HomeMy WebLinkAboutLL 3 of 2023 Amend Chapter 270 adding Inlet Valley Overlay District
TOWN OF ITHACA
LOCAL LAW NO. 3 OF THE YEAR 2023
A Local Law Amending Chapter 270 (Zoning) of the Town of Ithaca Code, and the Official Zoning Map,
to Add Inlet Valley Overlay District Provisions and to Include Certain Lands Along or Near
Elmira Road, Seven Mile Drive, and Ithaca Beer Drive in the Inlet Valley Overlay District
Be it enacted by the Town Board of the Town of Ithaca as follows:
Section 1. Ithaca Town Code Chapter 270 (Zoning) is amended by adding Article XXA (Inlet Valley Overlay
District) reading as follows:
“Article XXA Inlet Valley Overlay District
270-171.1 Purpose
The Inlet Valley area has an important role in the regional tourism economy. The overlay district is designed to
achieve the town’s vision for economic development in the Inlet Valley through
encouraging the ongoing establishment and growth of outdoor recreation, tourism and agriculture-culinary
related uses,
recognizing the importance of existing commercial and light industrial uses, and
providing a broader mix of residential and other appropriate land uses.
The overlay district aims to preserve and build upon the most appealing aspects of the Inlet Valley’s rural and
agricultural character, and enhance the area’s appeal as a recreational destination among residents and visitors.
The outcome of development under these provisions will add to the area’s tourism and transportation assets,
enhance the synergistic relationship between the area’s businesses and attractions, and reinforce its sense of
place.
270-171.2 Overlay zones
The Inlet Valley overlay district includes two overlay zones.
IV-C: Inlet Valley Center. This overlay zone intends to foster a compact mix of destinations. It is centered
generally around the existing light industrial, neighborhood commercial and planned development zones.
IV-T Inlet Valley Transition. This overlay zone provides a transition from the IV-C overlay zone to
surrounding lower density residential and agricultural zones.
270-171.3 Overview
A. How the overlay district works
The Inlet Valley overlay district is superimposed on underlying (base) zones. The overlay district identifies
requirements that apply in addition to (or instead of) those in the base zone. This includes requirements for:
Adopted 2023-02-13 Pg. 1
Lot area (270-171.4)
Area, mass, bulk, and siting of structures (270-171.4, 270-171.6)
Permitted uses (270.171.5)
Physical design (270.171.6), including
o Architectural design.
o General site planning.
o Pedestrian and vehicle circulation
o Parking and service area location and design.
o Landscaping, screening, site lighting, and pedestrian amenities.
o Signs.
Regulations for the overlay zone apply if overlay and base zone regulations conflict.
B. Review process
Uses and development projects in the Inlet Valley overlay district must follow the review and approval procedures
in Article XXIII Site Plan Review and Approval Procedures when § 270-184 requires such procedures.
270-171.4 Area, bulk, and lot coverage
Area and bulk requirements for ① non-agricultural / residential sites and uses, and ② sites and uses with both
residential and non-agricultural / residential uses, are in the following table.
Area and bulk requirements in the base zone apply to agricultural and residential sites and uses. .
Area and bulk requirements: non-agricultural / non-residential
Lot
Front / street Building Lot building
Interior side landscape /
Overlay zone Lot size fronting side Rear setback height coverage
setback open area
setback * (max)** (max)
coverage ***
IV-C ≥ 30,000’² ≥ 30’ ≥ 20’ ≥ 40’ ≤ 40’ ≤ 30% ≥ 30%
IV-T ≥ 30,000’² ≥ 40’ ≥ 40’ ≥ 50’ ≤ 38’ ≤ 20% ≥ 50%
* Exceptions for yard encroachments in § 270-224 apply.
** Building height is the vertical distance from the average ground level of the building to the highest roofline
point. Building height does not include chimneys, steeples, cupolas, parapet or equipment screening structures,
solar panels, stair enclosures, rooftop patios, antennas, or other similar features that project above the roofline.
Maximum height requirements do not apply to buildings and other structures used for agriculture.
*** Remaining lot area outside the footprint of all buildings and structures; parking areas and driveways / drive
aisles; outdoor storage; service and utility areas; decks, patios and pads; and similar areas.
270-171.5 Permitted uses
A. Permitted uses in general
Permitted uses and structures in the Inlet Valley overlay zones are in the following tables. These tables supersede
lists of permitted principal and accessory uses in the base zones. Where the base zone is the Conservation Zone,
permitted uses and structures are those permitted in the Conservation Zone.
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A ✓ symbol in a column means the overlay zone allows the base zone use.
A • symbol means the overlay zone does not allow the base zone use.
A ⓢ symbol identifies uses that need special permit approval by the Planning Board. (See Chapter 270 Article
XXIV: Special Permits and Special Approvals.) Special permit approval criteria in Chapter 270 apply. The Planning
Board may impose reasonable conditions on a use, as part of its findings during special permit review.
If a use is not in any of these tables, the overlay zone does not allow the use, even if the base zone normally
allows it.
If a use in the following tables does not have a definition, the definition for that use elsewhere in Chapter 270 (if
any) applies.
Uses are mutually exclusive. A use with a broader scope does not include a more specific use type that the table
also lists or describes, unless provisions in this section note otherwise.
These provisions consider each principal use as if it stands alone, even if that use is functionally integrated with
other defined uses. (Example: if a place of worship has an elementary school, overlay provisions consider the
place of worship and school as separate uses.)
B. Agricultural principal uses
Agricultural and agritourism-related uses that a base zone allows are also allowed in the same zone in the Inlet
Valley overlay district, under the same conditions and limitations, unless provisions in this section note otherwise
C. Residential principal uses
Residential uses that a base zone allows are also allowed in the same zone in the Inlet Valley overlay district, under
the same conditions and limitations, unless provisions in this section note otherwise
D. Lodging principal uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
1) Bed-and-breakfast ✓ⓢ ✓ ✓ ✓ ✓ⓢ
(See definition in § 270-5).
Conditions:
• Requirements for the use in the base zone apply.
✱✱
2) Hotel / motel / inn ✓ⓢ ✓ ✓ ✓ⓢ ✓ⓢ
Facility with ≥ 4 guest rooms for overnight stays by paying guests.
Conditions:
• Requirements for the use in the base zone apply.
• Guest rooms in the IV-C overlay: ≤ 60.
• ✱ Guest rooms in the IV-T overlay: ≤ 10.
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E. Commercial principal uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
1) Adult entertainment business • • ✓ⓢ • •
(See definition in Town Code Chapter 100: Adult Uses.)
Conditions:
• Must meet all applicable requirements of §270-145, including location criteria.
✱✱
2) Companion animal services ✓ⓢ ✓ ✓ • •
Any of these uses.
• Veterinarian or animal physical therapy.
• Dog / cat / small animal grooming.
• Dog / cat / small animal day care.
• Dog obedience, behavioral, conformation, or agility/sports training.
Conditions:
• Gross floor area in the LDR zone: ≤ 5,000’², with special permit approval.
• ✱ Gross floor area in the NC and LI zones: ≤ 5,000’²; or ≤ 7,500’² with special
permit approval.
3) Day care center ✓ⓢ ✓ ✓ ✓ⓢ ✓ⓢ
Any of these services to unrelated children or adults in a protective setting.
• Child day care (18 NYCRR Subpart 418-1), small day care (18 NYCRR Subpart 418-
2), school-aged child care (18 NYCRR Part 414).
• Adult day health care (10 NYCRR Part 425), social adult day care (9 NYCRR
§ 6654.20).
4) Personal services: health / fitness ✓ⓢ ✓ ✓ • ✓ⓢ
Facility and equipment for exercise and physical fitness. (Examples: health / fitness
club, gymnasium, cycling / circuit training studio, personal trainer, yoga studio, day
spa, martial arts studio.)
Conditions:
• Gross floor area: ≤ 5,000’² in the IV-C overlay, and ≤ 2,500’² in the IV-T overlay.
5) Professional office ✓ⓢ ✓ ✓ • •
Professional, administrative, clerical, outpatient medical or allied health care, design,
or technical service. Includes government offices.
Conditions:
• Gross floor area: ≤ 2,500’².
6) Restaurant / cafe / bar ✓ⓢ ✓ ✓ • •
Preparing or serving meals or drinks to customers onsite or delivery offsite.
Conditions:
• Gross floor area: ≤ 5,000’².
• Must not have a drive-through window.
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E. Commercial principal uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
✱✱
7) Retail and service: general ✓ⓢ ✓ ✓ • •
Sale or rental of a physical product to the public, or providing a service to customers
onsite. It does NOT include display, sale, lease, rental, servicing, repair, cleaning,
fueling, or modification of:
• ? Motor vehicles, trailers, motorcycles, powersports equipment, recreational
vehicles, utility vehicles, or similar items; or related parts or accessories.
• ? Home spas, hot tubs, saunas, or swimming pools.
• ? Bulk or loose lumber, bricks, cladding, mulch, soil, gravel, and similar raw or
finished materials.
• ? Movable or pre-fabricated buildings, sheds, gazebos, decks, or other structures.
• ? Equipment or machinery designed to be towed by a vehicle.
• ? Light and heavy construction, earthmoving, or demolition equipment.
• ? Air compressors, generators, mobile pumps, or similar items.
• ? Accessories related to the items above.
It also does NOT include
• ? Trade uses (examples: HVAC or plumbing service, machine shop).
• ? Wholesale businesses not catering to the public.
• ? Vending machines, automated teller machines, unattended sales, or storage as
a principal use.
• ? Businesses where ≥ 20% of the use area is outdoors or not in a fully enclosed
building.
This use does not exclude uses allowed as small scale commercial uses (see 8 below).
Conditions:
• Gross floor area in the LDR zone: ≤ 5,000’², with special permit approval.
• ✱Gross floor area in the NC and LI zones: ≤ 5,000’²; or ≤ 7,500’² with special
permit approval.
• Must not have a drive-through window.
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E. Commercial principal uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
8) Small scale commercial • • • ✓ⓢ ✓ⓢ
Specific retail or service use that help shape and reinforce the Comprehensive Plan’s
vision for the Inlet Valley area. These uses are:
▪ Arts and crafts studio.
▪ Industrial arts studio, where people make art or artisanal products by hand; using
handheld or tabletop/benchtop tools, or similar small footprint machine tools or 3D
printers; and display and sell it onsite. (Examples: metal and wood sculptures, glass
blowing, ceramics. Machine shops, and uses related to building or mechanical trades,
are NOT industrial arts studios.)
▪ Outdoor outfitting, sporting goods, ski, and/or bicycle sales or rental.
▪ Restaurant, café, or bakery, with no drive-through..
(Note: the IV-C overlay allows these uses under the restaurant / cafe / bar or retail
and service: general categories.)
Conditions:
▪ A lot may have only one small scale commercial use.
▪ Gross floor area: ≤ 1,500’².
▪ Off-street parking spaces: ≤ 8.
▪ Outdoor service and storage areas related to the use: ≤ 500’². Siting and
screening must comply with 270-171.6 J.
9) Retail plant nursery ✓ⓢ ✓ ✓ ✓ ✓ⓢ
Retail sale of plants, and related home garden equipment supplies and accessories, to
the general public.
✱✱
10) Retreat / event venue ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ
Use of land and designated structures for gatherings or events (examples: wedding,
private party, fundraiser event, training event, conference reception).
Conditions:
• Indoor event space gross floor area: ≤ 6,000’².
• This use needs site plan and special permit review. (Site plan and special permit
review are not needed for each event.)
• ✱ In the IV-T overlay zone, this use is allowed only on a site that is listed or
eligible for listing in a national or state registry of historical building, with frontage
and access on Elmira Road. Any new buildings or structures for the use must be
contextually compatible with and subordinate to existing listed or eligible buildings
on the site.
11) Winery / distillery / brewery / cidery ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ •
Winery, distillery, brewery, or cidery, sales of product made onsite, and related tasting
rooms.
Conditions:
• Gross floor area: ≤ 10,000’².
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F. Industrial and semi-industrial principal uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
✱
1) Industrial use: low impact • • ✓ • •
Manufacture mostly from previously prepared materials, preparation, processing, or
repair of products for distribution or sale; with no detectable offsite impacts.
Conditions:
• Gross floor area: ≤ 5,000’².
• ✱Gross floor area may be 5,000’² to 15,000’² with special permit approval.
G. Civic principal uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
1) Community workshop ✓ⓢ ✓ ✓ • •
Facility for people to learn, experiment, invent, or make things using shared tools and
resources, in a collaborative setting. (Examples: makerspace, hackerspace, community
kitchen.)
Conditions:
• Gross floor area: ≤ 10,000’².
✱✱
2) Cultural facility ✓ ✓ ✓ • •
Facility for display, performance, or enjoyment of heritage, history, arts, or sciences.
(Examples: museum, gallery, library, visitor center, arts performance venue by a
public or private entity.)
Conditions:
• Gross floor area: ≤ 10,000’².
• ✱In the NC and LI zone in the IV-C overlay, gross floor area may be 10,000’² to
20,000’² with special permit approval.
3) Farmer’s market • ✓ⓢ ✓ⓢ • •
Retail marketplace, mostly under an unenclosed structure, where merchants sell their
products directly to consumers. It does not include grocery or convenience stores, or
resellers.
Conditions:
• Needs special permit and site plan review approval by the Planning Board.
4) Gallery: specialty vintage • ✓ⓢ ✓ⓢ • •
Museum open to the general public, displaying a collection of antique or vintage
items, including farm equipment, tractors, cars, boats, bicycles, steam engines,
textiles, glassware, wines, or similar items of interest.
Conditions:
• Gross floor area: ≤ 20,000’²
• May include sales or restoration/repair of showcased items only as an ancillary
use.
• Outdoor display and storage area of collection items: ≤ 200’².
• ? This use doesn’t allow uses that are expressly not allowed as a “Retail and
service: general” use in the commercial principal use category (table E).
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G. Civic principal uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
5) Park, playground, community garden ✓ ✓ ✓ ✓ ✓
Land used for a park, playground, community garden, garden plots, a nature
preserve, or a similar purpose.
6) Place of assembly ✓ⓢ ✓ ✓ • ✓ⓢ
Facility used for public/resident assembly for worship, meeting, government, or
community purposes. (Examples: religious or secular congregation, community
center, common house, amenity center.) This includes typical ancillary uses.
(Examples: meeting room, kitchen, exercise room, laundry room, workshop, day care
center, offices.)
7) Private club / lodge ✓ⓢ ✓ ✓ • ✓ⓢ
Facility of a private club or organization, mostly open only to club members and their
guests. (Examples: service or lodge-based organization, social club, veterans’ club,
labor union.)
8) Public safety ✓ⓢ ✓ⓢ ✓ⓢ • ✓ⓢ
Police or fire station, ambulance service, or other public safety service,
9) School: primary / secondary ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ
NYS recognized school for primary or secondary (K-12) education.
H. Utility and communication uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
1) Solar energy system (as a principal use) • • • • •
(See § 270-219.1)
2) Utility: municipal or public ✓ ✓ ✓ ✓ ✓
Facility for collecting, processing, or distributing a public utility commodity.
(Examples: electrical substation, water tank and pumps, lift station, telephone switch.)
Conditions:
▪ Landscaping requirements in §270-171.6 E also apply to utility facilities.
▪ A utility facility that is not in an enclosed building (example: open air electrical
substation) must meet these requirements.
◦ Siting must be as unnoticeable from the public realm and residential uses as
possible.
◦ Screening:
- Height: tall enough to conceal the equipment, up to 12’.
- Materials: brick or stone (real or simulated/precast); split face block.
- Opacity: wall 100% opaque, gates ≥ 75% opaque.
3) Wind energy facility, small (as a principal use) • • • • •
(See § 270-219.1)
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H. Utility and communication uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
4) Wireless facility ✓ ✓ ✓ ✓ ✓
Equipment, structures, and site or designated area used to transmit or relay
commercial or broadcast wireless services. (Examples: personal wireless service, fixed
wireless Internet, broadcast or television transmitter and antenna.)
Conditions:
• Zoning Code review process and requirements for personal wireless service
facilities in § 270-219 apply.
J. Accessory uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
1) Antenna: radio hobbyist ✓ ✓ ✓ ✓ ✓
Outdoor antenna, and tower or supporting structure (if any), for amateur radio or
other radio hobby use.
Conditions:
• Requirements for amateur radio facilities in the base zone (§ 270-219.3) apply.
2) Day care: home ✓ • • ✓ ✓
Group family day care (18 NYCRR Part 416) or family day care (18 NYCRR Part 417)
in a protective setting, in a dwelling unit.
Conditions:
• Ownership: The operator must live in the dwelling unit as their primary home.
3) Donation collection box • • • • •
Outdoor container for collecting donations of clothes and nonperishable items.
4) Home occupation ✓ • • ✓ ✓
Business activity subordinate to a residential use in a dwelling unit.
Conditions:
• Requirements for a home occupation in the base zone (§ 270-219.2) apply.
5) Outdoor entertainment • ✓ ✓ • •
Performing arts event or activity that takes place in the open, outside of the enclosed
structure that has the principal use.
Conditions:
• Outdoor entertainment must be subordinate and incidental to the principal use.
• Time: Outdoor entertainment may take place only between 12:00 PM and 9:00
PM on Sunday through Thursday, and 12:00 PM to 11:00 PM on Friday and
Saturday.
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J. Accessory uses IV-C overlay IV-T
✓ = permitted use • = use not allowed ⓢ = needs special permit approval overlay
LDR NC LI AG LDR
6) Roadside stand ✓ ✓ ✓ ✓ ✓
Sale of produce or value added farm or food products (NY AGM § 282.2), largely
outdoors, in a farm setting.
Conditions:
• A roadside stand may be an accessory use only to a working farm.
• The majority of the products sold at a roadside stand must be from (or derived
from products from) the farm at the stand location.
• Roadside stand setback from public right of way: ≥ 30’.
Parking at a roadside stand must allow safe vehicle access. A roadside stand must
meet parking and vehicle circulation requirements of this section (§ 270-171.6 F).
• Total footprint of structures for a farm stand: ≤ 500’² in the LDR, NC, and LI
zones, ≤ 3000² in AG zone.
7) Solar energy system ✓ ✓ ✓ ✓ ✓
(See § 270-219.1)
Conditions:
• Requirements for solar energy systems as an accessory use in the base zone
(§ 270-219.1) apply.
8) Wind energy facility, small ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ ✓ⓢ
(See § 270-219.4)
Conditions:
• Requirements for small wind energy facilites as an accessory use in the base zone
(§ 270-219.4) apply.
270-171.6 Design standards and guidelines
A. Intent
Design standards and guidelines promote these aims.
A distinct identity and sense of place for the Inlet Valley corridor.
Ecological and aesthetic qualities of the area.
Development in the context of a verdant, semi-rural setting by two state parks.
Creative yet context-sensitive architectural design and site planning
Building for the long term, with design that imparts human scale, visual harmony, and permanence.
Use of building materials that are durable, natural, traditional, and sustainable.
A comfortable relationship between people, and the surrounding built and natural environment.
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B. Applicability
Development and improvements on a lot with, or developed for, a lodging, commercial, industrial and semi-
industrial, or civic use (after the effective date of the Inlet Valley overlay), must meet the requirements of this
section.
C. Guidelines vs requirements
Some design provisions are recommendations, while others are requirements. The term “should” expresses a
recommended guideline. “Must” expresses a requirement or duty. “May” expresses permission. “May” with a
number expresses permission to a limit.
D. Building design
(1) Style neutrality
These architectural design standards are style neutral. They establish a design language of appropriate forms and
materials for the Inlet Valley overlay district.
(2) Elevation and wall form
All building elevations must have a distinct base, middle, and top.
Scale, proportions, massing, articulation, and design features of street and public facing elevations should
enhance the pedestrian and vehicular experience, and emphasize human scale.
(3) Wall articulation
An elevation ≥100’ long must have wall plane projections or recesses with a depth of ≥5% of the façade length,
extending ≥20% of the façade length. (Example: 100’ long elevation, ≥ 20’ of its length must be set ≥ 5’ back or
forward from the main façade plane.)
An elevation must not have a blank, uninterrupted length of >25’ without having ≥2 of these features on each
story:
≥ 0.5’ change in plane.
change in texture or masonry pattern.
15’² window area.
door opening.
other equivalent element(s) that visually divides the wall into human scale proportions.
Side or rear walls may have false windows and door openings defined by frames, sills and lintels, or similarly
proportioned modulations, only when actual doors and windows are not possible because of the building use.
(4) Consistent design on visible elevations
Elevations on a building that are visible from or facing a street must have a similar style and quality of materials,
windows, doors, trim, decorative moldings, and wall articulation.
(5) Building construction
A principal or accessory building fronting on Elmira Road (NY 13), Five Mile Drive (NY 13A), Seven Mile Drive, or
Calkins Road, must not be a prefabricated or pre-engineered metal structure.
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(6) Roof form
Buildings visible from the street should have a sloping roof.
Sloping primary rooflines (not including dormers, entry canopies, or similar accessory elements) must have a roof
pitch between 5:12 and 12:12.
Sloping roofs must have eaves that overhang walls by ≥1.5’ (perpendicular distance).
Roof forms must correspond to building elements and functions such as entrances, arcades, and porches. Roof
forms should relate to other buildings on the same lot. A building may have fake dormers, gables, or other roof
projections only to hide mechanical or telecommunications equipment.
Continuous plane of any roof line must be ≤ 100’ long.
Roofline orientation should accommodate solar panels with southern exposure that are parallel to the roofline
slope.
(7) Roof materials
These materials are allowed for a sloping roof.
Architectural shingles: multi-tone.
Wood shakes or shingles.
Slate shingles: natural or synthetic.
Standing seam metal or copper roofing.
Copper or colored anodized metal roof flashing.
Solar shingles.
(8) Cladding materials
Primary cladding materials: One or more of these materials must cover 60% to 100% of cladding area on any
outside wall. An asterisk ? identifies materials that are most appropriate for the Inlet Valley corridor.
Brick: individual bricks, veneer, or masonry panels; integral color; nominal size ² (utility size or ≥ 3 units/ft
smaller).
? Stone: individual stone, veneer, or masonry panels; natural or manufactured.
? Clapboard / lap siding: stained / painted wood, fiber cement, composite.
? Shingle / shake siding: stained / painted wood, fiber cement, composite.
? Board and batten siding: stained / painted wood, fiber cement, composite.
Secondary cladding materials: 0% to 40% of the cladding area on any outside wall may use one or a combination
of these materials.
Metal architectural wall panels.
Corrugated or standing seam metal: made for architectural use.
Precast masonry, ceramic, or cement based trim and cornice features.
Precast concrete panels.
Concrete masonry units (CMU): integral dye or pigment color (not “natural gray” or “cinder block” with no
integral color); decorative, textured, or split face.
Stucco.
Logs (wood) or log siding (wood, fiber cement).
Shingle / shake siding: vinyl.
Board and batten siding: vinyl.
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(9) Cladding material and building color in general
Cladding must have a matte or non-reflective finish.
Building colors should be from a palette of natural earth tones, desaturated colors, white, or shades of gray, that
complement natural surroundings. Any colors with higher saturation or chroma should only be used on building
trim and accents. Buildings must not have fluorescent colors.
If a building elevation has multiple façade materials or colors, one or two materials should set a dominant
architectural theme, with others used more sparingly as accents. A building should not have a color scheme with
random distribution, a chaotic arrangement of contrasting materials or colors (based on established concepts of
color theory and visual harmony), or patterns of contrasting stripes or geometric shapes.
(10) Change of cladding or color on an outside wall
Cladding material or color on an outside wall may only change:
at an inside corner,
at a return ≥ 2’ from an outside corner,
at a horizontal plane; or
where a projecting feature or pilaster vertically divides a façade, and separates the different cladding areas.
A sill, cap, or ≥ 5” high trim border must define material changes on a horizontal plane.
(11) Trim
Outside walls with siding must have the following trim.
Doors and windows: surround ≥ 3.5” wide
Outside corners: ① corner board ≥ 3.5” wide, or ② mitered edges that align materials on each wall.
Roof overhangs and eaves: frieze ≥ 3.5” wide.
(12) Window and door area
Elevations of a principal building (not including garage doors or bays) must have the following window and door
opening area (glazing):
Front, street fronting side, and public area-facing elevations: 15% - 40% on each story
Interior side elevations: 10% - 40% on each story. Where internal arrangement or use of a non-residential
building makes it impossible to provide windows or doors along part of a wall, a fake window may substitute
for ≤ 50% of required transparent areas.
(13) Window and door design
Windows on a building must be relatively consistent in height and design, and consistent in design with doors on
street facing facades, t o create a cohesive and harmonious fenestration pattern.
Windows and doors should have a vertical orientation. Large display windows with a horizontal orientation
should be divided into smaller vertical units or elements.
Window and door openings on a masonry clad wall should have a decorative or functional lintel above the
opening, that looks like it carries the weight above.
A building must not have a storefront curtain wall system. A window curtain wall unit may only be on an interior
side or rear elevation.
Windows and doors must be recessed into a wall. Buildings must not have flush or surface mounted windows.
This does not apply to storm windows or doors.
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(14) Building entrance orientation and design
A principal commercial or industrial building, and ≥ 25% of the tenant spaces in a multi-tenant commercial or
industrial building, must have a public entrance with ≥ 1 of these features.
Vertically defined bay with different cladding or fenestration than other bays.
Integral turret, peaked roof form, tower, or (at a corner entrance) a chamfered edge.
Architecturally integral vestibule with ≥ 64’² GFA, projecting ≥ 3’ from the building wall
Architecturally integral roof, portico, or porte-cochere that covers ≥ 64’², with support columns ≥ 10” wide
Architecturally integrated porch or landing with ≥ 64’² of floor area.
The main public entry of a principal building with street frontage must face that street. A building with one
occupant or tenant sited at an intersection of two streets must face the busiest street.
(15) Formula architecture
A building or structure must not have standardized nonfunctional elements that:
inherently associates the overall building design with a specific brand, business, chain, or corporation; or
function as an integral sign, regardless of whether it has or doesn’t have words or logos.
(16) Rooftop and building mounted equipment
Rooftop utility, HVAC, and mechanical equipment, ducts, or related elements must have screening of the same
height or higher, to hide them from view. Screening must be ① opaque, and ② integral with the building form.
(Examples: roof well, parapet wall, fake dormer, purpose-built screen or enclosure matching building colors and
materials.) A plumbing or exhaust vent, pipe, or flue that penetrates a roof must match the roof color.
Wall mounted utility, HVAC, and mechanical equipment, ducts, or related elements may only be on an interior side
or rear elevation, with siting or screening that hides those features from the street and neighboring lots as much
as possible.
E. Landscaping
(1) Groundcover
Unsurfaced areas (surfaces with no buildings, structures, or pavement) on a developed lot must have maintained
groundcover, with one or more of these features.
Turf or ornamental grass.
Perennial groundcover plants.
Planting beds for trees, shrubs, and flowers, with a base of mulch, granular stone, or similar nonliving material.
Pond or water feature.
These areas do not need maintained groundcover.
Farm field or pasture.
Stream setback area.
Natural feature that normally lacks vegetation, or where maintenance is impractical. (Example: steep slope
area, rock outcrop.)
(2) Tree preservation
Mature native and adapted trees should be kept and incorporated into the site where possible.
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(3) Foundation planting
A new building or addition to an existing building must have foundation planting beds parallel to the full length
of the front, street fronting side, and interior side elevations (not including building entrances and doors, and
perpendicular walkways and garage door entries).
Foundation planting area width must be:
≥ 5’ next to building walls with a ≤ 20’ eave height.
≥ 10’ next to building walls with a > 20’ eave height.
A foundation planting area must include ² of planting ≥ 1 shrub with a potential ≥ 3’ mature height for every 25’
area. (A tree with a potential ≥ 8’ mature height may substitute for a required shrub.) Shrubs may have regular
spacing, or be clustered in more naturalistic groups.
As an alternative to foundation planting, the area next to a building may be in the form of a functional pedestrian
plaza, with landscape planters or beds, modular pavers, art, fountains or water features, benches and tables,
pergolas or arbors, life-sized games, small performance spaces, or other amenities, that meet the intent of these
standards according to the Planning Board.
(4) Parking lot landscaping
Requirements for parking lot internal and perimeter landscaping are in the next subsection (F: parking and vehicle
circulation).
F. Parking and vehicle circulation
(1) Size and visibility in general
Parking lots and driveways may only be as large as needed to meet ① reasonable everyday demand for number
of parking spaces, considering allowed uses and the building; and ② dimensional requirements for parking
spaces, driveways and drive aisles, and internal landscaping.
(2) Parking lot siting
Any off-street parking areas of buildings fronting on Elmira Road (NY 13), Five Mile Drive (NY 13A), Seven Mile
Drive, or Calkins Road, must be in the rear or side yard.
A parking lot may only be in front of a principal street-fronting building and the street if ① the building is pre-
existing, and ② the Planning Board finds that existing site conditions make siting a parking area to the side or
rear impractical or impossible. If this is this case, any parking in front of the principal building must:
be ≥ 20’ from the public right of way line, and
have only one drive aisle, with a single row of parking.
(3) Parking surface materials
Parking lot and driveway surfaces should be context sensitive. The Planning Board may stipulate materiality.
Any aggregate parking surface must be built in a way that prevents ponding, aggregate loss or spillage, or track-
out onto public streets.
A parking lot surface must have a visually distinct edge.
(4) Circulation
Parking lot layout must allow a vehicle to enter from and exit to the street driving forward.
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A parking row with only one way in and out must have a turnaround area or space at the end.
Parking lot layout must allow service vehicles to access loading, service, or trash enclosure areas, with as little
disruption to circulation and parking space access as possible.
(5) Access management
Off-street parking may have one vehicle access point on a street frontage. A lot or building site may have an
additional access point only if the Uniform Code requires it for fire apparatus access.
For a corner lot, vehicle access to off-street parking may only be from the secondary street, not the principal
street.
An access point must be as far from a street intersection and other curb cuts as possible.
A one way access driveway and approach must be 12’ - 14’ wide. A two way access driveway and approach must
be 16’ - 20’ wide. Access driveway corner radius where it meets a roadway must be ≤ 15’.
Continuous curb cuts or driveways, and parking lots that use a fronting street as a drive aisle to access parking
spaces, are prohibited.
If these requirements conflict with New York State DOT access management requirements, the more restrictive
requirement applies.
(6) Lot-to-lot connection
Parking lots for non-residential uses on neighboring lots should have cross-access driveways connecting them, or
provisions for future connection. Property owners must not block cross-access connections or provisions.
(7) Internal landscaping
The following applies to parking lots constructed of solid pavement.
A row of parking spaces must have a landscape island, ≥ 9’ wide and extending the full depth of the row, ① at
each end; and ② at an interval of ≤ 10 spaces or ≤ 90’ in a row.
A landscape island must have ① maintained groundcover (see E 1); and ② ≥ 1 deciduous tree (≥ 2.5” diameter at
breast height (DBH) at planting, ≥ 30’ height at maturity) for each row it is next to. Two deciduous trees with a
DBH of ≥ 2.0” at planting, and a potential mature height of 20’ - 30’, may substitute for 1 taller required tree.
(8) Perimeter landscaping and buffering
① A new or expanded parking lot, or ② an existing parking area that is improved with solid or segmental
paving, open cell or grid paving, or a similar hard pervious or impervious surface, must have a ≥ 10’ wide
landscape buffer between the parking lot surface and the side or rear lot lines.
An opaque fence, wall, berm, or hedgerow, 4’ to 6’ tall (3’ tall in the minimum principal building front setback
area), must screen a parking lot for a hotel/motel, or commercial or industrial building or use, from any
neighboring residential lot or use. Street facing sides of a parking lot that front on a street must have plantings
with an average of ≥ 1 shrub, with a potential ≥ 3’ mature height, for every 5’ of parking lot frontage.
(9) Stormwater
Parking lots, driveways, and drive aisles must be built or graded in a way that prevents surface ponding, or
sediment or aggregate collection.
Parking lot landscape islands and perimeter areas must allow decentralized stormwater runoff capture and
infiltration where possible.
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G. Pedestrian and bicycle facilities
(1) Pedestrian connectivity
In the IV-C overlay zone, a principal building must have a paved ≥ 5’ wide walkway connecting its main entrance
to the public sidewalk along the fronting street, or public right of way line if there is no sidewalk.
A parking lot must have a ≥ 5’ wide walkway connecting it to the main entrance of the principal building.
Parking lot spaces, driveways, and drive aisles are not walkways.
(2) Bicycle parking
A use must have ≥ 1 dedicated bicycle parking space (bike rack space, bike locker, etc.) for every 5 required
vehicle parking spaces.
H. Fences and walls
(1) Permitted fence and wall materials
A permanent fence or wall may only use these materials, in a way that is customary for fence or wall construction.
Brick, stone, or cast brick or stone.
Wood, or a synthetic material that looks like wood.
Hog wire, sheet or corrugated metal with a matte or non-reflective finish, bamboo, or a similar material, in a
board frame structure.
Welded wire with vinyl coating.
Gabion.
Chain link fencing may only be at ① an ancillary use (examples: athletic/ball field, backyard chicken area), or
② a construction or short term event site. Chain link fencing for an ancillary use must have a supporting top rail,
and knuckle selvage ends.
A fence or wall must not have:
sharp or unfinished wires or edges.
barbed, razor, or concertina wire (except for agricultural uses, active construction sites, or where law requires
it).
electrification (except for agricultural uses).
materials or design features that are hazardous to nearby pedestrians or residents.
A deer fence may not be used as a permanent yard or boundary fence or wall.
(2) Finished side out
Fences should have a “good neighbor” design, where both sides look the same.
A fence or wall with finished and unfinished sides must have its finished or “good” side facing outward, towards
bordering lots or thoroughfares. (See Town Code § 270-223 A 9: zoning - fences and walls.)
(3) Height and location
Maximum fence height is:
Front yard, street fronting side yard: ≤ 3’.
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Rear yard, street fronting side yard behind principal building front elevation, street fronting side yard behind
principal building rear elevation: ≤ 6’.
Outside of a clear sight triangle (an area within 30’ of the intersection of front and street fronting side property
lines at a street intersection, or 20’ of where a driveway meets the street), these fence or wall elements may be
taller than the maximum fence or wall height.
Post, pole, or another supporting member.
Pillar or column.
Arbor at an opening or gate.
Fences for athletic or ball fields.
J. Service and equipment areas
(1) Siting
A loading, service, dumpster / waste collection, or outdoor storage area may only be in a rear yard.
Dumpsters or outdoor storage may only be in a dumpster/waste collection or outdoor storage area.
A dumpster/waste collection or outdoor storage area may only be ① integral to a principal or accessory building,
or ② in a separate accessory structure.
Ground mounted mechanical or utility equipment ancillary to a principal structure may only be in a ① rear yard,
or ② interior side yard, behind the front elevation.
(2) Screening
A ① loading, service, dumpster / waste collection, or outdoor storage area; or ② ground mounted mechanical or
utility equipment area, must have siting and screening that hides it from the street and any neighboring
residential uses as much as possible.
Service, dumpster / waste collection, and outdoor storage area screening height must be 6’ - 8’. Screening
materials should match or complement cladding on the principal building, but must be:
brick or stone (real or simulated/precast);
split face block;
vinyl (co-extruded, ≥ 0.150” thick); or
wood or composite material in a full steel frame.
Gate materials must be:
metal;
vinyl (co-extruded, ≥ 0.150” thick); or
wood or composite material in a full steel frame.
Screening and gates ≥ 0.5’ above the ground must be 100% opaque.
K. Utilities
(1) Underground utilities
All new utility lines must be underground.
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L. Outdoor lighting
(1) Performance standards
Outdoor lighting must meet outdoor lighting performance standards in the Town outdoor lighting law (Town
Code Chapter 173), along with the following requirements.
These requirements do not apply to temporary use of decorative lights for holidays or special events.
(2) Freestanding light height
Freestanding lighting height (ground to luminaire) must be:
Sports fields or courts; outdoor stages: ≤ 25’.
Parking lot: ≤ 18’.
All other areas: ≤ 15’.
(3) Freestanding light siting
A light pole must not block a walkway, sidewalk, or curb ramp.
(4) Façade lighting
Building mounted lighting may only direct light downward.
(5) Under canopy lighting
Light fixtures on the underside of canopies, porches, or similar exterior roof areas must be fully recessed or flush
with the underside surface.
(6) Security lighting
Security lighting must be motion activated, to limit nighttime light pollution and glare.
(7) Lighting style
Light poles and fixture style should be consistent with style and period of architecture on the site.
Sconces or gooseneck lighting fixtures may be used to illuminate areas near building walls, directing light
downward against the building wall and areas next to the wall.
Wall packs may only be used as security lighting on the rear wall of a building. Wall packs must not provide
general building or site lighting.
Light poles must have a distinctive base, middle and top. Cobra head lights and bare metal light poles are not
allowed.
Exposed concrete from concrete form (sonotube) bases may only be ≤ 1’ above grade.
(8) Color temperature
Outdoor lighting color temperature must be ≤ 3000K (warm white).
This does not apply to:
Decorative lighting using ≤ 25 lumen lights.
Non-fixed or temporary lights.
Sports fields or courts.
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M. Signs
(1) General requirements
Zoning Code regulations for signs in the base zone apply in the Inlet Valley overlay district. (See Chapter 270
Article XXIX: Signs.) In an overlay zone, special requirements for attached and freestanding signs in this
subsection also apply.
(2) Freestanding sign special requirements
Height: Where Zoning Code regulations for signs allow a freestanding sign height of ≥ 5’, the maximum
freestanding sign height in an overlay zone is 6’ for a sign for a single tenant, and 8’ for a multi-tenant sign.
(See Chapter 270 Article XXIX Signs.)
Setback: Freestanding sign setback must be ≥ 5’ from the public right-of-way edge,
Any freestanding sign must be outside of a clear sight triangle area formed by:
lines following intersecting public right of way lines for 30’ from their intersection; or
lines following a public right of way line, and a driveway edge or alley right-of-way line, for 15’ from their
intersection.
Face area
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Maximum single tenant freestanding sign face area is 32’ in areas where Zoning Code sign regulations would
normally allow a face area that is ≥ 32 ft²,
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Maximum multitenant freestanding sign face area is 50’ in areas where Zoning Code sign regulations would
normally allow a face area that is ≥ 50 ft²,
Sign structure
A freestanding sign base should use natural materials, or materials that complement the main principal building
on the site.
Sign base and frame colors must be from a palette of muted colors in this Munsell color system range.
Hue: red, yellow-red, yellow, green-yellow, green, blue-green, blue, purple-blue
Value: 3/ to 10/
Chroma: /0 to /6
(3) Building mounted sign special requirements
Building mounted signs include wall signs, canopy signs, awning signs, projecting signs, and window signs.
Sign area: Maximum building mounted sign area is \[50%\] of the default maximum sign area for the base zone.
Coordinated design for multi-tenant buildings: A multi-tenant building must have a coordinated sign plan, with
standards that ensure a consistent theme and visual harmony for all attached signs. Planning staff will determine
if a sign plan meets this requirement.
(4) Sign legibility
Sign faces should be simple, uncluttered, and easily readable.
(5) Sign design: lighting
Sign lighting may only use ① internally illuminated or backlit l etters or logos; or ② exterior fixtures mounted
above the sign
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Sign lighting fixtures must be fully shielded, with the bulb not visible from a street or sidewalk.
Sign lighting must meet outdoor lighting performance standards in the Town outdoor lighting law (Town Code
Chapter 173). Sign lighting color temperature must be ≤ 3000K (warm white).
(6) Wayfinding signs and kiosks
A group of property or business owners who want to start a wayfinding program in the Inlet Valley overlay district
may request a wayfinding plan and signage program, in coordination with the Town Board. Wayfinding signs and
structures must follow a Town Board-approved design scheme, template, or pattern book that meets the spirit
and intent of the Inlet Valley overlay district design standards.
(7) Additional prohibited signs
These types of signs are prohibited in the Inlet Valley overlay district, in addition to prohibited signs in Chapter
270 Article XXIX
Light box or sign cabinet signs.
Signs on dome, waterfall, bullnose, and bubble style awnings.
(8) Nonconforming signs
Pre-existing commercial signs that do not comply with this section must be removed, or renovated or replaced to
comply, by December 31, 2030.”
Section 2. Chapter 270 of the Town of Ithaca Code (“Zoning”), Article IV (“Establishment of Zones”), Section 270-6
(“Enumeration of zones”), is amended by adding a new Subsection D reading as follows:
“D. Article XXA (Inlet Valley Overlay District) establishes and defines the following two overlay zones.
IV-C Inlet Valley Center Overlay Zone
IV-T Inlet Valley Transition Overlay Zone”
Section 3. Addition of Lands to Overlay District. Ithaca Town Code Chapter 270 (Zoning) is amended by
adding to the Inlet Valley Center Overlay Zone the areas denominated by purple boundary lines, and by adding to
the Inlet Valley Transition Overlay Zone the areas denominated by blue boundary lines, all as shown on the map
attached as “Exhibit A” to this local law.
Section 4. Amendment of Zoning Map. The official zoning map of the Town of Ithaca, effective April 1, 2004,
last revised on January 24, 2022, and as amended to date, is hereby further amended by inclusion of the lands
described in this local law in the Inlet Valley Center Overlay Zone and the Inlet Valley Transition Overlay Zone, all
as set forth in this local law.
Section 5. In the event that any portion of this law is declared invalid by a court of competent jurisdiction, the
validity of the remaining portions shall not be affected by such declaration of invalidity.
Section 6. This local law shall take effect immediately upon its filing with the New York Secretary of State.
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