Chapter 10.110
BP – BUSINESS PARK ZONE
Sections:
10.110.050 Development plan and agreement requirements.
10.110.060 Minimum lot standards.
10.110.070 Distance between buildings.
10.110.080 Off-street parking and loading.
10.110.110 Architectural Review Committee.
10.110.010 Purpose.
The purpose of this zone is to provide areas primarily for planned general office and business park developments and related services that will be compatible with, enhance value of, and provide a transition to, nearby residential areas and will promote a quiet, clean environment. Development in this zone should emphasize a high level of architectural and landscape excellence. These zone districts will generally be established along high volume arterial streets in order to buffer the impacts of these streets from less intensive land uses. The intent is to create an attractive environment that will complement, and serve as a transition to, surrounding land uses. [Ord. 12-14 § 1; Code 1971 § 10-22-010.]
10.110.020 Permitted uses.
The following are permitted uses by right provided the parcel and building meet all other provisions of this title and any other applicable ordinances of Syracuse City and receive site plan approval as provided in SCC 10.20.090.
(A) Business services and professional offices.
(B) Churches, synagogues, and temples.
(C) Data centers, data services.
(D) Financial institutions.
(E) Hotels.
(F) Printing and publishing industries.
(G) Public or quasi-public administrative offices (excluding temporary or portable buildings).
(H) Public parks.
(I) Research services.
(J) Restaurants (sit-down only, no drive-throughs).
(K) Schools, professional and vocational.
(L) Uses considered similar and compatible by the Land Use Administrator. [Ord. 18-03 § 1 (Exh. A); Ord. 12-14 § 1; Code 1971 § 10-22-020.]
10.110.030 Conditional uses.
The following, and not others, may be conditional uses permitted after application and approval as specified in SCC 10.20.080:
(A) Amusement and recreational activities (includes athletic or tennis club) (major).
(B) Commercial outdoor recreation, minor (family reunion center, outdoor reception facilities, picnic grounds, tennis courts, etc.) (major).
(C) Commercial testing laboratories and services.
(D) Day care centers (major).
(E) Funeral home (major).
(F) Light manufacturing as an accessory use (fabrication, assembly, treatment, or packaging operations conducted in a totally enclosed building using previously prepared materials) (major).
(G) Preschool centers (major).
(H) Public utility substations, generating plants, pumping stations, and buildings (major).
(I) Storage/warehousing, as an accessory use, as necessary to maintain a principal use. Not to exceed 35 percent of the building (major). [Ord. 12-14 § 1; Code 1971 § 10-22-030.]
10.110.040 Development theme.
Development in this zone shall conform to an approved development theme. The theme shall be prepared by the developer and recommended by the Planning Commission and approved by the City Council, and shall conform to the provisions outlined in the area’s master plan or overlay.
In addition to an approved development theme, this zone also requires a development design pattern book, subject to the following standards:
(A) Development Design Pattern Book Approval. The development design pattern book shall be prepared by the developer and reviewed and approved by the Planning Commission in conjunction with a subdivision plan and/or site plan application.
(B) Development Design Pattern Book Submittal Requirements. The development design pattern book shall provide and address the following:
(1) Written descriptions and graphic illustrations explaining how the development complements the physical form of the property and how the theme, standards, and guidelines found in this chapter are to be integrated into the design of the development;
(2) Written descriptions and graphic illustrations explaining the proposed conceptual architectural design, building elevations, and other such related design schemes; and
(3) Written descriptions and graphic illustrations that clearly describe proposed open spaces, landscaping ideas, pedestrian pathways, furnishings, lighting and related entryway features and/or amenities.
(C) Effect of Development Design Pattern Book Approval. Upon acceptance of the development design pattern book by the City, further development activities, such as subdivision plan and site plan approval, shall comply with the development design pattern book. [Ord. 12-14 § 1; Code 1971 § 10-22-040.]
10.110.050 Development plan and agreement requirements.
(A) Subdivision ordinance requirements shall generally apply to business parks. The developer shall submit a development plan of all project phases for City consideration and approval and shall integrate the proposed development plan into a development agreement between the developer and City. The development agreement shall undergo an administrative review process to ensure compliance with adopted City ordinances and standards with approval by the City Council. The subdivider shall develop the property in accordance with the development agreement and current City ordinances, including the development requirements as identified within this chapter, in effect on the approval date of the agreement, together with the requirements set forth in the agreement, except when federal, state, county, and/or City laws and regulations, promulgated to protect the public’s health, safety, and welfare, require future modifications which are rationally related to a legitimate government purpose.
(B) The development plan submitted for review shall show the location and building elevations with exterior building materials, size, and general footprint of all dwelling units and other main buildings and amenities.
(C) The development plan submitted for review shall include landscaping, fencing, and other improvement plans for common or open spaces, with the landscaping designed in accordance with an approved theme to provide unity and aesthetics to the project. The plan shall include all special features, such as ponds, fountains, signs, walking paths, inviting entryways, etc., together with a landscape planting plan. Open space should be a focal point for the overall design of the development.
(D) The proposed development shall show it will not be detrimental to the health, safety, or general welfare of persons residing adjacent to the proposed development.
(E) A business park shall be of sufficient size, composition, and arrangement to enable its feasible development as a complete unit, managed by a legally established owners’ association and governed by enforceable, duly recorded CC&Rs. [Ord. 12-14 § 1; Code 1971 § 10-22-050.]
10.110.060 Minimum lot standards.
All lots developed and all structures and uses placed on lots shall be in accordance with the following lot standards. When adjacent to residential zoning an additional buffer of 10 feet is required.
(A) Lot area: minimum of one acre.
(B) Lot width: as required by site plan review.
(C) Front yard: 15 feet.
(D) Side yards: 20 feet or as required by site plan review.
(E) Rear yard: 20 feet or as required by site plan review.
(F) Building Height. The height of buildings over 35 feet may be equal to the horizontal distance from the nearest zone boundary line. Buildings 35 feet high or less may be located within 20 feet of the zone boundary line. In determining height, exclude chimneys, flagpoles, church towers, and similar structures. The height of buildings shall be established in a format that is compatible with other buildings in the same business park. [Ord. 12-14 § 1; Code 1971 § 10-22-060.]
10.110.070 Distance between buildings.
In this zone, where there is more than one building constructed on a site, there shall be a minimum distance between structures of at least 20 feet. [Ord. 12-14 § 1; Code 1971 § 10-22-070.]
10.110.080 Off-street parking and loading.
Off-street parking and loading shall be provided as specified in Chapter 10.40 SCC. [Ord. 12-14 § 1; Code 1971 § 10-22-080.]
10.110.090 Signs.
Signs allowed in this zone shall be provided as specified in Chapter 10.45 SCC. [Ord. 12-14 § 1; Code 1971 § 10-22-090.]
10.110.100 Design standards.
The Land Use Authority shall approve the required common building theme. The design shall show detail in the unification of exterior architectural style, building materials, and color and size of each unit.
(A) Landscaping. In this zone, the following landscaping requirements shall include:
(1) A sprinkling system and plantings with substantial live plant material for the purpose of buffering, screening, and beautifying the site (plant maturity landscaping should represent, as a minimum standard, compatibility with surrounding developed properties and uses with permanent maintenance by the owner or occupants).
(2) A landscaped area of five feet adjacent to off-street parking within required yard areas providing it does not abut residential zoning or uses (landscaping in areas adjacent to residential uses shall be according to buffering requirements per Chapter 10.30 SCC).
(3) Landscaping installed in all parkstrips to the same standards as other on-site landscaping as well as a minimum of two trees per every 50 feet of frontage (asphalt, paving stones, or brick or concrete paving in place of landscaping between the sidewalk and curb is prohibited).
(4) Landscape covering at least 15 percent of the development site. Landscaping shall be installed prior to occupancy and maintained in good condition.
(5) Turfgrass is not to exceed 15 percent of the total landscaped area.
(6) No turfgrass in parkstrips.
(7) Drip irrigation only in landscape areas less than eight feet wide.
(B) Temporary buildings for intermittent commercial uses shall meet the provisions of the currently adopted edition of the International Building Code and must be sufficiently anchored to withstand a 100-mile-per-hour wind.
(C) Fencing. Where the site abuts a residential zone, a six-foot-high decorative texture solid masonry wall shall be located along the property line. All fencing must comply with Chapter 10.30 SCC.
(D) Outdoor storage is not allowed, except in a fully enclosed or screened manner.
(E) Trash Storage. A screened or otherwise enclosed area, or outside area designated for a trash dumpster or other trash-control device, shall be an integral part of the on-site buildings to keep the trash out of public view and prevent litter from scattering throughout the area. The building materials for dumpster enclosures shall be similar to those of the primary-use building.
(F) Lighting. The following provisions shall apply to installation, maintenance, and operation of outdoor lighting in this zone:
(1) All lights shall have shields to direct all light toward the earth’s surface and away from reflective surfaces.
(2) Light fixtures or lamps shall have shields or shades to direct incident rays away from all adjacent property.
(3) Lights on poles shall not be taller than the building whose area they illuminate nor taller than 15 feet, whichever is shorter.
(4) Any facilities requiring floodlights may not arrange the light(s) in such a way that it will shine towards roadways, onto adjacent residential property or residential use property, or into the night sky.
(5) The placement of any light fixture shall be in such a manner that no light-emitting surface is visible from any residential area when viewed at ground level.
(6) The level of lighting shall not exceed one-half foot-candle at any residential property line or one foot-candle at any nonresidential property line.
(7) Any canopy structure used at a business office location must have recessed lights with diffusers that do not extend below the surface of the canopy.
(8) Any luminaire on a pole, stand, or mounted on a building must have a shield, an adjustable reflector, and a nonprotruding diffuser.
(G) Commercial uses that require grease traps/interceptors shall locate such devices on the outside of the building and frequently and effectively service such devices to maintain them in satisfactory working order to protect the sanitary sewer system from excessive contaminants. A licensed hauler shall dispose of all materials removed from a grease trap/interceptor at an approved disposal site in a lawful manner. 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.
(H) All utility transmission lines shall be placed underground. Transformers, meters and similar apparatus shall be at or below ground level and shall be screened from public view by a wall or fence, landscaping, earth berming, or special architectural treatment acceptable to the Planning Commission.
(I) All uses shall be free from objectionable or excessive odor, dust, smoke, noise, radiation or vibration. [Ord. 22-08 § 1 (Exh. A); Ord. 12-14 § 1; Code 1971 § 10-22-100.]
10.110.110 Architectural Review Committee.
Developments within the business park 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. 13-11 § 1; Ord. 12-14 § 1; Code 1971 § 10-22-110.]