQRA-related materials, and other relevant information.

[Amended 8-11-2011 by L.L. No. 3-2011]

Concept plan acceptance date. The date of the Village Board acceptance only initiates the second review phase of the PDD procedures. Upon concept plan acceptance, the PDD is not in effect and the applicant does not obtain vested rights for development.

Concept plan review criteria. The Village Board must find that approval of a PDD concept is reasonable and appropriate in furthering the overall land development policies and goals of the Village. In making this determination, the Village Board shall consider and record in its resolution of acceptance how the proposed PDD addresses the following:

[Amended 11-16-2015 by L.L. No. 3-2015]

Comprehensive planning activities of the Village of Camillus.

Applicable infrastructure plans and policies.

Applicable environmental policies and programs.

Responds to conditions or issues not previously addressed by the Village of Camillus.

Concept plan submission requirements. In order to obtain the conceptual approval of the Village Board for the establishment of a planned development district, a concept plan of the proposal shall be submitted, comprised of the following components:

Narrative component. A brief written narrative outlining the applicant's overall concept for the proposed PDD, including, but not limited to, the following:

An explanation of how the proposed PDD conforms to concept plan review criteria.

The range and mix of land uses.

Development density.

Building types.

[e]

Impact upon existing and provision for public facilities.

[f]

Points of access.

[g]

Parking.

[h]

Open space/recreation areas.

[i]

Project financing.

[j]

Phasing.

[k]

All other application items.

Graphic component. A generalized graphic plan of the entire site, drawn to a scale that reasonably depicts the land use, development patterns, density and improvements addressed in the applicant's narrative statement.

Project schedule. An outline of the expected sequence and duration to fully implement and construct the entire PDD.

SEQRA. The long environmental assessment form (LEAF), as determined by the Village, in accordance with the New York State Environmental Quality Review Act (SEQRA).

Survey. Survey(s) or Tax Maps of the property or properties for inclusion in the PDD as part of the graphic component.

Zone change application forms. Forms, as required by the Village of Camillus, available from the Village Clerk's office.

(5)

PDD project plan review (Step 2). In the second step, Project Plan Review, the Village Board, or a subcommittee thereof delegated by the Village Board, shall act as the Planning Committee of the Village Board, which Committee shall be responsible for ensuring that the general concept outline approved by the Village Board will be properly implemented. The Planning Committee achieves 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 PDD. This step begins with the following actions of the Planning Committee and concludes with a recommendation to the Village Board.

[Amended 8-11-2011 by L.L. No. 3-2011; 11-16-2015 by L.L. No. 3-2015]

Project plan review procedures.

Transfer to the Planning Committee. Upon acceptance of a PDD concept plan by the Village Board, the Planning Committee shall begin, with the applicant, the development of a PDD project plan.

Submittals. The project plan is a substantial elaboration of the concept plan accepted by the Village Board. It is a significantly more detailed narrative and graphic documentation for the development of the entire land area or of designated subareas within the PDD (see submission requirements). The applicant shall prepare and submit project plan materials to the Planning Committee. The applicant may submit materials immediately following PDD concept plan acceptance by the Village Board. All materials shall be prepared and completed to the satisfaction of the Planning Committee.

Review schedule. Unless otherwise specified by the Village Board, the project plan shall be acted upon by the Planning Committee within 180 days of the approval date of the PDD concept plan by the Village Board. Any time within this period, the Planning Committee or the applicant may request or recommend to the Village Board a modification of this schedule. Failure to obtain project plan acceptance within the required time limits shall cause the concept plan authorization to lapse.

SEQRA. A thorough analysis of environmental issues shall commence during this stage of the PDD review process under the authority of the Village Board.

Analysis, review, discussion and referrals. During its review, the Planning Committee shall engage in a substantive review of the project plan. It may meet with the applicant, governmental agencies or other interested parties to improve its understanding of the proposal. The Planning Committee may refer the proposed project plan to appropriate governmental agencies for any advisory opinion or recommendation. The Planning Committee shall direct the preparation of a written report of the Committee's interim analysis, findings and progress.

Informational hearings. The Village Board of Trustees may hold informational hearings for fact-finding and to gather community input.

[7]

PDD project plan review completion. The Planning Committee shall, when it concludes its analysis and review {Subsection B(5)(a)[1] through [6] above}, vote to recommend that the Village Board accept, accept with modifications or reject the PDD project plan. It shall base its recommendation upon finding that the proposed project plan is in accordance with the approved concept plan, the Village Subdivision Regulations, and all other applicable codes and regulations of Onondaga County and New York State.

[8]

Planning Committee recommendation. The Planning Committee shall, if it finds that all materials and information are acceptable, direct the preparation of a written report to the Village Board containing its findings and recommendations. The report shall include, if appropriate, the accepted written and graphic PDD project plans, a PDD construction and development schedule, recommended methods of implementation following final PDD adoption, a draft DEIS or recommended SEQRA findings, and any other relevant materials.

Project plan review criteria. The Village Board of Trustees shall determine that approval of a PDD project plan is reasonable and appropriate in meeting the objectives of the accepted concept plan and that the project plan furthers the overall land development policies and goals of the Village. In making this determination, the Board shall apply its collective experience and judgment to evaluate the appropriateness of the development proposed in the project plan. It shall consider how the proposed PDD addresses the following:

Uses and structures. The variety and arrangement of land uses and structures throughout the proposed development are appropriate for the site.

Dimensional standards. It shall evaluate the project plan with respect to the minimum area and geometric controls and other standards set forth by the Village Board or the default standards of this section if not specifically modified by the Village Board. It shall evaluate the appropriateness of the proposed density of development and other factors it finds relevant, such as location, community needs, public infrastructure and relationship to surrounding developments.

Subdivision review. In anticipation of PDD acceptance and potential subdivision action, the Board may simultaneously review any proposed subdivision sketch plans to determine conformance to Village Subdivision Regulations.

Other zoning reviews. The Board of Trustees shall specify recommended zoning review processes and permits that will control and monitor the implementation of the PDD.

Feasibility of completing the PDD. The Board shall evaluate and comment whether the proposed sequence, staging and expected schedule for implementing the PDD can be achieved in the manner described. It shall seek to identify any public infrastructure or improvements that are related to or contingent upon the successful completion of the proposed PDD and set forth a preliminary schedule of PDD milestones that are to be achieved after adoption.

Project plan submission requirements.

Project plan submissions. The project plan of the entire site must include a completed site plan review and zoning amendment application package to include, without limitation, such graphic documentation, maps, drawings and other materials that show at a sufficient scale and detail to allow the Board of Trustees to evaluate the feasibility and impacts of the proposed development.

Site plans for all construction areas preliminarily showing approximate size, height and bulk of buildable areas.

Preliminary landscaping plans showing all open space, plazas, malls, courts and pedestrianways, ponds, waterways or similar landscaped features.

Preliminary grading plans showing existing and topographic contours and any significant natural or sensitive environmental resources.

Improvement plans showing proposed drainage, water and sewer facilities, and easements, if any, within or affected by the proposed development.

[e]

Vehicular and pedestrian circulation plans showing proposed streets, points of access, sidewalks and off-street parking and loading to serve any proposed building or facilities.

[f]

Proposed construction schedule, sequence of development, project financing and preliminary milestones to be achieved from time of adoption to completion.

[g]

Preliminary contract and filing documents between the applicant and Village for any public facilities, districts, enforcement and management of the PDD.

Supporting and explanatory material. The Board may require the submission of additional material to explain and justify the project plan, which could include but is not limited the following:

Information necessary to assure compatibility of the proposed project with adjoining existing uses and to Village planning objectives.

An explanation of the manner in which all requirements of the project plan and of other applicable regulations are to be met.

Expected treatments or project-wide strategies for issues such as signs, lighting, snow storage, building and site aesthetics.

Impact and relationship to existing or proposed services, such as public infrastructure; solid waste collection; emergency vehicle, police and fire protection.

(6)

PDD adoption (Step 3). The final step, implementation and enforcement, are through a formal zone change by the Village Board and site plan and/or subdivision reviews of individual sites or portions of the PDD that ensure the actual construction and development fully implement the concept and project plans adopted in the formation of the PDD.

[Amended 8-11-2011 by L.L. No. 3-2011]

PDD adoption procedures. A PDD takes effect only upon the Village Board's approval or approval with modifications of a zone change incorporating the PDD project plan and according to the PDD criteria for adoption and submission requirements.

The Village Board may proceed to considering a zone change for the proposal.

Hearings, referrals and SEQRA. The Village Board shall, pursuant to law and this chapter, conduct public hearing(s), make all required referrals not previously completed, and finalize the SEQRA process.

Project plan action. The Village Board shall approve, approve with modification or disapprove the PDD project plan. The Village Board resolution shall explicitly state that the proposed dimensional controls are accepted or the default dimensional and performance standards apply. It shall also explicitly state the accepted staging and schedule to implement and construct the proposed PDD.

Zone change action. Upon project plan adoption, the Village Board shall vote to grant the zone change and file this action pursuant to local and state requirements.

Filing of approvals. The PDD shall be effective upon proper execution and filing of all documents, contracts and plans as a supplement to the Zoning Map.

PDD criteria for final adoption.

The Village Board shall confirm or modify and restate its findings of Village goals addressed in the concept plan (Step 1) acceptance above.

The Village Board shall confirm that the PDD project plan (Step 2) fulfills the expectations established in the concept plan accepted or as subsequently modified.

PDD adoption submission requirements.

Forms and documentation.

Reports, referrals and recommendations. Any documents developed or received during project plan review.

Survey(s) and legal descriptions of properties included in the entire PDD.

SEQRA documentation, DEIS and preliminary draft findings (if prepared).

Final drafts of all contracts, filing documents and plans and enforcement instructions.

(7)

Implementing the PDD. This section identifies processes that are anticipated to be necessary following Village Board approving action on the PDD and, depending on the specifics of the proposal, to allow for actual construction and occupancy of a PDD proposal. These processes will address development of PDD project details and potential project changes that are fully consistent with the approved project plan. These other permits and approvals may be obtained by the applicant pursuant to the requirements of those individual processes and/or the requirements specified in the resolution adopting the PDD.

Village permits.

Construction compliance. Any use or structure, open space, infrastructure improvement shall be established pursuant to the standards set forth in the adoption of the PDD.

[Amended 11-16-2015 by L.L. No. 3-2015]

Site plan and special permit. Subject to the instructions of the Village Board in its final resolution of PDD adoption, the standards, procedures and submission requirements of a site plan and/or special permit are to be applied for those individual uses, structures or improvements.

Subdivision review. The standards and procedures of the Village Subdivision Regulations.

All other Village permits. Building, highway access and similar permits are required to be obtained pursuant to their respective permit requirements.

Other permits. All other agency permits required from federal, state or county regulations shall be obtained prior to on-site development activity.

Failure to implement the PDD. The Village Board may consider, after notification to the developer-applicant, rezoning actions to alternative zone districts if the PDD construction of the entire project or of specified phases is not completed or if adopted PDD milestones are not achieved within 18 months of the approved PDD project schedule.

(8)

Modifications and amendments to an existing PDD. This subsection describes how changes are addressed after a PDD has been adopted, constructed and/or occupied. All changes to an existing PDD will be regulated by the following provisions: changes that will affect individual lots that have been subsequently established after the PDD adoption will require approval by the ZBA; changes that are directed to the entire PDD or to an identified stage of the PDD will require review by the Village Board.

[Amended 8-11-2011 by L.L. No. 3-2011]

Minor modifications affecting one property. The Village Board shall evaluate all modifications and may either refer the proposal for consideration of a variance by the ZBA or approve minor modifications for development within the PDD pursuant to the following:

Thresholds.

The proposed change is applicable to one property within the PDD.

The proposed change complies with the land use, dimensional and performance standards.

There is no change in the defined land use.

The basic physical relationship and function of buildings and improvements is maintained.

Criteria. The Village Board can find that the proposed modification does not require any modification of applicable standards, substantially alter the property from the approved plan and does not change the relationship to surrounding properties or improvements.

Procedure. The Village Board shall process and document the approval of such modifications in a manner consistent with the general procedural and enforcement provisions of this chapter. The Village Board may issue a building permit, certificate of compliance or similar approvals (e.g., minor subdivision or site plan adjustments) when authorized by this chapter.

Waivers of PDD standards. The Village Board finds that the change for a proposed development, improvement or modification fails to comply with the land use, dimensional or performance standards adopted for the specific PDD and shall be subject to the procedures and standards for issuance of a use or area variance by the Zoning Board of Appeals.

Intermediate modifications; project plan amendment. Existing or approved PDD land uses, structures and improvements may be altered or modified after the effective date of PDD adoption. Unless otherwise required by the Village Board, such modifications shall be subject to the issuance of a project plan amendment by the Board, pursuant to the following:

Thresholds.

There are changes in type or location of approved land uses within the same general land use category (e.g., residential, commercial, industrial) and within the same PDD section identified in the approved project plan.

Increase in floor are in excess of 10% of a principal or accessory structure.

Demolition of a principal structure, except where mandated by an appropriate official in the interest of public safety.

Establishment or realignment of new streets or other public/common areas.

[e]

Any change, except routine replacement and maintenance, to landscaping, open space, parking, public facilities or other improvements addressed in the project plan.

Criteria. The Village Board shall find that the proposed modification does not substantially alter any modification of applicable standards, maintains the basic relationship of the property to the approved project plan and maintains the basic relationship to surrounding properties or improvements.

Procedure. The Village Board shall review and consider a project plan amendment under procedures set forth in this section for adoption of a project plan (Step 2).

The Village Board may, at any time, find that the proposed modification substantially alters the project plan and require the requested modification to be submitted for a PDD major amendment.

Major modifications. Any modification not addressed by the minor or intermediate modifications above, exceeding the limits established at the inception of the district or expanding or altering the PDD boundary, shall be reviewed and approved by the Village Board, subject to the procedures for establishing a PDD (Steps 1, 2 and 3).

(d)

Nonconformities. It is the intent of the PDD that no nonconforming elements will exist within the PDD. The flexibility of the land use and geometric controls and review procedures should prevent the creation of any nonconforming element. In the event that a nonconformity does exist, any subsequent changes shall conform to the PDD controls and shall be subject to an issuance of a project plan amendment by the Village Board [see Subsection H(2), Intermediate modifications].

(9)

PDD default dimensional and performance standards. The following standards are intended to assist the Village by avoiding any enforcement oversight or ambiguity. A PDD is intended to promote flexibility and creativity of design; therefore, the following will apply in the absence of specifically established standards by the Village Board. Unless the Village Board establishes other controls or standards at the inception of the district, the following shall apply uniformly, by default, to entire PDD or to designated portions.

Land uses. There are no default land uses in a PDD.

Dimensional controls. The following controls shall apply, unless specifically modified by the Village Board during the initial establishment of the PDD:

Distance between buildings on one lot.

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.

Nonresidential. Front, rear and side yards for nonresidential uses shall be designed so that a building is no closer than 30 feet to any other nonresidential building and 50 feet to any residential building.

For purposes of interpretation, a structure which contains both residential and nonresidential uses shall comply with the requirements of Subsection B(8)(a)[2] above.

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.

Distance from lot lines. The minimum distance between any point on a principal building and the lot line shall not be less than 10 feet.

Density of development. Unless the Village Board has otherwise established a minimum density, all residential development shall provide an average density of 5,000 square feet per dwelling unit. Commercial and industrial uses shall maintain an average minimum density of 20,000 square feet per building.

Lot coverage. Maximum lot coverage for all development within a PDD shall not exceed 35% of the gross land area.

Height. The maximum height of all principal structures shall not exceed 35 feet for residential buildings and 40 feet for commercial or industrial buildings, and accessory structures shall not exceed 15 feet.

Parking/loading. The parking and loading provisions of this chapter shall apply to PDDs unless modified by the Village Board. Shared parking and storage may be included in the calculation of overall parking compliance.

[7]

Supplementary regulations and site plan standards. Unless modified by the Village Board when establishing the PDD, the supplementary regulations and site plan standards of this chapter shall apply to all development within the PDD.

Performance standards. Unless modified by the Village Board when establishing the PDD, the performance standards applicable to all industrial districts shall apply.