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Ithaca City Zoning Code

ARTICLE X

Cliff Street Retreat Planned Unit Development District

§ 325-45.4 Legislative intent.

A. 
On March 18, 2021, the City of Ithaca received an application from 407 Holdings LLC for a Planned Unit Development (PUD) to be located at 407 Cliff Street. The applicant is proposing the adaptive reuse of the approximately 25,290-square-foot existing building from industrial/manufacturing to a mix of long-stay and short-stay residential use, a small conference and meeting room function, office spaces, maker spaces, and retail space along the street. The completed project is intended to provide the following benefits to the community:
(1) 
Adaptive reuse of a formerly industrial building including:
(a) 
Conversion of a legally nonconforming industrial use in a residential zone to a mix of uses, including residential, that are more compatible with the surrounding residential context.
(b) 
Renovation of the building exterior and site, including new facades, and exterior features that improve the aesthetics of the neighborhood and are more compatible with the surrounding residential context.
325-45CliffStreet.tif

§ 325-45.5 Uses; requirements.

A. 
Permitted uses.
(1) 
Primary uses.
(a) 
One-family detached, semidetached or attached dwelling or two-family dwelling.
(b) 
Multiple dwelling.
(c) 
Dormitory.
(d) 
Church and related building.
(e) 
Public park or playground.
(f) 
Library, fire station.
(g) 
Nursery school, child day-care center, or group adult day care.
(h) 
Public, private or parochial school.
(i) 
Retail store or service commercial facility.
(j) 
Restaurant, tavern.
(k) 
Club, lodge, private social center.
(l) 
Confectionery, millinery, dressmaking, or other activities involving light-hand fabrication and sales.
(m) 
Theatre, bowling alley, auditorium or similar assembly space.
(n) 
Hotel, motel.
(o) 
Business or professional office.
(2) 
By special permit.
(a) 
Bed-and-breakfast homes and inns.
(b) 
Wood shop, metal shop, maker space, other light manufacturing activity.
(c) 
Public utility structure except office.
(3) 
Accessory uses.
(a) 
Parking for uses on the property.
(b) 
Storage buildings not to exceed 200 square feet.
B. 
Off-street parking/loading requirements.
(1) 
Off-street parking.
(a) 
Residential.
[1] 
One space for first three bedrooms per dwelling unit.
[2] 
Two spaces for four or five bedrooms per dwelling unit.
[3] 
One space for each additional bedroom per dwelling unit.
(b) 
Restaurant, tavern, club, or lodge: one space per 75 square feet of net floor assembly area.
(c) 
All other uses: see § 325-20.
(2) 
Off-street loading.
(a) 
One space.
C. 
Minimum lot size.
(1) 
Area in square feet: 4,000.
(2) 
Width in feet at street line: 40.
D. 
Maximum building height.
(1) 
Four stories and 40 feet.
E. 
Maximum percentage of lot coverage by buildings: 35%.
F. 
Yard dimensions.
(1) 
Required minimum front yard: zero feet to property line for existing buildings; 10 feet to property line for new construction.
(2) 
Required minimum side yard: 10 feet.
(3) 
Required minimum other side yard: five feet.
(4) 
Required minimum rear yard: 15 feet.
G. 
Minimum building height: none.