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Home My WebLink About1991 Zoning Ordinance AppendixTOWN OF ITHACA ZONING ORDINANCE 0 CERTAIN RELATED LOCAL LAWS As of March 20, 1991 (Accompanied by Appendix of Certain Local Laws as enacted through January 9, 1990) TOWN OF ITHACA ZONING ORDINANCE AND CERTAIN RELATED LOCAL LAWS TABLE OF CONTENTS ARTICLEI.......................................................................... 1 SECTION 1. Definitions ................................................ 1 ARTICLE II ESTABLISHMENT OF DISTRICTS ........................ 9 SECTION 2. Districts ................................................... 9 SECTION 3. District Boundaries ...................................... 10 ARTICLE II -A RESIDENCE DISTRICTS RS............................. 11 SECTION 3A. Location ................................................ 11 SECTION 3B. Use Regulations ....................................... 11 SECTION 3C. Accessory Uses ........................................ 11 SECTION 3D. Area, Yard, Coverage, Height Requirements.... 12 SECTION 3E. Special Requirements ................................. 12 SECTION 3F. Site Plan Approvals ................................... 13 ARTICLE III RESIDENCE DISTRICTS R9................................ 15 SECTION 4. Use Regulations ........................................ 15 SECTION 5. Accessory Uses ......................................... 17 SECTION 6. Accessory Buildings ................................... 18 SECTION 7. Yard Regulations ....................................... 18 SECTION 8. Building Coverage ..................................... 18 SECTION 9. Size and Area of Lot .................................. 18 SECTION 10. Special Properties ...................................... 19 ARTICLE IV RESIDENCE DISTRICTS R15 ............................... 20 SECTION 11. Use Regulations ........................................ 20 SECTION 12. Accessory Uses ........................................ 21 SECTION 13. Accessory Buildings ................................... 22 SECTION 14. Yard Regulations ...................................... 22 SECTION 15. Building Coverage ..................................... 23 SECTION 16. Size of Lot .............................................. 23 SECTION 17. Special Properties ...................................... 23 ARTICLE V RESIDENCE DISTRICTS R30 ............................... 24 SECTION 18. Use Regulations ........................................ 24 SECTION 19. Accessory Uses ........................................ 26 SECTION 20. Accessory Buildings ................................... 27 SECTION 21. Yard Regulations ...................................... 27 SECTION 22. Building Coverage ..................................... 27 SECTION 23. Size of Lot .............................................. 27 SECTION 24. Special Properties ...................................... 28 ARTICLE VI MULTIPLE RESIDENCE DISTRICTS ..................... 29 SECTION 25. Location ................................................. 29 SECTION 26. Use Regulations ........................................ 29 SECTION 27. Accessory Uses ........................................ 29 SECTION 28. Area, Yard, Coverage & Height Requirements..... 30 SECTION 29. Special Requirements ................................. 30 SECTION 30. Site Plan Approvals ................................... 31 ARTICLE VII BUSINESS DISTRICTS ....................................... 32 SECTION 31. Location of Districts .................................. 32 SECTION 32. Business Districts"A"................................ 32 SECTION 33. Business Districts"B................................... 32 SECTION 34. Business Districts "C.................................. 33 SECTION 35. Business Districts "D.................................. 34 SECTION 35A. Business Districts "E................................ 34 SECTION 36. Permitted Accessory Uses ............................ 34 SECTION 37. Area, Yard, and Height Requirements ............. 34 SECTION 38. Special Requirements ................................. 35 SECTION 39. Site Plan Approvals ................................... 36 ARTICLE VIII LIGHT INDUSTRIAL DISTRICTS ........................ 37 SECTION 40. Location ................................................. 37 SECTION 41. Permitted Principal Uses ............................. 37 SECTION 42. Performance Standards ................................ 37 SECTION 43. Accessory Uses ........................................ 38 SECTION 44. Area, Yard,Coverage & Height Requirements.... 38 SECTION 45. Special Requirements ................................. 39 SECTION 45-a. Site Plan Approvals ................................... 39 ARTICLE IX SITE PLAN APPROVAL ..................................... 40 SECTION 46. Procedure ............................................... 40 SECTION 46-a. Site Plan Requirements ............................... 41 ARTICLE X INDUSTRIAL PRODUCTS ................................... 43 SECTION 47. Use Regulations ........................................ 43 SECTION 48. Performance Standards ................................ 43 SECTION 49. Yard Regulations ...................................... 43 SECTION 50. Special Requirements ................................. 43 SECTION 50-a. Site Plan Approvals ................................... 44 ARTICLE XI AGRICULTURAL DISTRICTS .............................. 45 SECTION 51. Use Regulations ........................................ 45 SECTION 51A. Radio Transmission Towers ........................ 45 ARTICLE XII NON -CONFORMING USES ................................ 49 SECTION 52. Continuation of Existing Lawful Uses .............. 49 SECTION 53. Abandonment of Use .................................. 49 SECTION 54. Alterations .............................................. 49 SECTION 55. Changes ................................................. 49 SECTION 56. Restoration .............................................. 49 SECTION 56A. Amortization of Certain Non -Conforming Uses 50 ARTICLE XIII GENERAL PROVISIONS .................................... 52 SECTION 57. Existing Lots ........................................... 52 SECTION 58. Building Floor Area ................................... 52 SECTION 59. Trailers .................................................. 52 SECTION 59A. Dish Antennae ........................................ 52 SECTION 60. Junk or Salvage Yards ................................ 53 SECTION 61. Front Yard Transition ................................. 54 SECTION 62. Side Yard on Corner Lot ............................. 54 SECTION 63. Side and Rear Yard Transition ...................... 54 SECTION 64. Porches and Carports ................................. 54 SECTION 65. Fences and Walls ...................................... 54 SECTION 66. Projections in Yards ................................... 54 SECTION 67. Reduction of Lot Area ................................ 54 SECTION 68. More than One Building on a Lot ................... 55 SECTION 69. Parking Facilities ...................................... 55 SECTION 70. Extraction of Natural Products ...................... 55 SECTION 71. Public Garages & Gasoline Sales Stations......... 57 SECTION 72. Approval of County Health Department........... 57 SECTION 73. Abandoned Cellar Holes and Buildings............ 57 ARTICLE XIV ADMINISTRATION .......................................... 58 SECTION 74. Enforcement ............................................ 58 SECTION 74E. Applications for Approvals, Remedies or Relief 58 SECTION 75. Permit to Build ......................................... 58 SECTION 76. Certificate of Occupancy ............................. 60 SECTION 77. Board of Appeals ...................................... 60 SECTION 78. Planning Board Recommendations .................. 62 SECTION 79. Violations and Penalties .............................. 63 SECTION 80. Amendments ............................................ 63 SECTION 81. Validity .................................................. 63 SECTION 82. When Effective ......................................... 63 SECTION 83. Existing Zoning Ordinance Amended, Re -Adopted and Re -Enacted .............................................. 63 SECTION 84. Fees ...................................................... 64 APPENDIX Local Laws Amendine the Zonine Ordinance ARTICLE XV LOCAL LAW #5 - 1985 RELATING TO FLOOD DAMAGE PROTECTION A-1 SECTION 1.0 Statutory Authorization and Purpose. A-1 SECTION 1.1 Findings .................................. A-1 SECTION 1.2 Statement of Purpose ................... A-1 SECTION 1.3 Objectives ................................ A-2 SECTION 2.0 Definitions ............................... A-2 SECTION 3.0 General Provisions ...................... A-6 SECTION 3.1 Lands to which this Local Law Applies A-6 SECTION 3.2 Basis for Establishing the Areas of Special Flood Hazard.......... A-6 SECTION 3.3 Interpretation, Conflict with other Laws A-6 SECTION 3.4 Severability .............................. A-7 SECTION 3.5 Penalties for Non -Compliance........ A-7 SECTION 3.6 Warning and Disclaimer of Liability. A-7 SECTION 4.0 Administration ........................... A-8 SECTION 4.1 Requirement for Development Permit A-8 4.2-1 Development Permit Application..... A-8 4.2-2 Duties of Owner ........................ A-9 SECTION 4.3 Duties and Responsibilities of the Building Inspector .............. A-10 4.3-1 Permit Application Review ............ A-10 4.3-2 Use of Other Base Flood and Floodway Data ................. A-11 4.3-3 Information to be Obtained and Maintained ...................... A-11 4.3-4 Alteration of Watercourses............ A-11 4.3-5 Interpretation of Firm Boundaries.... A-12 4.3-6 Stop Work Orders ...................... A-12 4.3-7 Inspections ............................... A-12 4.3-8 Certificate of Compliance ............. A-13 SECTION 5.0 Provisions for Flood Hazard Reduction A-13 SECTION 5.1 General Standards ....................... A-13 5.1-1 Anchoring ................................ A-13 5.1-2 Construction Materials and Methods. A-14 5.1-3 Utilities......... a ......................... A-14 5.1-4 Subdivision Proposals .................. A-15 5.1-5 Encroachments .......................... A-15 SECTION 5.2 Specific Standards ...................... A-16 5.2-1 Residential Construction ............... A-16 5.2-2 Nonresidential Construction........... A-16 SECTION 5.3 Floodways................................ A-17 SECTION 6.0 Variance Procedure ..................... A-17 SECTION 6.1 Appeals Board ........................... A-17 SECTION 6.2 Conditions for Variances .............. A-19 Resolution of the Town Board - February 26, 1973 - establishing multiple residence district and a cluster development therein on property of Schickel Environmental Development Company on Honness Lane.......................................................................... A-21 Local Law No. 3 - 1983 - Changing the zoning classification to multiple residence district from a residence district R-15 of a parcel of land located on the north side of East King Road designated on the current tax assessment map of the Town of Ithaca on parcel no. 44-1-4.3......................... A-29 Related resolution on rezoning from Residential 15 to Multiple Residence District the same parcel of land, now referred to as Majestic Heights, made by Bill J. Manos, Applicant, Owner and Developer A-33 Local Law No. 2 - 1984 - Adding to the list of permissible districts which may be designated as Special Land Use District (Limited Mixed Use)-38 A-38 Local Law No. 3 - 1984 - Relating to the Walter J. and Joyce Y. Wiggins La Tourelle development on Ithaca-Danby Road (Route 96b).......... A-39 Local Law No. 4 - 1984 - Relating to Rocco Lucente - Sapsucker Woods Road subdivision to permit conversion of 14 dwelling units ............... A-44 Local Law No. 4 - 1986 - To amend the Zoning Ordinance to provide a Special Land Use District (Limited Mixed Use) at the Biggs Complex owned by Tompkins County ...................................................... A-49 Local Law No. 1 - 1987 - Providing a Special Land Use District (limited mixed use) at the former Cornell University Statler West Complex A-54 Local Law No. 6 - 1987 - Rezoning a portion of land at 136-146 Seven Mile Dr. from R-30 (residential district) to R-5 (mobile home park district) A-58 Local Law No. 10 - 1987 - Rezoning the former Oddfellows Carriage House from residence district R-30 to multiple residence district.......... A-63 Local Law No. 2 - 1988 - Providing a special land use district (limited mixed use) at 904-906 East Shore Drive for the Tompkins County Chamber of Commerce................................................................... A-67 Local Law No. 2 - 1989 - Providing a special land use district (limited mixed use) for the Indian Creek Retirement community on Trumansburg Road owned by CMH associates............................................................ A-71 ZONING ORDINANCE OF THE TOWN OF ITHACA, NEW YORK RE -ADOPTED, AMENDED AND REVISED AS OF MARCH 20, 1991 (Effective February 26, 1968) For the purpose of promoting the health, safety, morals or the general welfare of the community, and to lessen congestion in the streets, to secure safety from fire, panic and other dangers, to provide adequate light and air, to prevent the overcrowding of land, to avoid undue concentration of population, to facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirements, under and pursuant to the Laws of the State of New York, the size of buildings and other structures, the percentage of lot that may be occupied, the size of yards, the density of population, and the location and use of buildings, structures and land for trade, industry, residence or other purposes, are hereby restricted and regulated as hereinafter provided. ARTICLE I SECTION 1. Definitions. For the purpose of this ordinance certain words and terms shall have the following meaning unless the context otherwise requires. 1. Words used in the present tense include the future; the singular number includes the plural, and the plural the singular; the word "building" includes the word "structure"; and the word "occupied" includes the words "designed or intended to be occupied"; the word "used" includes the words "arranged, designed or intended to be used"; and the word "he" includes "it" and "she". 2. A "lot" is a parcel of land which may be occupied by one or more principal buildings and the accessory buildings for uses customarily incident to it, including such open spaces as are used in connection with such buildings. 3. A "lot line" is a property boundary of a lot. 4. The "lot area" shall not include any portion of a public highway right of way that may be included within deed description of the lot. 4-a. The "depth" of a lot shall mean the distance between a point on the street line and the rear of the lot measured perpendicularly from the street line. A lot need meet the minimum depth requirements set forth in this Ordinance at only one point and not uniformly throughout the lot's entire width. 3/20/91 4-b. "Height from lowest interior grade" as it relates to a building means the vertical distance measured from the surface of the lowest level (floor of a crawl space, basement floor, slab, or other floor, even if below exterior grade level) in contact with the ground surface to the highest point of the roof, excluding chimneys, antennae, and other similar protuberances. When the measurement of height from the lowest interior grade is made from the floor of a cellar the maximum permissible height from lowest interior grade shall be increased by four feet. This permitted increase shall not apply when the measurement is from any other floor, including a basement floor, slab or other floor. 4-c. "Height from lowest exterior grade" as it relates to a building means the vertical distance from the lowest point of the exterior finished grade adjacent to the wall of the building to the highest point of the roof, excluding chimneys, antennae and other similar protuberances. 4-d. "Height" as it relates to a structure other than a building means the distance measured from the lowest level or portion of the structure (slab or base) in contact with the ground surface to the highest point at the top of the structure. 4-e. A "basement" is that space of a building that is partly below grade which has more than half of its height, measured from floor to ceiling, above the average finished grade of the ground adjoining the building. 4-f. A "cellar" is that space of a building that is partly or entirely below grade, which has more than half of its height, measured from floor to ceiling, below the average finished grade of the ground adjoining the building. 5. A "family" consists of (a) An individual, or (b) Two or more persons occupying a single dwelling unit, related by blood, marriage, or legal adoption, living and cooking together as a single housekeeping unit, or (c) Two unrelated persons, occupying a single dwelling unit, living and cooking together as a single housekeeping unit. (d) Notwithstanding the provisions of paragraph (c) of this definition, a group of unrelated persons numbering more than two (2) shall be considered a family upon a determination by the Zoning Board of Appeals that the group is a functional equivalent of a family pursuant to the standards enumerated in paragraph (f) herein. Oil 3/20/91 (e) Before making a determination whether a group of more than two unrelated persons constitutes a family for the purpose of occupying a dwelling unit, as provided for in paragraph (d) of this definition, the Zoning Board of Appeals shall hold a public hearing, after public notice, as is normally required for the obtaining of a variance. The fee for such an application shall be the same as is required for an application for a variance. Said application shall be on a form provided by the Zoning Board of Appeals or Zoning Enforcement Officer. (f) In making a determination under paragraph (d) the Board of Appeals shall find: (i) The group is one which in theory, size, appearance and structure resembles a traditional family unit. (ii) The group is one which will live and cook together as a single housekeeping unit. (iii) The group is of a permanent nature and is neither merely a framework for transient or seasonal (including as "seasonal" a period of an academic year or less) living, nor merely an association or relationship which is transient or seasonal in nature. In making this finding, the Zoning Board of Appeals may consider, among other factors, the following: (a) Whether expenses for preparing of food, rent or ownership costs, utilities, and other household expenses are shared and whether the preparation, storage and consumption of food is shared. (b) Whether or not different members of the household have the same address for the purposes of (i) Voter registration. (ii) Drivers license. (iii) Motor vehicle registration. (iv) Summer or other residences. (v) Filing of taxes. 3 3/20/91 (c) Whether or not furniture and appliances are commonly owned by all members of the household. (d) Whether or not any children are enrolled in local schools. (e) Whether or not householders are employed in the local area. (f) Whether or not the group has been living together as a unit for an extended period of time, whether in the current dwelling unit or other dwelling units. (g) Any other factor reasonably related to whether or not the group of persons is the functional equivalent of a traditional family. (iv) In making determinations under this section, the Zoning Board of Appeals shall not be required to consider the matters set forth in Section 77 of this Ordinance. (g) Notwithstanding the provisions elsewhere provided herein, if the following limitations result in a lesser permitted number of occupants than would be permitted under the definition of family set forth above and the regulations of each zone set forth later in this Ordinance, the number of occupants, related or otherwise, shall not exceed the maximum numbers determined on the basis of habitable space of each dwelling unit as follows: (i) A minimum of 150 square feet of habitable space for the first occupant; and (ii) 80 square feet of habitable space for each additional person in each dwelling unit. In no case shall the enclosed floor area be less than required by Section 58 of this Ordinance. Areas utilized for kitchenettes, bath, toilet, storage, utility space, closets, and other service or maintenance space shall be excluded in determining "habitable space". 5-a. A "building" is a structure having a roof supported by columns or by walls and intended for shelter, housing, protection or enclosure of persons, animals or property. 4 3/20/91 6. A "dwelling" is a building designed or used exclusively as the living quarters for one or more families. 7. A "dwelling unit" is a dwelling, or portion of a dwelling, providing complete living facilities for one family. 8. A "one -family dwelling" is a detached building containing a single dwelling unit. 9. A "two-family dwelling" is a detached building containing two dwelling units. 10. A "multiple -family dwelling" is a building or group of buildings on one lot containing three or more dwelling units. 11. Boarding House: Any dwelling in which more than three persons either individually or as families are housed or lodged for hire with or without meals. A rooming house or a furnished rooming house shall be deemed a boarding house. 12. A "tourist house" is a building originally built and used as a dwelling other than a hotel or motel in which accommodations for transients are offered for compensation. 13. A "hotel or motel" is a building containing rooms designed and originally planned to be rented or hired out for living or sleeping accommodations for transient occupancy. 14. A "clubhouse or lodge" is a building or premises used exclusively by members of an organization and their guests which premises or buildings are devoted to recreational or athletic purposes, not primarily conducted for gain. It excludes commercial and merchandising activities for other than its own membership. 15. A "hospital" is an establishment for temporary occupation by the sick or injured for the purpose of medical treatment, but does not include an establishment for permanent occupation by the poor, infirm, incurable or insane. 16. A "nursing or convalescent home" is a building other than a hospital where sick or infirmed persons are lodged, furnished with meals and nursing care for hire, except persons who are mentally ill, mentally deficient, drug addicts or alcoholic patients. 17. A "front yard" is the open space between the street right of way line and the front line of the principal building, exclusive of overhanging eaves and other permissible projections, extended to the side lines of the lot. W1 3/20/91 18. A "rear yard" is the open space between the rear lot line and the rear line of the principal building, exclusive of overhanging eaves and other permissible projections, extended to the side lines of the lot. 19. A "side yard" is the open space between the principal building, exclusive of overhanging eaves and other permissible projections, and a side lot line and extending through from the front yard to the rear yard. 20. An "accessory building" is a building subordinate and clearly incidental to the principal building on the same lot and used for purposes customarily incidental to those of the principal building. 21. "Storage" is the outdoor accumulation or laying -up of manufactured products or raw materials, or the keeping of one or more pieces of movable equipment other than pleasure automobiles. 22. A "non -conforming use" is a use of land existing at the time of enactment of this ordinance and its amendments which does not conform to the zoning regulations of the district in which it is situated. 23. A "farm" is any parcel of land containing at least 3 acres which is used in the raising of agricultural products, such as crops, livestock, poultry, and dairy goods. It includes structures necessary to the production and storage of agricultural products and equipment. 24. A "street line" is the limit of the right of way of a street, road or highway. Where the word street appears this also means highway or road. 25. A "flashing sign" is any illuminated sign on which the artificial light is not maintained stationary and/or constant in intensity and color at all times. 26. A "clinic" is a building or any part of a building which is used for the group practice of medicine by several physicians in which certain facilities other than reception are shared by the occupants and in which patients are diagnosed or treated by physicians specializing in various ailments and practicing as a group. 27. A "parking space" is an area for the temporary parking of an automobile 180 square feet in size exclusive of the parking lot circulation areas. 28. A "structure" is anything that is constructed or erected on the ground or upon another structure or building. "Structure" also includes anything that is constructed or erected underground and projects up to the ground surface or above, or anything that is constructed or erected wholly underground other than utility lines, septic and water 3/20/91 systems, or other similar types of underground construction wholly ancillary to a principal building or structure on the premises. "Structure" also includes constructed parking spaces. The term "structure" includes a building. 29. "Alteration" is as applied to a building or structure, a change or rearrangement in the structural parts or in the exit facilities or an enlargement, whether by extending on a side or by increasing in height; or moving from one location or position to another; the term "alter" in its various modes and tenses and its participial form, refers to the making of an alteration. 35. A "dish antenna" is a large parabolic antenna used to receive television, radio, microwave, or other electronic signals from orbiting satellites. A dish antenna may also be known as a satellite antenna or satellite earth station. A dish antenna shall be considered a structure for purposes of obtaining a Building Permit. 36. A "mobile home" is a transportable dwelling unit suitable for year-round occupancy. A mobile home is designed and built to be towed on its own chassis, comprised of frame and wheels, and connected to either public or private utilities. The unit may contain parts which may be folded, collapsed, or telescoped when being towed and expanded later to provide additional cubic capacity. A mobile home may also be designed as two or more separately towable components designed to be joined into one integral unit capable of again being separated into the components for repeated towing. This definition excludes travel or camping trailers towed by an automobile and neither wider than 8 feet nor longer than 32 feet. Self-propelled motor homes, or modular housing which is not built with an integral chassis and which must be transported on a separate vehicle from factory to housing site are also excluded from this definition. A mobile home shall be considered a one -family dwelling for purposes of determining permitted occupancy. 37. A "mobile home lot" is a parcel of land used for the placement of a single mobile home and the exclusive use of its occupants. This lot may be located only in a mobile home park as defined by this ordinance. 38. A "mobile home park" is a parcel of land owned by an individual, partnership, or corporation which has been planned and improved for the placement of mobile homes. 39. A "mobile home stand" is that part of an individual mobile home lot which has been reserved and improved for the placement of the mobile home, appurtenant structures and additions. 40. A "day care home" is a facility, home, or other establishment, other than a school, at which day care is provided for hire for up to three children under the age of sixteen years. VA 3/20/91 41. A "group day care facility" is a facility, home, or other establishment licensed by the New York State Department of Social Services or certified by the Tompkins County Department of Social Services, other than a school, at which day care is provided for hire for more than three, but no more than eight, children under the age of sixteen years. 42. A "group family day care home" shall have the definition set forth in Section 390 of the Social Services Law of the State of New York, Subdivision 13(a) and shall be licensed by the New York State Department of Social Services, or certified by the Tompkins County Department of Social Services. 43. A "day care center" is a facility, home, or other establishment licensed by the New York State Department of Social Services or certified by the Tompkins County Department of Social Services, at which day care is provided for hire, and which is not a school, day care home, group day care facility, or group family day care home. :, 3/20/91 ARTICLE H ESTABLISHMENT OF DISTRICTS SECTION 2. Districts. For the purpose of this ordinance the Town of Ithaca is hereby divided into 15 types of districts as follows: Residence Districts R5 Residence Districts R9 Residence Districts R15 Residence Districts R30 Multiple Residence Districts Agricultural Districts Business Districts A Business Districts B Business Districts C Business Districts D Business Districts E Light Industrial Districts Industrial Districts Areas of Special Flood Hazard Special Land Use Districts (Limited Mixed Use) - In accordance with and pursuant to Local Law #2-1984 Special Land Use District #1 - In accordance with and pursuant to Local Law #3-1984 Special Land Use District #2 - In accordance with and pursuant to Local Law #4-1984 Special Land Use District #3 (Limited Mixed Use) - In accordance with and pursuant to Local Law #4-1986 Special Land Use District #4 (Limited Mixed Use) - In accordance with and pursuant to Local Law #1-1987 Special Land Use District #5 (Limited Mixed Use) - In accordance with and pursuant to Local Law #2-1988 Special Land Use District #6 (Limited Mixed Use) - In accordance with and pursuant to Local Law #2-1989 Said districts are set forth on the map accompanying this ordinance, entitled Zone Map, dated July 1, 1954, as amended to 1968, and signed by the Town Clerk. Said map and all explanatory matter thereon and amendments thereto are hereby made a part of this ordinance. [The Zoning Map has been subsequently re -adopted through April 11, 1988 and by separate Local Laws has been further amended from time to time where areas may have been rezoned] M 3/20/91 SECTION 3. District Boundaries. Where uncertainty exists with respect to the exact boundaries of the various districts as shown on the Zone Map, the following rules shall apply. 1. The district boundaries are lot lines unless otherwise shown, and where the designation on the Zone Map indicates a boundary approximately upon a lot line, such lot line shall be construed to be the boundary. 2. Distances shown on the Zone Map are perpendicular or radial distances from street lines measured back to the zone boundary line, which lines, in all cases where distances are given, are parallel to the street line. 3. Where the boundary of a district follows a stream, lake, or other body of water, said boundary line shall be deemed to be at the limit of the jurisdiction of the Town of Ithaca, unless otherwise designated. 4. In other cases the boundary line shall be determined by use of the scale on the Zone Map. 5. Any lands existing in the Town of Ithaca which are unzoned at the time of the adoption of this amendment, and any lands hereafter added to the Town of Ithaca by annexation or otherwise, are hereby zoned Residence District R15. Any such after -acquired lands shall be automatically zoned Residence District R15 upon such acquisition, except that such lands may be thereafter rezoned to any other zone, notwithstanding the provisions of Section 31. 10 3/20/91 ARTICLE II -A RESIDENCE DISTRICTS R5 SECTION 3A. Location. With the approval of the Town Board, a Residence District R5 may be established in any Residence District R30 or Agricultural District of the Town. SECTION 3B. Use Regulations. In Residence Districts R5 no building shall be erected or extended and no land or building or part thereof shall be used for other than a mobile home park. In a mobile home park, there shall be no more than one dwelling unit maintained in each mobile home. In addition, each dwelling unit may be occupied by not more than (a) one family, or (b) one family plus no more than two boarders, roomers, lodgers, or other occupants. SECTION 3C. Accessory Uses. The following accessory uses are permitted in Residence District R5: 1. Automobile parking and garages, subject to the further requirements of this Article. 2. Structures and open land for recreation, intended for use by the residents of the mobile home park. 3. Such areas and structures as may be necessary for homemaking activities, such as a common laundry or garden plots. The use of any such area or structure may be limited to residents of the mobile home park. 4. Day care homes. 5. Group day care facilities and group family day care homes upon special approval by the Board of Zoning Appeals pursuant to Section 77, Subdivision 7. 6. Day care centers upon special approval of the Board of Zoning Appeals pursuant to Section 77, Subdivision 7. The application for such approval shall be referred to the Planning Board and no final action by the Board of Appeals shall be taken until the Planning Board has reviewed at least a preliminary site plan and approved same. If the Zoning Board of Appeals approves same, and if only a preliminary site plan was approved by the Planning Board, the matter shall be returned to the Planning Board for final site plan approval. The site plan approval process shall be as set forth in Article IX. 11 3/20/91 No building permit shall be issued unless the proposed structure is in accordance with the final site approved by the Planning Board. SECTION 31). Area, Yard, Coverage and Height requirements shall be as follows: 1. Area: A minimum tract of fifteen (15) acres is required for the development of a Residence District R5. 2. Lot Size: Each mobile home lot shall have a minimum gross area of 5,000 square feet. The arrangement of lots in the park shall facilitate the efficient development of land and permit the convenient access of emergency vehicles. 3. Stand Location: The location of the mobile home stand on each lot shall be identified on the site plan. SECTION 3E. Special Requirements shall be as follows: l . Stands: The mobile home stand shall be provided with anchors and other fixtures capable of securing and stabilizing the mobile home. These anchors shall be placed at least at each corner of the mobile home stand. 2. Skirting: Each mobile home owner, within thirty (30) days after the arrival of the mobile home in the park, shall be required to enclose the bottom space between the edge of the mobile home and the mobile home stand with a skirt of metal, wood or other suitable material. This skirt shall be properly ventilated and securely attached to the mobile home. 3. Parking: One garage or lot parking space shall be provided for each mobile home, plus one additional lot space for each 3 mobile homes. No parking lot shall be located farther than 100 feet from the dwelling unit it is intended to serve. Each parking space shall have a minimum of 180 square feet. 4. Buffer Yards: A buffer yard at least 30 feet wide shall be provided around the perimeter of the mobile home park. No structures are permitted in the buffer yard and the Planning Board may require that suitable landscaping be provided in order to effectively screen the mobile home park from adjacent properties. Parking spaces are not permitted in the buffer yards. 5. Access Drives and Walkways: Access drives shall be paved with blacktop, concrete, or other solid material. Driveways and walkways shall provide safe access, egress, and traffic circulation within the site. The placement, size, and arrangement of access to public ways shall be subject to the approval of the appropriate highway authority. Where 12 3/20/91 the density of population or school bus routes make it necessary, sidewalks and bus shelters may be required. 6. Open Space and Recreation Areas: The applicant shall provide recreation areas on the premises for children. The Planning Board shall review and approve all such areas. Ten percent (10%) of the gross lot area of the mobile home park, exclusive of the area reserved for buffer yards, shall be permanently maintained as open space. 7. Storage Space: The developer shall provide storage space in convenient locations for each mobile home lot. This storage space shall be contained in an enclosed and secure structure. Several storage structures may be located in a common building. The minimum dimensions of storage space per lot shall be eight feet high, eight feet deep, and four feet wide. 8. Screening of Waste and Refuse: One or more common areas shall be provided for the disposal of waste and refuse. These areas shall contain secure garbage bins of a suitable size. These areas shall be screened from public view by shrubbery or a fence. 9. Signs. A single sign for the mobile home park is permitted. The size and other characteristics shall be regulated by the Town of Ithaca Sign Law. 10. Operating Permits. An operating permit shall be required for all mobile home parks. This permit shall be renewable annually. The Building Inspector shall make periodic inspections of the mobile home park to determine whether such park is in compliance with the terms and conditions of the permit, the Zoning Ordinance and the site plan approval. The fee for the operating permit shall be in accordance with the following schedule: 1 - 4 units $ 25.00 5 - 9 units $ 50.00 10 - 24 units $ 100.00 25 - 49 units $ 200.00 50 - 100 units $ 400.00 over 100 units (Number of Units) X $ 5.00 11. Building Permits. A building permit shall be required pursuant to Section 75 for each mobile home and/or accessory structure to be sited or constructed. SECTION 3F. Site Plan Approvals. No building permit shall be issued for a building within a Residence District R5 unless the proposed structure is in accordance with a site plan approved pursuant to the provisions of Article IX and approved by the Tompkins County Health Department. No subdivision of a trailer park site plan is permitted without approval of the Town 13 3/20/91 Board, following Planning Board review. No alteration, amendment or change in a trailer park site plan is permitted without approval of the Planning Board. 14 3/20/91 ARTICLE III RESIDENCE DISTRICTS R9 SECTION 4. Use Regulations. In Residence Districts R9 no building shall be erected or extended and no land or building or part thereof shall be used for other than any of the following purposes. 1. A one -family dwelling. A one -family dwelling may be occupied by not more than (a) one family, or (b) one family plus no more than one boarder, roomer, lodger or other occupant. 2. A two family dwelling, provided that the second dwelling unit shall not exceed 50 % of the floor area excluding the basement of the primary dwelling unit except where the second dwelling unit is constructed entirely within the basement area, it may exceed 50%. 2a. A two-family dwelling shall be occupied by not more than two families and each dwelling unit in a two-family dwelling shall be occupied by not more than one family. 2b. One or two family dwellings may be occupied by more than the occupants permitted by Section 2a by Special Permit of the Board of Appeals upon application to such Board. 3. The following uses but only upon receipt of a special approval for same by the Board of Appeals in accordance with the procedures described below: (a) Church or other places of worship, convent and parish house. (b) Public library, public museum, public, parochial or private school, nursery school, daycare center, fraternity or sorority houses, and any institution of higher learning including dormitory accommodations. (c) Publicly owned park or playground including accessory buildings and improvements. (d) Fire station or other public building necessary to the protection of or the servicing of a neighborhood. 15 3/20/91 (e) Golf course except a driving range, or miniature golf course. (f) Hospital, provided that no building so used shall be within 100 feet of any street or within 150 feet of the lot line of any adjoining owner. (g) Nursing or convalescent home, or medical clinic. (h) The application for approval of any of the foregoing uses shall be referred to the Planning Board and no final action by the Board of Appeals shall be taken until the Planning Board has reviewed at least a preliminary site plan and approved same. If the Zoning Board of Appeals approves same, and if only a preliminary site plan was approved by the Planning Board, the matter shall be returned to the Planning Board for final site plan approval. The site plan approval process shall be as set forth in Article IX. No building permit shall be issued unless the proposed structure is in accordance with the final site plan approved by the Planning Board. 4. Garden, nursery, or farm, except a hog farm where the principal food is garbage. Sale of farm and nursery products shall be subject to the provisions of Section 4, Subdivision 13. Usual farm buildings are permitted, provided that: a. Any building in which farm animals are kept shall be at least 100 feet from any lot line or street right of way. b. No manure shall be stored within 100 feet of any lot line or street right of way. 5. Any municipal or public utility purpose necessary for the maintenance of utility services except that substations and similar structures shall be subject to the same set -back requirements as apply to residences in the district in which the substations or similar structures are constructed. 6. Rooming houses, tourist houses, but only on special approval of the Board of Appeals. 7. Cemetery and the buildings and structures incident thereto, but only upon special approval of the Board of Appeals. 8. A roadside stand or other structure for the display and sale of farm or nursery products incidental to farming and as a seasonal convenience to the owner or owners of the land. Any such stand shall be located a minimum of 15 feet from the street line, in such a manner as to permit safe access and egress for automobiles, and parking off the highway right of way. 16 3/20/91 9. Clubhouse or lodge, provided that no building so used shall be within 100 feet of any street or within 150 feet of the lot line of an adjoining owner and only upon the special approval of the Board of Appeals. 10. Signs, as regulated by the Town of Ithaca Sign Law. 11. In Residence Districts R9, no building shall be erected, altered, or extended to exceed thirty-four feet in height from the lowest interior grade or thirty 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 thirty (30) feet in height. 12. Day care homes and group day care facilities. 13. Group family day care homes upon special approval by the Board of Zoning Appeals pursuant to Section 77, Subdivision 7. SECTION 5. Accessory Uses. Permitted accessory uses in Residence Districts R9 shall include the following: The office of a resident doctor, dentist, musician, engineer, teacher, lawyer, artist, architect or member of other recognized profession, or quasi -profession where such office is a part of the residence building, provided that not more than three (3) additional persons not residing on the premises may be employed. 2. A customary home occupation, such as dressmaking, hair dressing, laundering, home cooking; carpentry, electrical, and plumbing work or similar manual or mechanical trade; operated solely by a resident of the dwelling, provided that no additional persons not residing on the premises may be employed therein and that no goods or products are publicly displayed or advertised for sale, that there be no outside storage, and that no noise, dust, disorder, or objectionable odor is experienced beyond the immediate property where such use is conducted. The above mechanical trades to be conducted in the basement of the dwelling or in a garage area not to exceed 200 square feet. 3. Off-street garage or parking space for the occupants, users and employees in connection with uses specified under Section 4, but subject to provisions of Section 45 and Section 69. 4. A temporary building for commerce or industry, where such building is necessary or incidental to the development of a residential area. Such building may not be continued for more than one year except upon special approval of the Board of Appeals. 5. Accessory buildings subject to provisions of Section 6. 17 3/20/91 6. The keeping of domestic animals or fowl in accessory buildings, provided that no such building shall be nearer than 30 feet to any lot line of any adjoining owner, and further provided that there shall be no raising of fur -bearing animals, keeping of horses for hire, or kennels for more than three dogs over 6 months old. 7. Signs, as regulated by the Town of Ithaca Sign Law. SECTION 6. Accessory Buildings. In Residence Districts R9 accessory buildings other than garages may not occupy any open space other than a rear yard. Any accessory building may occupy not more than 40 percent of any required rear yard and shall be not less than three feet from any side or rear lot line, except that a private garage may be built across a common lot line with a party wall by mutual agreement between adjoining property owners. An accessory building on a corner lot shall not be less than 5 feet from the rear lot line. Accessory buildings shall in no case exceed 15 feet in height. Where the average natural slope of a lot exceeds 8 per cent rise or fall directly from the street line, a private garage not over one story in height and housing not in excess of two cars may be located in the front or side yard not less than 5 feet from said street line upon special approval of the Board of Appeals. SECTION 7. Yard Regulations. In Residence Districts R9, yards of at least the following dimensions are required: Front Yard - not less than average depth of the front yards of buildings on lots immediately adjacent. However, the front yard depth shall not be less than 25 feet nor need it be greater than 50 feet from the street line except where otherwise specified. Rear Yard - not less than 30 feet in depth. Side Yards - each not less than ten feet in width, except that in one of the side yards a one story garage, either attached to the principal building or separate therefrom, may be 7 feet from a side line which is not a street line. Special yard requirements for specific uses as established by Section 4 are required. SECTION 8. Building Coverage. No buildings or building on a lot, including accessory buildings, shall be erected, altered, or extended to cover more than 25 per cent of the lot area. Projections described in Section 66 are not to be included in computing the percentage. SECTION 9. Size and Area of Lot. Lot sizes and areas in Residence Districts R9 shall meet the following minimum requirements: 1. Minimum lot area shall be at least 9,000 square feet; and Im 3/20/91 2. Minimum width at the street line shall be 60 feet; and 3. Minimum width at the maximum required front yard setback line (50 feet from the street line) shall be 75 feet; and 4. Minimum depth shall be 120 feet. SECTION 10. Special Properties. In the case of publicly owned properties, properties of universities, colleges, cemeteries, or other private institutions, located in Residence Districts R9, which comprise at least 6 acres in area and are traversed by interior roads or driveways, the front and side yard requirements of Section 7 shall apply only along the exterior public street frontages and there shall be no rear yard requirements. 19 3/20/91 ARTICLE IV RESIDENCE DISTRICTS R15 SECTION 11. Use Regulations. In Residence Districts R15 no building shall be erected or extended and no land or building or part thereof shall be used for other than any of the following purposes: 1. A One -Family Dwelling. A one -family dwelling may be occupied by not more than (a) One family, or (b) One family plus no more than one boarder, roomer, lodger or other occupant. 2. A two family dwelling, provided that the second dwelling unit shall not exceed 50 % of the floor area excluding the basement of the primary dwelling unit except where the second dwelling unit is constructed entirely within the basement area, it may exceed 50 %. 2a. A two-family dwelling shall be occupied by not more than two families and each dwelling unit in a two-family dwelling shall be occupied by not more than one family. 3. The following uses but only upon receipt of a special approval for same by the Board of Appeals in accordance with the procedures described below: (a) Church or other places of worship, convent and parish house. (b) Public library, public museum, public, parochial and private schools, daycare center, nursery school, and any institution of higher learning including dormitory accommodations. (c) Publicly owned park or playground including accessory buildings and improvements. (d) Fire station or other public building necessary to the protection of or the servicing of a neighborhood. (e) Golf course, except a driving range, or miniature golf course. (f) The application for approval for any of the foregoing uses shall be referred to the Planning Board and no final action by the Board of Appeals shall be taken 20 3/20/91 until the Planning Board has reviewed at least a preliminary site plan and approved same. If the Zoning Board of Appeals approves same, and if only a preliminary site plan was approved by the Planning Board, the matter shall be returned to the Planning Board for final site plan approval. The site plan approval process shall be as set forth in Article IX. No building permit shall be issued unless the proposed structure is in accordance with the final site plan approved by the Planning Board. 4. 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 set -back requirements as apply to residences in the district in which the substations or similar structures are constructed. 5. Signs, as regulated by the Town of Ithaca Sign Law. 6. In Residence Districts R15, no building shall be erected, altered, or extended to exceed thirty-four feet in height from the lowest interior grade or thirty 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 thirty (30) feet in height. 7. Day care homes and group day care facilities. 8. Group family day care homes upon special approval by the Board of Zoning Appeals pursuant to Section 77, Subdivision 7. SECTION 12. Accessory Uses. Permitted accessory uses in Residence Districts R15 shall include the following: 1. Office of a resident doctor, dentist, musician, engineer, teacher, lawyer, artist, architect or member of other recognized profession where such office is part of the residence building provided that not more than two (2) additional persons not residing on the premises may be employed. 2. Off-street garage or parking space for the occupants, users and employees in connection with uses specified under Section 11, but subject to provisions of Section 69. 3. A temporary building for commerce or industry where such building is necessary or incidental to the development of a residential area. Such building may not be continued for more than one year except upon special approval of the Board of Appeals. 4. Accessory building subject to provisions of Section 13. 21 3/20/91 5. A customary home occupation, such as dressmaking, hair dressing, laundering, home cooking; carpentry, electrical, and plumbing work or similar manual or mechanical trade; operated solely by a resident of the dwelling, provided that no additional persons not residing on the premises may be employed therein and that no goods or products are publicly displayed or advertised for sale, that there be no outside storage, and that no noise, dust, disorder, or objectionable odor is experienced beyond the immediate property where such use is conducted. The above mechanical trades to be conducted in the basement of the dwelling or in a garage area not to exceed 200 square feet. 6. The keeping of household pets and family gardens. 7. The keeping of one horse if 2 acres of land are provided and one additional horse for each additional acre, but not more than a total of three horses. 8. Signs, as regulated by the Town of Ithaca Sign Law. SECTION 13. Accessory Buildings. In Residence Districts R15 accessory buildings other than garage may not occupy any open space other than a rear yard. Any accessory building may occupy not more than 40 percent of any required rear yard and shall be not less than 3 feet from any side or rear lot line, except that a private garage may be built across a common lot line with a party wall by mutual agreement between adjoining property owners. An accessory building on a corner lot shall not be less than 5 feet from the rear lot line. Accessory buildings in no case shall exceed 15 feet in height. Where the average natural slope of a lot exceeds 8 per cent rise or fall directly from the street line, a private garage not over one story in height and housing not in excess of 2 cars may be located in the front or side yard not less than 5 feet from said street line on approval of the Board of Appeals. SECTION 14. Yard Regulations. In Residence Districts R15 yards of at least the following dimensions are required: 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 except as otherwise specified. Rear Yard - not less than 30 feet in depth. Side Yards - each not less than 15 feet in width, except that in one of the side yards a one-story garage, either attached to the principal building or separate therefrom, may be 10 feet from a side line which is not a street line. Special yard requirements for specific uses as established by Section 11 are required. 22 3/20/91 SECTION 15. Building Coverage. No building or buildings on a lot, including accessory buildings, shall be erected, altered, or extended to cover more than 20 per cent of the lot area. Projections described in Section 66 are not to be included in computing the percentage. SECTION 16. Size of Lot. Lots in Residence Districts R15 shall meet the following minimum requirements: 1. Minimum lot area shall be at least 15,000 square feet; and 2. Minimum width at the street line shall be 60 feet; and 3. Minimum width at the maximum front yard setback line (50 feet from the street line) shall be 100 feet; and 4. Minimum depth shall be 150 feet. SECTION 17. Special Properties. In the case of publicly owned properties, properties of universities, colleges, cemeteries, or other private institutions, located in Residence Districts R15, which comprise at least 6 acres in area and are traversed by interior roads or driveways, the front and side yard requirements of Section 14 shall apply only along the exterior public street frontages and there shall be no rear yard requirements. 23 3/20/91 ARTICLE V RESIDENCE DISTRICTS R30 SECTION 18. Use Regulations. In Residence Districts R30 no building shall be erected or extended and no land or building or part thereof shall be used for other than any of the following purposes: 1. A One -Family Dwelling. A one -family dwelling may be occupied by not more than (a) One family, or (b) One family plus no more than one boarder, roomer, lodger, or other occupant. 2. A two family dwelling, provided that the second dwelling unit shall not exceed 50 % of the floor area excluding the basement of the primary dwelling unit except where the second dwelling unit is constructed entirely within the basement area, it may exceed 50 % . 2a. A two-family dwelling shall be occupied by not more than two families and each dwelling unit in a two-family dwelling shall be occupied by not more than one family. 3. The following uses but only upon receipt of a special approval for same by the Board of Appeals in accordance with the procedures described below: (a) Church or other places of worship, convent and parish house. (b) Public library, public museum, public, parochial and private schools, daycare center, nursery school, and any institution of higher learning including dormitory accommodations. (c) Publicly owned park or playground including accessory buildings and improvements. (d) Fire station or other public building necessary to the protection of or the servicing of a neighborhood. (e) Golf course, except a driving range or miniature golf course. 24 3/20/91 (f) Hospital, provided that no building so used shall be within 100 feet from any street or within 150 feet of the lot line of any adjoining owner. (g) Nursing or convalescent home, or medical clinics. (h) The application for approval of any of the foregoing uses shall be referred to the Planning Board and no final action by the Board of Appeals shall be taken until the Planning Board has reviewed at least a preliminary site plan and approved same. If the Zoning Board of Appeals approves same, and if only a preliminary site plan was approved by the Planning Board, the matter shall be returned to the Planning Board for final site plan approval. The site plan approval process shall be as set forth in Article IX. No building permit shall be issued unless the proposed structure is in accordance with the final site plan approved by the Planning Board. 4. Garden, nursery, or farm, except a hog farm where the principal food is garbage. Sale of farm and nursery products shall be subject to the provisions of Section 18, Subdivision 13. Usual farm buildings are permitted, provided that: a. Any building in which farm animals are kept shall be at least 100 feet from any lot line or street right of way. b. No manure shall be stored within 100 feet of any lot line or street right of way. 5. 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 set -back requirements as apply to residences in the district in which the substations or similar structures are constructed. 6. Cemetery and the buildings and structures incident thereto, but only upon special approval of the Board of Appeals. 7. A roadside stand or other structure for the display and sale of farm or nursery products incidental to farming and as a seasonal convenience to the owner or owners of the land. Any such stand shall be located a minimum of 15 feet from the street line, in such a manner as to permit safe access and egress for automobiles, and parking off the highway right of way. 8. Clubhouse or lodge, provided that no building so used shall be within 100 feet of any street or within 150 feet of the lot line of an adjoining owner and only upon special approval of the Board of Appeals. 25 3/20/91 9. Signs, as regulated by the Town of Ithaca Sign Law. 10. In Residence Districts R30, no building shall be erected, altered or extended to exceed thirty-four feet in height from the lowest interior grade or thirty 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 thirty (30) feet in height. 11. Day care homes and group day care facilities. 12. Group family day care homes upon special approval by the Board of Zoning Appeals pursuant to Section 77, Subdivision 7. SECTION 19. Accessory Uses. Permitted accessory uses in Residence Districts R30 shall include the following: Office of a resident doctor, dentist, musician, engineer, teacher, lawyer, artist, architect or member of other recognized profession and quasi -profession where such office is a part of the residence building provided that not more than 3 additional persons not residing on the premises may be employed. 2. A customary home occupation, such as dressmaking, hair dressing, laundering, home cooking; carpentry, electrical, and plumbing work or similar manual or mechanical trade; operated solely by a resident of the dwelling, provided that no additional person not residing on the premises may be employed therein and that no goods or products are publicly displayed or advertised for sale, that there be no outside storage, and that no noise, dust, disorder, or objectionable odor is experienced beyond the immediate property where such use is conducted. The above mechanical trades to be conducted in the basement of the dwelling or in a garage area not to exceed 200 square feet. 3. Off-street garage or parking space for the occupants, users and employees in connection with uses specified under Section 18, but subject to provisions of Section 45 and Section 69. 4. 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 special approval of the Board of Appeals. 5. Accessory buildings subject to provisions of Section 20. 6. The keeping of domestic animals or fowl in accessory buildings, provided that no such building shall be nearer than 30 feet to any lot line of any adjoining owner, and further 26 3/20/91 provided that there shall be no raising of fur -bearing animals, keeping of horses for hire, or kennels for more than 3 dogs over 6 months old. 7. Signs, as regulated by the Town of Ithaca Sign Law. SECTION 20. Accessory Buildings. In Residence Districts R30 accessory buildings other than garages may not occupy any open space other than a rear yard. Any accessory building may occupy not more than 30 per cent of any required rear yard and shall be not less than 3 feet from any side or rear lot line, except that a private garage may be built across a common lot line with a party wall by mutual agreement between adjoining property owners. Any accessory building on a corner lot shall not be less than 5 feet from the rear lot line. Accessory buildings shall in no case exceed 15 feet in height. Where the average natural slope of a lot exceeds 8 per cent rise or fall directly from the street line, a private garage not over one story in height and housing not in excess of 2 cars may be located in the front or side yard not less than 5 feet from said street line upon special approval of the Board of Appeals. SECTION 21. Yard Regulations. In Residence Districts R30 yards of at least the following dimensions are required. 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 30 feet or need it be greater than 60 feet. Rear Yard - not less than 50 feet in depth. Side Yards - each not less than 40 feet in width, except that in one of the side yards a one-story garage, either attached to the principal building or separate therefrom, may be 15 feet from a side line which is not a street line. Special yard requirements for specific uses as established by Section 18 are required. SECTION 22. Building Coverage. No building or buildings on a lot, including accessory buildings, shall be erected, altered or extended to cover more than 10 per cent of the lot area. Projections described in Section 66 are not to be included in computing the percentage. SECTION 23. Size of lot. Lots in Residence Districts R-30 shall meet the following minimum requirements: Minimum lot area shall be at least 30,000 square feet; and 2. Minimum width at the street line shall be 100 feet; and 27 3/20/91 3. Minimum width at the maximum required front yard setback line (60 feet from the street line) shall be 150 feet; and 4. Minimum depth from the highway right of way shall be 200 feet. SECTION 24. Special Properties. In the case of publicly owned properties, properties of universities, colleges, cemeteries, or other private institutions, located in Residence Districts R30, which comprise at least 6 acres in area and are traversed by interior roads or driveways, the front and side yard requirements of Section 21 shall apply only along the exterior public street frontages and there shall be no rear yard requirements. W. 3/20/91 ARTICLE VI MULTIPLE RESIDENCE DISTRICTS SECTION 25. Location. With the approval of the Town Board, a Multiple Residence District may be established in any Residence or Agricultural District of the Town. SECTION 26. Use Regulations. In Multiple Residence Districts no building shall be erected or extended and no land or building or part thereof shall be used for other than any of the following purposes: One family, two family and multiple family dwellings, grouped so as to provide living quarters for a minimum of 3 families. Each dwelling unit in an multiple residence shall be occupied by no more than (a) One family, or (b) One family plus no more than two boarders, roomers, lodgers or other occupants. SECTION 27. Accessory Uses. Permitted Accessory Uses in Multiple Residence Districts shall include the following: 1. Automobile parking and garages, subject to the further requirements of this section. 2. Structures or use of open land for recreation, intended for residents of the Multiple Residence Districts. 3. Such uses as may be necessary for home -making activities, such as drying yards or structures in which laundry facilities are maintained but any such use must be limited to residents of the Multiple Residence Districts. 4. Day care home or group day care facility. 5. Group family day care home upon the special approval of the Board of Zoning Appeals in the same manner as if said building was located in a Residence District R30. 6. Day care center upon special approval of the Board of Zoning Appeals pursuant to Section 77, Subdivision 7. The application for such approval shall be referred to the Planning Board and no final action shall be taken until the Planning Board has approved the site plan for the Center and submitted its report or has failed to so act within 30 days of receipt of all required information. F 3/20/91 SECTION 28. Area, Yard, Coverage and Height Requirements shall be as follows: 1. Area: a minimum tract of one acre is required for the development of a Multiple Residence District. Said tract must contain at least 2,500 square feet of gross lot area for each dwelling unit to be constructed. 2. Yards and Courts: Front Yard - not less than 50 feet. Side Yards - not less than the height of the nearest structure, or fifteen feet, whichever is greater. Rear Yards - not less than twice the height of the nearest structure or thirty feet, whichever is greater. Courts - shall be completely open on one side, with a width not less than the height of the tallest opposite structure and a depth not more than one and one- half the width. 3. Spaces Between Buildings: The distance between any two structures shall be no less than the height of the two buildings when averaged together, or twenty feet, whichever is greater. 4. Building Coverage: No building, including accessory buildings, shall be erected or altered to cover more than 30 per cent of the lot area. 5. Height: All structures shall conform in height with other structures in the vicinity, provided however, that no building shall exceed thirty-four feet in height from lowest interior grade nor thirty feet in height from lowest exterior grade and further provided that no structure other than a building shall exceed thirty (30) feet in height. SECTION 29. Special Requirements shall be as follows: 1. Parking: One garage or lot parking space shall be provided for each "Dwelling Unit", plus one additional lot space for every 3 dwelling units. No parking shall be located farther than 200 feet from the dwelling unit it is intended to serve, nor shall any parking be allowed in any front yard or required side or rear yard. Parking lots shall be surfaced with black -top, compacted gravel, or other dust -free material, and must be graded so as to drain properly. 30 3/20/91 2. Access and Sidewalks: Access drives shall be paved with black -top, concrete, or other solid material. Driveways and walkways shall provide safe access, egress and traffic circulation within the site. The placement, size and arrangement of access to public ways shall be subject to the approval of the appropriate highway authority. Where density of population or school bus routes make it necessary, the applicant shall install sidewalks, with the approval of the appropriate highway authority. 3. Recreation: The applicant shall provide recreation areas for children on the premises, in such amount as may be necessary to protect the health, safety and general welfare of the children and residents in the district. 4. Screening of waste and refuse: No waste or refuse shall be placed outside any building in the Multiple Residence District except under the following conditions: an area common to all buildings, or a separate area for each building shall be reserved at the rear of the structure or structures. This area shall contain bins, or other receptacles adequate to prevent the scattering of waste and refuse, and shall be planted or fenced so as to be screened from the public view. 5. Buffer Areas. No structure shall be placed nearer than 30 feet from any other district including any other residence district, agricultural district, industrial district, or business district. A strip at least 10 feet wide, within such buffer area, shall be suitably planted to screen a multiple residence district from present or future residences, or a suitable screening fence shall be erected. 6. Landscaping, Fencing and Screening. In addition to the landscaping, screening, fencing and buffer requirements set forth above, additional landscaping, fencing, screening, or earth berm may be required to be provided in any area where the proposed multiple residence development or accessory facilities would create a hazardous condition or would detract from the value of the neighboring property if such landscaping, fencing, screening or berm were not provided. 7. Signs, as regulated by the Town of Ithaca Sign Law. SECTION 30. Site Plan Approvals. No building permit shall be issued for a building within a Multiple Residence District unless the proposed structure is in accordance with a site plan approved pursuant to the provisions of Article 1X. 31 3/20/91 ARTICLE VII BUSINESS DISTRICTS SECTION 31. Location of Districts. With the approval of the Town Board, Business Districts "A", "B", licit, "D", and "E" may be established in any district in the Town, except that Business Districts "C" and "D" shall not be permitted in a Residence District R15. SECTION 32. Business Districts "A". Permitted uses in a Business District "A" shall be the following: 1. Retail food store 2. Business or professional offices 3. Bank or other financial institution 4. Bookstore 5. Drug store 6. Hardware store 7. Package liquor store 8. Smoke Shop 9. Utilities SECTION 33. Business Districts "B". Permitted uses in a Business District "B" shall be the following: 1. Any of the uses permitted in Business District "A" 2. Barber 3. Dry cleaning pick-up station 4. Florist 5. Beauty Parlor 6. Hand or coin operated laundry 7. Nursery 8. Milliner 9. Greenhouse 10. Retail stores, except automobile sales agencies 11. Shoeshiner, shoemaker and repairer 12. Tailor 13. Telegraph and telephone office 14. Any municipal or public utility purpose necessary to the maintenance of utility services 15. Fire station or other public building necessary to the protection of or servicing of a neighborhood 16. Public library 32 3/20/91 SECTION 34. Business Districts "C". Permitted uses in a Business District "C" shall be the following: 1. Any of the uses permitted in Business Districts "A" and "B" 2. Automobile sales agency, provided that the display of automobiles and accessories is conducted entirely within a building 3. Theatre, skating rink, bowling alley, dance hall, where the activity involved is conducted exclusively inside a building provided that such place of business shall be located at least 200 feet from a residence district 4. Building supply 5. Dry cleaner 6. Dyer 7. Electrical shop 8. Glass shop 9. Heating shop 10. Monument works 11. Plumbing shop 12. Printer 13. Restaurant or other place for the serving of food. If alcoholic beverages are served, the place of business shall be located at least 500 feet from an adjacent school or church or 150 feet from a residence district 14. Hotel or motel 15. Clubhouse or lodge, provided that no building so used shall be within 100 feet of any street or within 150 feet of the lot line of an adjoining owner and only on the approval of the Board of Appeals 16. Boat harbor and marina 17. Appliance sale and service 18. Ambulance Service 19. Arts and craft studio 20. Bicycle sale and repair 21. Caterer 22. Confectioner 23. Decorator 24. Dressmaker 25. Furrier 26. Optician 27. Photographer 28. Refrigeration sale and repair 29. Undertaker 30. Upholsterer 33 3/20/91 SECTION 35. Business Districts "D". Permitted uses in a Business District "D" shall be the following: 1. Gasoline sales station or garage for repairs, provided that all servicing of vehicles shall take place on private property, and that no repair work, except short-term emergency repairs, be carried on out-of-doors. Such uses are subject further to Section 71 and Section 54. SECTION 35A. Business District "E". Permitted uses in Business District "E" shall be the following: 1. Restaurant or other place for the serving of food. If alcoholic beverages are served, the place of business shall be located at least 500 feet from an adjacent school or church or 150 feet from a residence district. 2. Hotel or motel 3. Club House or Lodge, provided that no buildings so used shall be within 100 feet of any street, or within 150 feet of the lot line of an adjoining owner and only on the approval of the Board of Appeals. 4. Boat Harbor and Marina. SECTION 36. Permitted Accessory Uses. Permitted Accessory Uses in Business Districts "A", "B", "C", "D", and "E", shall be the following: 1. Automobile parking and off-street loading areas, subject to the further requirements of this article. 2. Accessory storage buildings, but not to include outside storage. 3. Signs, as regulated by the Town of Ithaca Sign Law. 4. The dwelling of a guard, caretaker or custodian but not more than one dwelling unit per building. 5. Day care centers upon special approval of the Board of Zoning Appeals pursuant to Section 77, subdivision 7. The application for such approval shall be referred to the Planning Board and no final action shall be taken until the Planning Board has approved the site plan for the center and submitted its report or has failed to so act within 30 days of receipt of all required information. SECTION 37. Area, Yard, and Height Requirements shall be the following: 1. Area: a minimum tract of 2 acres is required for the development of a Business District. 2. Yards: Front yards - not less than 30 feet. 34 3/20/91 Side yards - none required where a party wall is constructed but not less than 20 feet from any structure to a side property line. Rear vard - not less than 30 feet. 3. Height: All structures shall conform in height with other structures in the vicinity, provided, however, that no building shall exceed thirty-four feet in height from lowest interior grade nor thirty feet in height from lowest exterior grade and further provided that no structure other than a building shall exceed thirty (30) feet in height. SECTION 38. Special Requirements shall be the following: 1. Parking: a minimum of 300 square feet of parking area, including lanes and driveways, shall be provided for each 100 square feet of floor area, excluding basements used for storage, except in the case of the following uses, for which off-street parking shall be provided in accordance with the following schedule: Office or bank buildine: one space for each 200 square feet of office or bank floor area. Auditorium. stadium. theatre. or other place of public assembly: Funeral home or, mortuary: or restaurant: one space for each 5 seats. Bowline alley: three spaces for each lane. Retail store: one space for each 200 square feet of ground floor plus one space for each 500 feet of sales area on all other floors combined. Hotel. motel: one space for each guest room, which space must be available at night. Skatine- rink and dance hall: parking spaces equal in number to 20 per cent of the capacity in persons shall be provided. Apartment: one parking space for each dwelling unit. There shall be no parking in any required front, side or rear yard. Parking lots shall be surfaced with black -top, stone or other material that does not produce dust and shall be graded so as to drain properly. 2. Off-street loading: no less than one off-street loading space shall be required for each 20,000 square feet of floor area, including basement. 3. Access and Sidewalks: Access drives shall be paved with black -top, concrete, or other solid material, and, if business is to be carried on in the evening, shall be adequately lighted. No lights shall be placed so as to reflect in an objectionable manner on adjoining residential properties or public streets. Driveways and walkways shall provide safe access, egress and traffic circulation within the site. The placement, size and arrangement of access to public streets shall be subject to the approval of the appropriate 35 3/20/91 highway authority. Where density of population or school bus routes make it desireable, sidewalks shall be installed with the approval of the appropriate highway authority. 4. Signs, as regulated by the Town of Ithaca Sign Law. 5. Buffer Areas and Screening: No structure shall be placed nearer than 50 feet from any residence district and 30 feet from any other district. A strip at least 10 feet wide within such buffer area shall be suitably planted to screen a Business District from present or future residences, or a suitable screening fence shall be erected. No waste or refuse shall be placed outside any building in a Business District except under the following conditions: An area common to all businesses, or a separate area for each business shall be reserved at the rear of the structure or structures. These areas shall contain bins, or other receptacles adequate to prevent the scattering of waste and refuse, and shall be planted or fenced so as to be screened from the public view. Such area and receptacles shall not be located in the buffer area set forth above. No refuse shall be burned on the premises. 6. In addition to the landscaping, screening, fencing and buffer requirements set forth above, additional landscaping, fencing, screening, or earth berm may be required to be provided in any area where the proposed structure or use would create a hazardous condition or would detract from the value of neighboring property if such landscaping, fencing, screening, or berm were not provided. 7. In the event that any of the uses permitted in Business Districts "C" involve auxiliary, small-scale assembly, repair, processing or fabrication, such activity shall take place only in connection with products or services offered for immediate sale or direct service to customers on the premises, and further provided that no objectionable noise, smoke, odor, vibration or disorder created thereby shall be experienced beyond the lot lines of said businesses. 8. Displays: in Business Districts "A", "B", "C", and "E" no outside displays shall be permitted. SECTION 39. Site "Plan Approvals. No building permit shall be issued for a building or structure within a Business District unless the proposed building is in accordance with a site plan approved pursuant to the provisions of Article IX. C 3/20/91 ARTICLE VIH LIGHT INDUSTRIAL DISTRICTS SECTION 40. Location. With the approval of the Town Board, a Light Industrial District may be established in any district of the Town except a Residence District R15. SECTION 41. Permitted Principal Uses. The principal uses permitted in a Light Industrial District shall be: industrial uses employing electric power or other motor power, or utilizing hand labor for fabrication or assembly. SECTION 42. Performance Standards. Any use shall be so operated as to comply with the performance standards governing noise, smoke emissions, and odor hereinafter set forth. 1. Noise. At no point on the boundary of a Residence, Multiple Residence or Business District shall the sound pressure level of any individual operation or plant, other than the operation of motor vehicles or other transportation facilities, exceed the decibel levels in the designed octave bands shown below for the districts indicated. Along Residence, Multiple Residence Along Business District Octave Band District Boundaries - Boundaries Cycles Per Maximum Permitted Sound Maximum Permitted Sound Second Level in Decibels Level in Decibels 1 to 75 72 79 75 to 150 67 74 150 to 300 59 66 300 to 600 52 59 600 to 1200 46 53 1200 to 2400 40 47 2400 to 4800 34 41 above 4800 32 39 Sound levels shall be measured with a sound level meter and associated octave band filter manufactured according to standards prescribed by the American Standards Association. 37 3/20/91 2. Smoke. The emission of any smoke from any source whatever to a density greater than the density described as #2 on the Ringlemann Chart is prohibited. The Ringlemann Chart as published and used by the Bureau of Mines, U.S. Department of Interior, is hereby adopted and made a part of these regulations. 3. Odors. No use shall emit noxious, toxic, or corrosive fumes, gases, or matter, in such quantities as to be readily detectable at any point along the boundaries of the lot wherein it is located. SECTION 43. Accessory Uses. Accessory uses permitted in a Light Industrial District shall be the following: 1. Automobile parking and off-street loading areas subject to the further requirements of this article. 2. Accessory storage buildings, but not to include outside storage. 3. Signs, as regulated by the Town of Ithaca Sign Law. 4. 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. 5. Day care centers upon special approval of the Board of Zoning Appeals pursuant to Section 77, subdivision 7. The application for such approval shall be referred to the Planning Board and no final action shall be taken until the Planning Board has approved the site plan for the center and submitted its report or has failed to so act within 30 days of receipt of all required information. SECTION 44. Area, Yard, Coverage and Height Requirements shall be as follows: 1. Area: a minimum tract of 10 acres is required for the development of a Light Industrial District. 2. Yards: Front Yard - not less than 150 feet. Side Yards - Not less than 60 feet from any structure to a side property line. Rear Yards - not less than 50 feet. 3. Coverage: no principal building shall be erected or altered to cover more than 30 per cent of the lot area. W 3/20/91 4. Height: No structure other than a building shall exceed twenty-five (25) feet in height, and no building shall exceed twenty-nine (29) feet in height from the lowest interior grade nor twenty-five (25) feet in height from lowest exterior grade, whichever is lower. SECTION 45. Special Requirements shall be as follows: 1. Parking: a minimum of one parking space shall be provided for each 3 employees. Parking shall not be located in any front yard. Parking lots shall be surfaced with black- top concrete, or other solid material and shall be graded so as to drain properly. 2. Off-street loading: off-street loading areas in such amount as may be necessary for the sizes and types of proposed industrial operations shall be provided. 3. Access and Sidewalks: access drives shall be paved with black -top, concrete, or other solid material, and, if business is to be carried on in the evening, shall be adequately lighted. No lights shall be placed so as to reflect in an objectionable manner on adjoining residential properties or public streets. Driveways and walkways shall provide safe access, egress and traffic circulation within the site. The placement, size and arrangement of access to public streets shall be subject to the approval of the appropriate highway authority. Where density of population or school bus routes make it desirable, the applicant shall install sidewalks with the approval of the appropriate highway authority. 4. Signs, as regulated by the Town of Ithaca Sign Law. 5. Buffer Areas and Screening: No structure shall be placed nearer than 50 feet from any residence district or nearer than 30 feet from any other district. A strip at least 10 feet wide within such buffer area shall be planted or suitably fenced so as to screen the light industrial district from present or future residences. 6. In addition to the landscaping, screening, fencing and buffer requirements set forth above, additional landscaping, fencing, screening, or earth berm may be required to be provided in any area where the proposed structure or use would create a hazardous condition or would detract from the value of the neighboring property if such landscaping, fencing, screening, or berm were not provided. SECTION 45-a. Site Plan Approvals. No building permit shall be issued for a building within a Light Industrial District unless the proposed structure is in accordance with a site plan approved pursuant to the provisions of Article IX. 39 3/20/91 ARTICLE IX SITE PLAN APPROVAL SECTION 46. Procedure. Before an application is submitted to the Town Board for establishment of a Multiple Residence, Business "A", "Bit, licit, "Dill and "E" and any other Special Land Use Districts, the establishment of which may hereinafter be permitted under this Ordinance, all hereinafter referred to as "Districts", the applicant shall proceed as follows: The applicant will submit a general site plan to the Planning Board which shall also show property lines, including metes and bounds, adjacent public streets, topography, size and location of existing or proposed structures, and the applicant shall submit such other plans and information and any other features deemed reasonably necessary by the Planning Board for adequate study of the proposed plan. 2. The Planning Board may require such changes in the general site plan as are necessary to meet the requirements of this Ordinance and may make any other recommendations which it deems necessary to promote the general health, safety, morals and the general welfare of the community. The Planning Board shall then adopt a resolution recommending either approval, approval with modifications, or disapproval of the proposed plan. Before any such resolution is adopted, the Planning Board shall hold a public hearing which shall be heard by the Planning Board within 30 days of the filing of the general site plan with the Planning Board, and such hearing shall be advertised in a newspaper of general circulation in the Town of Ithaca at least five (5) days before such hearing. The Planning Board shall make its recommendation within the thirty (30) days after the hearing and forward the same to the Town Clerk. The Town Board shall then hold a public hearing on the proposed district with the same notice required by law in the case of an amendment to the Zoning Ordinance. If the Town Board establishes such district after such hearing, it shall define the boundaries thereof, approve the general site plan and impose any modifications and additional requirements as it may determine. Before finally establishing any such District, the Town Board may refer the application to the Town Planning Board or the Board of Zoning Appeals for such further consideration as the Town Board may require. No building permit shall, in any case, be issued on the basis of a general site plan. 3. Whenever a District is created pursuant to the provisions of this Article, the owner shall be bound by the site plan as approved and adopted by the Town Board. 40 3/20/91 SECTION 46-a. Site Plan Requirements. 1. After a Residence District R5, Multiple Residence, Business, Light Industrial or Industrial District, or any other Special Land Use District, has been established by the Town Board and whenever a specified development or changes in the general plan are proposed, or whenever a site plan is required by any other provision of this ordinance, a site plan for the proposed use must be submitted and approved by the Planning Board before a building permit may be issued. This site plan shall show property lines, including metes and bounds, adjacent public streets, topography, including existing and proposed contours, size and location of structures, area and location of parking, off-street loading and access drives, proposed signs and lighting, proposed landscaping and any other features deemed reasonably necessary by the Planning Board for adequate study of the proposed plan. 2. The Planning Board may require such changes as are necessary to meet the requirements of this ordinance. 3. Upon submission of a final site plan, the Planning Board shall approve or disapprove the final site plan. The owner shall be bound by the final site plan as approved by the Planning Board. 4. If at any time subsequent to the approval of the final site plan, the owner shall wish to change the site plan as approved, an application with the revised site plan prepared in accordance with the requirements of this ordinance shall be submitted to the Planning Board for the Planning Board's approval. In reviewing such application for a modified site plan the Planning Board shall have all of the powers it has with respect to reviewing an original application for site plan approval. Notwithstanding the foregoing, if the modification involves (a) construction or alteration of less than 1,000 square feet of enclosed space whether on one or more stories; and (b) construction or relocation of less than 3 parking spaces; and (c) construction, repairs, alterations, or renovations affecting the exterior of a building or the site, (exterior work is anticipated to cost less than 'P.L C.CC), and (d) enlargement of an existing building that involves an increase of square footage of less than 10 % of the existing square footage of the existing building; and 41 3/20/91 (e) does not alter proposed traffic flows and access; and (f) does not directly violate any express conditions imposed by the Planning Board in granting prior site plan approval, or if the modification involves (a) a movement or shift of a location of one or more buildings not more than two feet in any direction from the location shown on the final site plan; and (b) such shift does not alter proposed traffic flows or access; and (c) such shift does not directly violate any express conditions (including, without limitation, buffer zones, setbacks, etc.) imposed by the Planning Board in granting prior site plan approval, then such modification may be made without requiring approval of the modified site plan by the Planning Board. This waiver of the requirement of Planning Board approval is not intended to permit construction in violation of any other provision of the Zoning Ordinance including setback, side yard, and similar regulations, or the requirement to obtain a building permit in those circumstances when otherwise required by the terms of this ordinance. 42 3/20/91 ARTICLE X INDUSTRIAL PRODUCTS SECTION 47. Use Regulations. In Industrial Districts buildings and land may be used for any lawful purposes except for dwelling purposes and except that all uses of land and buildings, and industrial processing that may be noxious or injurious by reason of the emission of dust, smoke, refuse matter, water carried waste, odor, gas, fumes, noise, vibration, or similar substances or conditions may be permitted only upon special approval of the Board of Appeals. Such industries as the following shall require such approval: 1. The manufacture or refining of acid, alcohol, ammonia, asphalt, tar and waterproofing materials, bleach, chlorine, celluloid, disinfectant, exterminants and poisons, fertilizer, glue, lamp black, matches, oil cloth and linoleum, paint, oil, shellac, turpentine and varnish, paper and pulp, potash, pyroxylin, rubber and gutta percha, sauerkraut, shoe polish, and creosote treatment or manufacture, stove polish, and garbage, offal, or dead animal reduction, hog farms and the tanning, curing and storage of hides and skins. 2. Any of the following factories or works: arsenal, blast furnace, boiler works, iron, steel, brass or copper foundry, metal ore, smelting, planing mill, rolling mill and stockyards or slaughter house. 3. The manufacture or refining of brick, tile and terra cotta, cement, lime, gypsum and plaster; emery cloth and sandpaper; paving materials; and the use of a coke oven or stone crusher. 4. The wrecking of automobiles, and the storage of used auto parts, scrap metal, or junk, rags and paper, and used building materials. 5. The manufacture or storage of explosives and gas, oil and other inflammables or petroleum products. SECTION 48. Performance Standards. Any use established in an Industrial District shall be so operated as to comply with the performance standards governing noise, smoke, emission and odor hereinbefore set forth in Article VIII, Section 42. No use already established on the effect-ve date of this ordinance stall be so altered or modified as to conflict with the performance standards governing noise established herein. SECTION 49. Yard Regulations. In Industrial Districts no yards are required except as provided in Sections 61 and 63. SECTION 50. Special Requirements shall be as follows: 43