Ithaca Town City Zoning Code
ARTICLE XIX
Light Industrial Zones
§ 270-143 Purpose.
The purpose of the Light Industrial Zone is to permit, where appropriate, the construction of research and development oriented industries, high technology enterprises, light manufacturing facilities, and other moderately intensive industrial activities which would not generally be appropriate in residential areas but which may not require the same level of separation from residential areas as more intensive industrial uses. Areas may be zoned as a Light Industrial Zone by the Town Board or upon application for a specific proposal, all in accordance with the normal rezoning procedures. Generally, such rezoning will be permitted only in areas where public water and sanitary facilities are available, where public transportation may be readily available, and where other resources and facilities that complement multiple light industrial uses are found. In reaching its decision on whether to rezone to a Light Industrial Zone, the Town Board shall consider the general criteria set forth in this chapter, the most current Comprehensive or Master Plan for the Town, and this statement of purpose.
§ 270-144 Permitted principal uses.
Only the following buildings or uses are permitted of right in a Light Industrial Zone:
A.
Business, administrative or professional offices.
B.
Industrial uses employing electric power or other motor power, or utilizing hand labor, for fabrication or assembly.
[Amended 7-11-2011 by L.L. No. 10-2011]
C.
Indoor warehousing and indoor storage including self-service storage facilities.
D.
Printing, publishing and bookbinding.
E.
Research and development facilities utilizing office spaces, indoor scientific laboratories, and other similar indoor spaces.
F.
Amateur radio facilities, subject to the limitations on amateur radio facilities set forth in § 270-219.3.
[Added 8-13-2007 by L.L. No. 7-2007]
G.
Small wind energy facilities, subject to the limitations on small wind energy facilities set forth in § 270-219.4.
[Added 8-11-2008 by L.L. No. 13-2008]
H.
Retail sales of products made on-site, and of items designed to be used with products made on-site.
[Added 6-12-2017 by L.L. No. 10-2017]
§ 270-145 Adult entertainment uses authorized by special approval only.
Adult entertainment businesses are permitted in certain Light Industrial Zones, but only upon receipt of a special approval for same from the Board of Appeals in accordance with the procedures set forth in this chapter after receipt of a favorable recommendation for same from the Planning Board, and only upon the conditions set forth below:
A.
Adult entertainment businesses are permitted only in those Light Industrial Districts which adjoin a State Highway (e.g., New York State Route 13).
B.
The Board of Appeals, after favorable recommendation of the Planning Board, grants a special approval for same in accordance with the provisions of Article XXIV, Special Permits and Special Approvals, of this chapter utilizing the criteria set forth or referred to in said article for the granting of a special approval.
C.
The building in which the business is conducted, and the related parking areas, are located at least 150 feet from any highway right-of-way line, at least 280 feet from the boundary of any other zoning district, and at least 280 feet from any public park, school, or church. For this purpose, the Finger Lakes Trail is considered a public park, and the boundaries of such trail are deemed to be the lines on each side of the center line that are parallel to, and 20 feet from, the center line of the trail.
D.
The building and lot upon which it is located comply in all other respects with the requirements set forth in the provisions of this article governing Light Industrial Zones, except as modified by this section and with the following further exceptions:
(1)
If the type of adult entertainment business is one specified in § 270-227 the minimum parking requirements shall be those set forth in such section for that type of structure (e.g., if the adult entertainment business is a theater, there shall be one parking space for each five seats).
(2)
If the type of adult entertainment business is not one specified in § 270-227 the minimum parking requirement shall be 300 square feet of parking area, including lanes and driveways, for each 100 feet of floor area, exclusive of basements used for storage (e.g., if the adult entertainment business is a massage parlor, the minimum parking area shall be 300 square feet for each 100 feet of floor area).
(3)
The minimum parking requirements may be reduced in accordance with the criteria and procedures referred to § 270-227.
§ 270-146 Permitted accessory buildings and uses.
Only the following accessory buildings or uses are permitted of right in a Light Industrial Zone:
A.
Automobile parking and off-street loading areas subject to the further requirements of this article.
B.
Accessory storage buildings, but not to include outside storage.
C.
(Reserved)[1]
[1]
Editor’s Note: Former Subsection C, which set forth signs as a permitted accessory use, was repealed 8-7-2017 by L.L. No. 12-2017.
D.
The dwelling of an owner, operator, or manager, or of a guard, caretaker, or custodian, provided that no more than one dwelling unit per industry shall be established.
E.
Guardhouse.
F.
Child day-care centers upon receipt of a special permit for same from the Planning Board in accordance with the procedures set forth in this chapter.
G.
Cafeteria or lunchroom.
H.
Recreational facilities including playfields, ballfields, tennis and volleyball courts, swimming pools and fitness centers.
I.
(Reserved)[2]
[2]
Editor's Note: Former Subsection I, regarding fences up to eight feet in height, was repealed 11-9-2009 by L.L. No. 14-2009.
J.
Where the use is as a dwelling, home occupations, subject to the limitations on home occupations set forth in § 270-219.2.
[Added 2-12-2007 by L.L. No. 1-2007]
K.
Amateur radio facilities, subject to the limitations on amateur radio facilities set forth in § 270-219.3.
[Added 8-13-2007 by L.L. No. 7-2007]
L.
Small wind energy facilities, subject to the limitations on small wind energy facilities set forth in § 270-219.4.
[Added 8-11-2008 by L.L. No. 13-2008]
M.
Outdoor farm vendor stands, used for the display and sale of farm or nursery-related products, provided that the following requirements are met:
[Added 2-8-2016 by L.L. No. 1-2016]
(1)
Such displays and stands are:
(a)
Located a minimum of 30 feet from the street line.
(b)
Placed in such a manner as to permit safe access and egress for automobiles, and parking off the highway right-of-way.
(c)
Set up between April 1 and October 31 only.
(d)
Limited to three days per week on the enterprise's site.
(e)
Temporary, with cleanup and removal of all equipment (including the stand) and signage at the end of the day, unless operating for consecutive days, in which case the cleanup and removal shall happen at the end of the sales event, provided that materials left unattended are secured in a manner so as to remain stationary through strong wind and weather.
(2)
All signs must comply with the Town of Ithaca Sign Law.
(3)
No more than five stands are permitted per day on the enterprise's site without prior site plan approval by the Planning Board.
(4)
The majority of the products sold at such stands must be grown by the enterprise on the property upon which the stand is located, or derived primarily from products sold by the enterprise.
N.
Electric vehicle charging station.
[Added 8-12-2024 by L.L. No. 7-2024]
§ 270-147 Minimum area for a light industrial zone.
A minimum tract of 10 acres is required for the development of a Light Industrial Zone.
§ 270-148 Height limitations.
Except as may be specifically otherwise authorized in this chapter, in Light Industrial Zones no building shall exceed 38 feet in height from lowest interior grade nor 36 feet in height from lowest exterior grade, and no structure other than a building shall exceed 36 feet in height.
§ 270-149 Yard regulations.
A.
Except as may be specifically otherwise authorized in this chapter, in Light Industrial Zones yards of at least the following dimensions are required:
(1)
Front yard: Not less than 150 feet in depth.
(2)
Rear yard: Not less than 60 feet in depth.
(3)
Side yards: None required with respect to buildings all on the same lot, but not less than 60 feet from any structure to a side property line.
(4)
Greater yards: Notwithstanding the foregoing, any special yard requirements for specific uses or buildings set forth elsewhere in this chapter shall, if more restrictive, supersede the above yard requirements.
B.
The foregoing requirements may include any required buffer areas and shall not be in addition to any required buffer areas.
§ 270-150 Building area.
The maximum building area shall not exceed 30% of the lot area. Projections described in § 270-224 are not to be included in computing the percentage.
§ 270-151 Minimum usable open space.
Minimum usable open space shall be not less than 30% of the lot area. For this purpose "usable open space" shall mean that portion of the lot area not covered by any structure (as defined in Article III) or driveway, and generally intended to be occupied by suitable vegetation or landscaping.
§ 270-152 Size and area of lot.
Lots in Light Industrial Zones shall meet the following minimum requirements:
A.
Minimum lot area shall be at least two acres; and
B.
Minimum width at the street line shall be 150 feet; and
C.
Minimum width at the maximum required front yard setback line (150 feet from the street line) shall be 200 feet; and
D.
Minimum depth from the street line shall be 300 feet.
§ 270-153 Parking.
Parking requirements shall be as set forth in Article XXVII.
§ 270-154 Additional special requirements.
Additional special requirements include the following:
A.
Off-street loading: Same as in Commercial Zones (§ 270-122A).
B.
Access and sidewalks: Same as in Commercial Zones (§ 270-122B).
C.
Buffer areas and screening: Same as in Commercial Zones (§ 270-122C) except no structure shall be placed closer than 60 feet to any residence zone and 30 feet to any other zone.
D.
Additional screening: Same as in Commercial Zones (§ 270-122D).
E.
Displays: In all Light Industrial Zones no outside displays shall be permitted unless otherwise specifically authorized by this chapter.
§ 270-155 Performance standards.
Any use in a Light Industrial Zone shall be so operated as to be in conformity with the following additional standards:
A.
Noise.
(1)
No use shall operate or cause to be operated any source of sound in such a manner as to create a sound level which exceeds the limits set forth for the land use category stated below when measured at the boundary of the property nearest the receiving land use.
Receiving Land Use Category | Time | Sound Level Limit (dBa) | |
|---|---|---|---|
Residential use | 7:00 a.m. to 7:00 p.m. | 65 | |
7:00 p.m. to 7:00 a.m. | 55 | ||
Natural areas | 7:00 a.m. to 7:00 p.m. | 60 | |
7:00 p.m. to 7:00 a.m. | 50 | ||
All other | 7:00 a.m. to 7:00 p.m. | 68 | |
7:00 p.m. to 7:00 a.m. | 58 |
(2)
For any source of sound which emits a pure tone, a discrete tone or impulsive sound, the maximum sound limits set forth above shall be reduced by five dBa.
B.
Vibration. No activity shall cause or create a discernible steady state or impact vibration at or beyond the boundary of the property.
C.
Atmospheric emissions. There shall be no emission of dust, dirt, smoke, fly ash, or noxious gases or other noxious substances which could cause damage to the health of persons, animals, or plant life.
D.
Odor. There shall be no emission of any offensive odor discernible at the boundary of the property.
E.
Glare and heat. No glare or heat shall be produced that is perceptible beyond the boundaries of the property. Exterior illumination shall be shaded and directed to prevent glare or traffic hazard on surrounding properties and streets.
F.
Radioactivity and electromagnetic interference. No activities shall be permitted which emit dangerous radioactivity. No activities shall be permitted which produce any electromagnetic disturbance adversely affecting the operation of any equipment outside the boundary of the property.
G.
Fire and explosion hazards. All activities involving, and all storage of flammable and explosive materials, shall be provided with adequate safety devices against the hazard of fire and explosion and with adequate fire-fighting and fire suppression equipment and devices standard in the industry and as may be required by any applicable codes, laws, or regulations. All burning of such waste materials in open fires is prohibited.
H.
Vermin. There shall be no storage of material, either indoors or out, in such a manner that it attracts or facilitates the breeding of vermin or endangers public health or the environment in any way.
§ 270-156 Site plan approval.
No building permit shall be issued for a building or structure within a Light Industrial Zone unless the proposed building is in accordance with a site plan approved pursuant to the provisions of Article XXIII.