Ithaca City Zoning Code
ARTICLE 5
Zoning Districts
§ 5.01 Zoning districts.
For the purpose of this ordinance, the following zoning districts shall be established in the City of Ithaca.
R-1 | Rural Residential |
R-2 | Suburban Residential |
R-3 | Community Residential |
R-4 | Multiple-Family Residential |
MH | Mobile Home Park |
RO | Restricted Office Commercial |
C-1 | Central Business |
C-2 | General Commercial |
I-1 | Industrial |
PIP | Planned Industrial Park |
§ 5.02 Definition of boundaries.
5.02:1.
The location and boundaries of these zoning districts are established on a map titled the "City of Ithaca Zoning Map," which is hereby adopted as a part of this ordinance. The official zoning map shall be located in the office of the Zoning Administrator and shall be the final authority in any dispute concerning district boundaries. The official map shall be kept up to date and any amendments to this ordinance involving the official map shall become legal only after such changes are noted and portrayed on the official map.
5.02:2.
The official zoning map, including legally adopted amendments, is hereby adopted by reference and declared to be a part of this ordinance and shall be designated as such by the signature of the Zoning Administrator and attested to by the City Clerk.
5.02:3.
Where uncertainty exists as to the exact district boundaries, the following shall prevail:
(a)
Where boundary lines are indicated as approximately following streets, utility easements, railroads, or highways, the center lines of said streets, alleys, railroads, or highways shall be considered to be exact boundary lines.
(b)
Boundaries indicated as approximately following lot lines shall be considered to follow said lot lines.
(c)
Where the application of the aforementioned rules leave a reasonable doubt as to the exact location of a district boundary, the provisions of the more restrictive district shall govern the entire parcel in question, unless determined otherwise by the Board of Appeals upon recommendation by the Zoning Administrator.
§ 5.03 Zoning of vacated areas.
Whenever any street, alley, highway, or other public right-of-way within the City shall have been abandoned by official government action and when such right-of-way lands attach to and become part of the land adjoining said right-of-way, the right-of-way property shall automatically acquire and be subject to the provisions of the zoning district of the abutting property. In the case of an abandoned right-of-way which also serves as a district boundary, the center line of the abandoned right-of-way shall remain the boundary line and the lands on either side of the center line shall become attached to their respective adjoining properties.
§ 5.04 Zoning district changes.
When district boundaries change, any nonconforming use may be continued, subject to all other applicable provisions of this ordinance. The requirements and procedures for initiating a change in the zoning designation of a particular property or a change in the text of the zoning ordinance are identified in § 33.02.
§ 5.05 Uses permitted by right.
Permitted uses are recognized as uses of land and buildings in certain districts which are harmonious with other such uses which may lawfully exist within the same district. A permitted use is subject to the schedule of regulations and permit and site plan requirements found elsewhere in this ordinance, but otherwise considered to be a lawful use not requiring a public hearing for approval.
§ 5.06 Uses permitted by special approval.
The uses listed in this ordinance as special approval uses are recognized as possessing characteristics of such unique and special nature (relative to location, design, size, public utility needs, and other similar characteristics) as necessitating individual standards and conditions in order to safeguard the general health, safety and welfare of the community. The standards to which each use allowed by special permit must conform before approval for a zoning or building permit can be granted are identified in Article 22, site development requirements. Unless otherwise specified, a special use must conform at least to the minimum height, bulk and setback requirements of the district in which it is located. The requirements for initiating a request for a special use permit are specified in Article 20.