Ithaca Town City Zoning Code
ARTICLE IX
Medium Density Residential Zones
§ 270-65 Purpose.
The purpose of the Medium Density Residential Zone is to create areas that are almost exclusively residential in nature where there is minimal intrusion of commercial, farming, or other activities that could be detrimental to residential development and occupancy.
§ 270-66 Permitted principal uses.
Only the following buildings or uses are permitted as a matter of right in a Medium Density Residential Zone:
A.
A one-family dwelling to be occupied by no more than:
(1)
One family, or
(2)
One family plus no more than one boarder, roomer, lodger, or other occupant.
B.
A two-family dwelling consisting of a principal dwelling unit and an internal or attached accessory dwelling unit, provided that:
[Amended 12-11-2017 by L.L. No. 20-2017]
(1)
The principal dwelling unit is occupied by no more than one family plus no more than one boarder, roomer, lodger or other occupant;
(2)
The accessory dwelling unit is occupied by no more than one family; and
(3)
The applicable requirements of § 270-219.6 (Accessory dwelling units) are met.
C.
Publicly owned park or playground including accessory buildings and improvements.
D.
Any municipal or public utility purpose necessary to the maintenance of utility services except that substations and similar structures shall be subject to the same setback requirements as apply to residences in the district in which the substations or similar structures are constructed.
E.
Day-care homes, family day-care homes and group family day-care homes.
F.
Community residence.
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]
§ 270-67 Principal uses authorized by special permit only.
The following uses are permitted in a Medium Density Residential Zone, but only upon receipt of a special permit for same from the Planning Board in accordance with the procedures set forth in this chapter:
A.
Church or other places of worship, convent and parish house.
B.
Cemetery and the buildings and structures incident thereto.
C.
Public, parochial and private schools, public library, public museum, day-care center, nursery school, and any institution of higher learning including dormitory accommodations.
D.
Fire station or other public building necessary to the protection of or the servicing of a neighborhood.
E.
Golf course, driving range or miniature golf course.
F.
Bed-and-breakfast facilities providing no more than two bedrooms for transients, unless the size of the lot on which the facility is located is at least 30,000 square feet, in which event up to four bedrooms may be used for transients.
§ 270-68 Permitted accessory buildings and uses.
The following accessory buildings or uses are permitted as of right in a Medium Density Residential Zone:
A.
Off-street garage or parking space for the occupants, users and employees in connection with uses permitted in this article, but subject to provisions of § 270-227.
B.
Where the principal use is as a one- or two-family dwelling, private swimming pool, tennis courts, and other similar recreational facilities for the principal private use of the occupants of the dwelling.
C.
Up to three accessory buildings other than a garage or a building occupied by a detached accessory dwelling unit, all such accessory buildings in the aggregate not to exceed a total footprint of 600 square feet in size unless the lot is three acres or larger, in which event the aggregate area of the accessory buildings may not exceed total footprint of 2,000 square feet.
[Amended 12-11-2017 by L.L. No. 20-2017; 3-13-2023 by L.L. No. 7-2023]
D.
A temporary building for commerce or industry, where such building is necessary or incidental to the development of a residential area. Such buildings may not be continued for more than one year except upon receipt of a special approval from the Board of Appeals.
E.
The keeping of household pets in a dwelling unit or other location adjacent to or accessory to a dwelling unit (e.g., outside doghouse, etc.) provided that no more than three household pets shall be kept outside of dwelling units unless a greater number is authorized by special approval of the Zoning Board of Appeals.
F.
(Reserved)[1]
[1]
Editor’s Note: Former Subsection F, which set forth signs as a accessory permitted use, was repealed 8-7-2017 by L.L. No. 12-2017.
G.
Adult day-care facilities serving no more than four clients at any one time.
H.
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]
I.
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]
J.
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]
K.
The keeping of chickens, provided that:
[Added 8-8-2016 by L.L. No. 8-2016]
(1)
No more than six hens shall be allowed on each lot;
(2)
No roosters shall be allowed;
(3)
Coops shall be located in the rear yard and be located no less than 20 feet from any property line;
(4)
Coops and enclosures must be kept in a neat and sanitary manner and must be cleaned on a regular basis so as to prevent offensive odors;
(5)
Chickens must be kept in a humane condition;
(6)
Chicken feed must be stored in rodentproof containers; and
(7)
Chickens shall be confined at all times to the property on which they are kept.
L.
A detached accessory dwelling unit, provided that:
[Added 12-11-2017 by L.L. No. 20-2017]
(1)
The accessory dwelling unit is occupied by no more than one family; and
(2)
The applicable requirements of § 270-219.6 (Accessory dwelling units) are met.
M.
Short-term rental uses, subject to the limitations on short-term rental uses set forth in § 270-219.7.
[Added 12-29-2021 by L.L. No. 16-2021]
N.
Electric vehicle charging station.
[Added 8-12-2024 by L.L. No. 7-2024]
§ 270-69 Accessory buildings and uses authorized by special approval only.
[Amended 2-12-2007 by L.L. No. 1-2007; 12-11-2017 by L.L. No. 20-2017]
The following accessory buildings or uses are permitted in a Medium Density Residential Zone, 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:
A.
The keeping of domestic animals in accessory buildings, provided that:
(1)
The lot on which such accessory building is located is at least two acres in size unless the Zoning Board of Appeals requires a larger lot in order to prevent adverse effects on the adjacent or surrounding neighbors, in which event the lot size shall be the minimum reasonably established by such Board; and
(2)
No such accessory building shall be nearer than 30 feet to any lot line of any adjoining owner; and
(3)
There shall be no raising of fur-bearing animals, or kennels for more than three dogs over six months old.
§ 270-70 Height limitations.
[Amended 12-11-2017 by L.L. No. 20-2017; 3-13-2023 by L.L. No. 7-2023; 12-8-2025 by L.L. No. 14-2025]
In Medium Density Residential Zones, no building shall be erected, altered, or extended to exceed 38 feet in height from the lowest interior grade or 36 feet in height from the lowest exterior grade, whichever is lower. No structure other than a building shall be erected, altered, or extended to exceed 30 feet in height. A building occupied by a detached accessory dwelling unit shall not exceed one story and 20 feet in height, except buildings constructed prior to the effective date of Local Law No. 20 of the Year 2017 may exceed these two parameters as long as the building height is not subsequently increased beyond that existing on the effective date of said local law. Other accessory buildings shall not exceed 20 feet in height. Height limits for certain accessory buildings in side yards are governed by § 270-71E(2)(b).
§ 270-71 Yard regulations.
[Amended 8-13-2012 by L.L. No. 11-2012; 8-13-2012 by L.L. No. 11-2012; 12-11-2017 by L.L. No. 20-2017; 4-11-2022 by L.L. No. 6-2022; 3-13-2023 by L.L. No. 7-2023; 12-8-2025 by L.L. No. 14-2025]
In Medium Density Residential Zones yards of at least the following dimensions are required:
A.
Front yard: Not less than the average depth of the front yards of buildings on lots immediately adjacent. However, the front yard depth shall not be less than 25 feet or need it be greater than 50 feet.
B.
Rear yard: Not less than 30 feet in depth.
C.
Side yards: Each not less than 15 feet in width.
D.
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 provisions.
E.
Accessory buildings.
(1)
Buildings occupied by a detached accessory dwelling unit. Such buildings must be located in a rear yard, be at least 30 feet from any side lot line, and be at least 15 feet from a rear lot line.
(2)
All other accessory buildings (except garages) may not occupy any open space other than:
(a)
A rear yard, or
(b)
A side yard, provided that their height in the side yard does not exceed 12 feet, and their cumulative footprint in the side yard does not exceed 200 square feet in area.
(3)
Accessory buildings (including garages, and buildings occupied by a detached accessory dwelling unit), in the aggregate, may occupy not more than 40% of the thirty-foot rear yard setback required by Subsection B above.
(4)
Accessory buildings (except for garages and buildings occupied by a detached accessory dwelling unit) shall be not less than three feet from any side or rear lot line. Any accessory building, other than a garage or a building occupied by a detached accessory dwelling unit, on a corner lot shall be not less than five feet from the rear lot line.
F.
Garages: An attached or detached garage may occupy any yard provided that it shall be no less than 25 feet from the front property line, no less than 15 feet from a side line, and no less than 30 feet from a rear line. All detached garages in the aggregate shall not exceed a total footprint of 780 square feet in size. Detached garages shall be included in the calculations of accessory buildings that, in the aggregate, may not occupy more than 40% of any required rear yard. Notwithstanding the foregoing, the following shall apply:
(1)
In one of the side yards, a one-story garage, either attached to the principal building or separate therefrom, may be no less than 10 feet from a side line which is not a street line. In the rear yard, a one-story detached garage may be no less than five feet from any side or rear lot line.
(2)
A one-story detached garage that serves dwellings on two separate lots may be built across a common lot line with a party wall by mutual agreement between adjoining property owners, provided that there is at least one garage bay on each lot, and further provided that the garage meets the front property line setback requirement above.
(3)
Where the average natural slope of a lot exceeds 8% rise or fall directly from the street line, a one-story detached garage capable of housing not in excess of two cars may be located in the front or side yard not less than five feet from said street line upon receiving a special approval from the Board of Appeals.
G.
(Reserved)
H.
Swimming pools: Private swimming pools allowed for one- or two-family dwellings per § 270-68B may not be located in a front yard, and must be at least 15 feet from any side lot line or rear lot line, as measured from the edge of the pool structure.
§ 270-72 Building area.
The maximum building area shall not exceed 20% of the lot area. Projections described in § 270-224 are not to be included in computing the percentage.
§ 270-73 Size and area of lot.
Lots in Medium Density Residential Zones shall meet the following minimum requirements:
A.
Minimum lot area shall be at least 15,000 square feet; and
B.
Minimum width at the street line shall be 60 feet; and
C.
Minimum width at the maximum required front yard setback line (50 feet from the street line) shall be 100 feet; and
D.
Minimum depth from the highway right-of-way shall be 150 feet.
§ 270-74 Special properties.
[Amended 5-13-2019 by L.L. No. 3-2019]
In the case of publicly owned properties and properties of universities, colleges, cemeteries, or other private institutions located in Medium-Density Residential Zones, which comprise at least six acres in area and are traversed by interior roads or driveways, the front, side, and rear yard requirements set forth above shall apply only along the exterior public street frontages and along boundaries with adjacent properties where lot ownership is not identical. Notwithstanding the provisions in § 270-226, publicly owned properties and properties of universities, colleges, cemeteries, or other private institutions located in Medium-Density Residential Zones may have more than one principal building on a lot.
§ 270-75 Parking.
Parking requirements shall be as set forth in Article XXVII.