Ithaca City Zoning Code
ARTICLE 14
I-1 Industrial District
§ 14.01 Purpose.
The intent of the I-1 Industrial District is to encourage those industries that are of a light manufacturing, warehousing and wholesaling nature to locate within a planned industrial environment. Such industrial and warehousing activities should be of a character as to minimize any negative environmental and social impacts upon surrounding land uses.
§ 14.02 Prohibited uses.
Within any area which is zoned as a I-1 Industrial District, no building, structure, or premises shall be used and no building or structure shall be constructed or altered which is intended or designed to be used in whole or in part for any of the following types of uses:
(a)
Residential construction, conversion or use of any kind, including hotels, motels, or the use of trailers as dwelling units.
(b)
Schools, hospitals and other institutions for educational purposes or for human care, except when incidental to a permitted or principal use.
(c)
Every use which, by reason of odor, fumes, dust, smoke, air pollution, vibration, noise, waste disposal, electrical interference, disturbance or glare, or the hazard of fire, explosion, or atomic or other form of radioactivity, is or would be dangerous, injurious, noxious, annoying or otherwise deleterious to other lawful uses of property.
(d)
Every use which does not or would not conform to the performance standards of this ordinance. It is not intended that the following types of industrial uses should be permitted in the City of Ithaca, provided that the Planning Commission may permit such uses under such bond as may be determined by the Planning Commission as sufficient to ensure full compliance with the performance standards in actual operation:
(1)
The manufacture of glue or gelatin, acids, acetylene gas, celluloid or cellulose, pyroxilin plastics, chlorine or bleaching powder, creosote, explosives, fireworks or matches, fertilizer or paint.
(2)
The processing of fish or animal offal or the processing of pulp into paper or cardboard.
(3)
The refining of potash or petroleum.
(4)
The storage of bulk petroleum products not approved by the Building Inspector and the Fire Chief, or the storage, dismantling, fabricating or converting of junk, including used automobiles and other automotive equipment not to be sold entirely as power units in running order.
(5)
Cement packaging, metal reduction or smelting.
(6)
Steel furnace, blooming or rolling mill.
(7)
The incineration or reduction of dead animals, offal or garbage.
(8)
Crematory, except in connection with a cemetery.
§ 14.03 Essential public facilities.
Essential public utility service buildings/facilities, subject to the site development requirements of § 22.01:36.
§ 14.04 Site plan review.
For all new or expanded uses in an I-1 District, a site plan shall be submitted for review and approval in accordance with Article 21.
§ 14.05 Required conditions.
The following conditions are required:
(a)
Off-street parking and loading shall be provided in accordance with Article 27.
(b)
Signs and billboards shall meet the provisions of Article 28.
(c)
Garages and service stations shall meet the provisions of § 22.01:7.
(d)
All operation or servicing shall be conducted wholly within the confines of a building, with the exception that the storage of coal and material may utilize required side yard and rear yard space if surrounded by a six-foot, uniformly painted or colored solid fence or wall kept in good condition.
(e)
Signboards or billboards may be erected in accordance with Article 28.
(f)
If fencing is placed around the perimeter of the property, it shall be of nonopaque construction, such as chain-link or split rail, and shall not exceed a height of six feet.
§ 14.06 Performance standards.
Before the issuance of any building or occupancy permit in this zone district, the applicant shall sign an agreement that the use of property will meet the performance standards in § 18.07:5, or that any violation of these standards in subsequent operations will be corrected, the costs of inspection by experts for compliance to be borne by the applicant.
§ 14.07 Regulations.
14.07:1.
Minimum lot size: one acre.
14.07:2.
Minimum lot width: 150 feet.
14.07:3.
Maximum building height: 30 feet.
14.07:4.
Minimum yard setbacks:
(a)
Front yard. There shall be a front yard of not less than 20 feet. If any portion of the front yard is used for parking, the off-street parking requirements of Article 27 shall be met, and the front 10 feet shall be planted and landscaped except for necessary entrance drives.
(b)
Side yard. There shall be two side yards, and no side yard shall be less than 20 feet, provided that if the lot has an average width of less than 200 feet, each side yard shall not be less than 10% of such average width, and further provided that no side yard under this condition is less than 12 feet. Parking, as required, may be permitted in the side yard provided the off-street parking requirements of Article 27 are met and that no parking area is closer than five feet to any zone district boundary line. Where the side yard is on the side street, the front yard provisions shall apply.
(c)
Rear yard. There shall be a rear yard of at least 25 feet. The rear yard may be used for off-street parking provided that off-street parking requirements of Article 27 are met and that no parking area shall be nearer than five feet to any zone district boundary line.
(d)
Boundary yard. No building shall be closer than three times its height to any residential zone boundary line.
14.07:8.
Minimum floor area: no minimum floor area requirements for structures within the I-1 district.