Chapter 10.100
TOWN CENTER OVERLAY ZONE
Sections:
10.100.020 Development requirements.
10.100.060 Architectural Review Committee.
10.100.070 Special provisions.
10.100.010 Purpose.
This zone includes the land area as defined on the Syracuse City current zoning and general plan maps. The purpose of the town center overlay zone is to provide a method for implementing special provisions regarding the establishment and promotion of a central core area of the community characterized by stringent design standards for buildings, public spaces, site design and landscaping with a harmonious and wide range of development opportunities that introduce a mixed-use concept. While the town center zoning classification is intended to address new construction that may occur within the town center area, it is also intended to support the preservation and adaptive reuse of any existing historic structures; the preservation of existing natural features, especially trees; new development that blends in with existing conditions and enhances the traditional town center character; the advancement of architectural and site design standards that promote walkability and human scale; and the creation and maintenance of historic town center identity. [Ord. 21-26 § 1 (Exh. A); Ord. 09-09 § 1 (Exh. A); Code 1971 § 10-20-010.]
10.100.020 Development requirements.
Developments shall conform to the following standards in addition to the standards in the ARC, site plan, and underlying zoning ordinances:
(A) Buildings within the town center shall be oriented towards the street with the purpose of creating visual interest to slow traffic for pedestrian safety and a more interesting visitor experience.
(1) Buildings shall have a maximum front setback of 30 feet, minimum of 15 feet.
(2) A deeper setback of the principal structure may be allowed in rare circumstances only if objects or structures are built within the standard setback creating the effect of an enclosed street wall that the principal structure would have created.
(a) Acceptable objects and structures to qualify for a deeper setback include canopies, trellis, architectural screens, columns and/or pedestrian lighting.
(b) Objects such as walls, benches or fencing alone do not qualify as creating the effect described in this subsection.
(c) The objects or structures shall be featured along at least 50 percent of the property frontage.
(d) All structures shall conform to the commercial building standards including cladding, height and roofline.
(e) If the site is located on the corner of two public streets, the deeper setback shall not be allowed.
(3) Buildings shall feature a street facing storefront that:
(a) Has an operable door;
(b) Is surrounded by a glass storefront denoting a main entrance; and
(c) Has a direct sidewalk connection to the sidewalk along the road and any other nearby sidewalks.
(4) Sidewalk connections described in subsection (A)(3)(c) of this section shall:
(a) Be at least five feet wide;
(b) Connect with the shortest distance possible;
(c) Feature pedestrian scale lighting; and
(d) Include the following features, when a sidewalk connection crosses a parking lot or drive aisle:
(i) Decorative colored concrete;
(ii) Paint treatment with reflective paint; and
(iii) A landscaped refuge island a minimum of every 50 feet to 70 feet of sidewalk.
(B) Parking shall be screened with landscaping and a low brick or stone wall when visible from street.
(C) Signage in the town center shall conform with the following regulations in addition to the regulations found in Chapter 10.45 SCC:
(1) On-site detached signage shall be no taller than 10 feet, except signs associated with a multi-tenant office building may be up to 15 feet.
(2) Maximum area of 100 square feet including base structure, signage, roof, foundation, hollow areas, and any other associated elements.
(a) Signs shall be measured as a generalized length times width.
(b) Signs associated with a multi-tenant office building may be up to 120 square feet in area.
(3) All signs shall feature a decorative masonry base of brick, rock, or stone. Block concrete masonry units are prohibited, whether split, honed or other.
(4) Off-premises signage shall not be allowed.
(5) Attached building signage or branding colors shall not exceed 10 percent of any side of any structure’s facade.
(6) Electronic message centers (EMC) shall:
(a) Be limited to one per building per site;
(b) Be a maximum of 40 square feet;
(c) Be counted towards the maximum detached signage square footage and height allowances; and
(d) Have adjustable brightness that is adjusted down to prevent light pollution, particularly at night, which is accomplished by:
(i) Using a photocell sensor that notifies the display to change brightness according to the ambient light conditions.
(ii) Setting a maximum brightness level for EMC of 0.3 foot-candles above ambient light conditions when measured at an appropriate distance. [Ord. 21-26 § 1 (Exh. A); Ord. 09-09 § 1 (Exh. A); Code 1971 § 10-20-020.]
10.100.030 Permitted uses.
Uses permitted within the town center overlay zone are those uses as permitted or conditionally permitted under current zoning or the uses as outlined in the City’s general plan as adopted with the exception of the following uses which are prohibited within the town center overlay zone: auto repair, auto body, auto maintenance, auto detailing, car washes, and car dealerships. These uses are limited with the intent to create a pedestrian-friendly mixed-use City core, including the location and orientation of drive-through service uses. [Ord. 21-26 § 1 (Exh. A); Ord. 18-10 § 1 (Exh. A); Ord. 09-09 § 1 (Exh. A); Code 1971 § 10-20-030.]
10.100.040 Development theme.
Development in this zone shall conform to an approved development theme. The theme shall be reviewed and recommended for approval by the Architectural Review Committee. Final approval of any development theme shall be by the City Council, and shall conform to the provisions outlined in the town center master plan. [Ord. 21-26 § 1 (Exh. A); Ord. 09-09 § 1 (Exh. A); Code 1971 § 10-20-040.]
10.100.050 Development plan.
To ensure development conforms to the town center master plan, City staff shall review and approve all development plans. Drawings should include the placement of buildings and their uses, landscaping, parking, lighting, and design guidelines outlined in the area master plan. Before submittal to the Planning Commission for recommendation and to the City Council for final approval all plans, elevations and architectural details shall be reviewed by the Architectural Review Committee. The Architectural Review Committee shall review and recommend any plans, elevations or details prior to consideration by the Planning Commission and approval by the City Council. [Ord. 21-26 § 1 (Exh. A); Ord. 09-09 § 1 (Exh. A); Code 1971 § 10-20-040.]
10.100.060 Architectural Review Committee.
Developments within the town center overlay zone are required to be reviewed by the Architectural Review Committee in accordance with Chapter 10.28 SCC, Architectural Review Committee and Design Standards. [Ord. 21-26 § 1 (Exh. A); Ord. 13-11 § 1; Ord. 09-09 § 1 (Exh. A); Code 1971 § 10-20-050.]
10.100.070 Special provisions.
(A) All lots, parcels, or sites shall have a minimum 15 percent of the total area landscaped, including all required front yards, installed within four months of occupancy and permanently maintained in good condition.
(B) Temporary buildings shall meet the provisions of the currently adopted editions of the International Building Code and must be sufficiently anchored to withstand a 100-mile-per-hour wind.
(C) Commercial uses that require grease traps/interceptors shall locate such devices on the outside of the restaurant or food service building and frequently and effectively service such devices to maintain them in satisfactory working order to protect the sanitary sewer system from contaminants. A licensed hauler shall dispose of all materials removed from a grease trap/interceptor at an approved disposal site in a lawful manner.
Restaurant, food service businesses, or commercial uses of used fryer oil shall dispose of such oil into a self-contained oil-rendering tank for disposal and transport. Outside or “refuse/dumpster” storage of oil-rendering barrels or other containers is prohibited.
(D) In order to minimize the possibility of commercial properties becoming blighted, retail establishments of 40,000 square feet or greater shall enter into a facility use agreement with the City prior to the issuance of a building permit. Additionally, the owner shall submit a facility maintenance plan as required in this chapter 30 days prior to the owner vacating the building.
(1) The terms “vacant” or “vacate” as used herein shall mean that no business activity is undertaken from the retail establishment for a period of 180 consecutive days.
(2) The facility use agreement shall outline the responsibility of the owner to remove the building, should it become vacant for more than three and one-half consecutive years, and shall provide legal remedies to enforce the terms of the agreement. In the event a building is vacant for more than three and one-half consecutive years, the owner shall remove the building and restore the property to a safe and compatible condition. The facility use agreement shall be in substantially the following form, which form is hereby adopted as part of this title:
Facility Use Agreement
AN AGREEMENT BY AND BETWEEN ___________________, A ______________________ HEREINAFTER REFERRED TO AS OWNER, AND SYRACUSE CITY, A MUNICIPAL CORPORATION HEREINAFTER REFERRED TO AS CITY.
Recitals
(1) The Owner desires to construct a commercial facility, at approximately ___________________, in Syracuse City to conduct a business known as __________________.
(2) The City has adopted ordinances to govern the development of commercial property within Syracuse City designed to protect the health, safety, and welfare of the community.
(3) The City has valid concern that blighted conditions might occur should said facility or structure become vacant for an extended period of time.
(4) The Owner and City are desirous to minimize impact to the community should the building become vacant.
Agreement
NOW, THEREFORE, for and in consideration of the mutual promises, covenants, and conditions set forth herein, and other good and valuable consideration, the Owner and City agree as follows:
(1) Owner will provide the City a written facility management plan 30 days prior to vacating the building which outlines plans to maintain the property according to City Ordinance. Failure to do so will constitute a breach of this Agreement and entitle the City to injunctive relief to enforce the provisions hereof.
(2) Should the building remain vacant for 42 consecutive months, the City shall provide written notice to the Owner, at the address as it appears on this Agreement, ordering Owner to remove the building and restore the property to a condition that does not distract from surrounding businesses.
(3) Should the Owner fail to comply with the City request to remove the building within 30 days from the mailing date of said notice to the Owner, the City may file suit for specific performance to enforce the terms of this Agreement.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed this _________ day of ________, 20__.
(Signed, witnessed, and/or attested)
(3) In the event, for any reason, the retail establishment chooses to vacate the premises for a period of six months or greater, the owner shall submit a facility maintenance plan to the City 30 days prior to vacating. The maintenance plan shall include:
(a) The estimated time the facility will be vacant.
(b) Detailed plans to maintain the property during the time it will be vacant.
(c) Method of securing all entrances to the facility.
(d) Plans to restrict access to off-street parking.
(e) Plans to remove all advertisement and business signage.
(f) Plans to market the property.
(E) Existing residential and accessory structures may remain in this zone for commercial purposes if the property meets all the following conditions:
(1) The proposed use for the structure conforms with the permitted use for this zone.
(2) The lot size has a minimum of 21,780 square feet.
(3) The parcel has a minimum frontage as required by zoning on an existing public street.
(4) Setbacks comply with the established minimum requirements for this zone and receive approval with site plan.
(5) The lot has an existing driveway access from a public street and receives approval with site plan for any proposed modifications to said driveway (the Utah Department of Transportation shall also approve any access located on a state road).
(6) All off-street parking complies with the requirements in Chapter 10.40 SCC and receives approval with site plan.
(7) All signs and lighting comply with the requirements in Chapter 10.45 SCC and receive approval with site plan.
(8) All landscape and buffering comply with the established requirements in Chapter 10.30 SCC and receive approval with the site plan.
(9) The Building and Fire Departments inspect and approve all plans and uses. [Ord. 21-26 § 1 (Exh. A); Ord. 09-09 § 1 (Exh. A); Code 1971 § 10-20-060.]