[Amended 9-4-2018 by Ord.
No. 2018-01]
The C-1 Central Business District is intended primarily for
central shopping and merchandising activities that serve the entire
community as well as residents of the larger Ithaca market area and
tourists and is so located that the provision of off-street parking
facilities cannot reasonably be required. The C-1 District is intended
as a diverse, concentrated, historic, pedestrian-oriented environment
where residents can live, work, shop and socialize throughout the
day and evening. Its purpose is to provide a sense of place for Ithaca
residents and to instill a sense of civic pride throughout the region.
The ground-floor space along downtown Center Street between Pine River
Street and Main Street is intended for pedestrian-oriented retail,
personal service and office uses, with office and residential uses
above. The permitted uses in the C-1 District are subject to the site
development requirements of Article 22.
[Amended 9-4-2018 by Ord.
No. 2018-01]
The following uses shall be permitted within the C-1 Central
Business District:
(a)
Business services, including the following:
(1)
Business, professional or governmental.
(2)
Real estate offices.
(3)
Commercial or public parking lots, typically in the rear of
buildings and businesses (but not fronting on Center Street between
Main Street and Maple Street).
(4)
Financial institutions, including banks, savings and loan association
offices, credit unions and loan production offices.
(b)
Clothing services, including the following:
(1)
Dressmaking shops.
(2)
Dry-cleaning establishments occupying a total floor area not
to exceed 2,000 square feet and using not more than two clothes-cleaning
units, neither of which shall have a rated capacity of more than 40
pounds, using cleaning fluid which is nonexplosive and nonflammable.
(3)
Millinery shops.
(4)
Tailor and pressing shops.
(d)
Food services (excluding drive-in type businesses), the business
of which shall be conducted entirely within an enclosed building,
or by permit on adjacent sidewalks, including, but not limited to,
the following:
(g)
Retail services and retail stores, generally including the following:
(1)
Antique shops.
(2)
Apparel shops.
(3)
Bicycle sales and service establishments.
(4)
Bookstores.
(5)
Camera shops.
(6)
Drugstores.
(7)
Flower shops.
(8)
Gift shops.
(9)
Hardware, paint and wallpaper stores.
(10)
Hobby shops.
(11)
Household appliance stores.
(12)
Jewelry stores.
(13)
News dealers.
(14)
Radio, television and music shops.
(15)
Picture framing stores.
(16)
Stationery shops.
(17)
Variety stores.
(18)
Catalog stores.
(19)
Theaters.
(h)
Places of assembly (membership, fraternal and service clubs,
religious facilities or recreational buildings), but not on ground
floors.
(i)
Dwelling units within commercial structures, which meet State
of Michigan minimum housing code standards, including, but not limited
to, safety, ingress/egress, and electrical, plumbing and mechanical
codes. If units are rentals, then they must meet rental code standards
adopted by the City (currently the International Property Maintenance
Code). Units are permitted only on upper floors of structures and
may not occupy basements. Those on the ground floor are subject to
the special use permit process in § 12.03 below.
[Amended 6-18-2019 by Ord. No. 2019-03]
(j)
Attached dwelling structures, including apartments, townhouses
and terrace or row houses, except on those lots fronting:
(l)
Uses similar to the above.
(m)
Accessory buildings and uses customarily incidental to the above
principal permitted uses, subject to requirements of § 4.05.
(n)
Signs, as provided in Article 28.
(o)
Off-street parking and loading facilities, in accordance with
the requirements of Article 27.
(p)
Temporary buildings and trailers for use incidental to construction
work.
(q)
Public parks, plazas and other public facilities such as farmers
markets, libraries, emergency services facilities and community centers.
[Amended 9-4-2018 by Ord.
No. 2018-01; 6-18-2019 by Ord. No. 2019-03]
The following uses may be permitted subject to applicable site
development requirements in Article 22 and subject further to the
approval of the City Planning Commission in accordance with processing
procedures in Articles 20 and 21:
(a)
Automobile service stations, subject to site development standards
in Subsection 22.01:7.
(b)
Retail and wholesale lumberyards and associated showrooms/business
offices, subject to the requirements of Subsection 22.01:25.
(c)
Public utility buildings, telephone exchange buildings, electric
transformer stations and substations, and gas regulator stations,
but not including the storage yards or radio, television, cellular,
wireless or other similar communication towers, subject to site development
requirements of Subsections 22.01:36 and 22.01:37. Public emergency
services and public works communications towers shall be exempt from
this limitation.
(d)
Use of a portion of the ground floor for residential purposes,
subject to the requirements of Subsection 22.01:46.
[Amended 9-4-2018 by Ord.
No. 2018-01]
The following conditions are required for all uses in the C-1
District:
(a)
All business, service or processing uses, with the exception
of lumberyard operations, commercial parking lots and automobile service
stations, shall be conducted wholly within a completely enclosed building,
provided that all lighting in connection with permitted business uses
shall be so arranged as to reflect the light away from all adjoining
residential buildings or residentially zoned property.
(b)
All business or service establishments shall be mainly for the
purpose of dealing directly with consumers. All goods produced or
processed on the premises shall be principally sold at retail on the
premises where produced and/or processed.
(c)
The loading and unloading requirements of all uses in the C-1
District shall occur at the rear of the building and conform to the
requirements of § 27.04.
[Amended 9-4-2018 by Ord.
No. 2018-01]
For all new or expanded uses in a C-1 District (except single-family
detached dwelling units), a site plan shall be submitted for review
and approval in accordance with Article 21.
[Amended 9-4-2018 by Ord.
No. 2018-01]
(a)
Minimum lot sizes for business, commercial and attached residential
structures in the C-1 District: Lot sizes for single-family detached
parcels shall be as required for similar structures in the R-2 Suburban
Residential District.
(b)
Minimum lot width: No minimum lot width is required for business,
commercial and attached residential structures in the C-1 District.
Lot widths for single-family detached parcels shall be as required
for similar structures in the R-2 Suburban Residential District.
(c)
Maximum height of structure: 40 feet for business, commercial
and attached residential structures in the C-1 District. The maximum
height of a structure for single-family detached parcels shall be
as required for similar structures in the R-2 Suburban Residential
District.
(d)
Yard setbacks:
(1)
Front yard for lots fronting: Center Street between Pine River
Street and Main Street; Main Street between Newark Street and Emerson
Street; and South Pine River Street between Center Street and Newark
Street: No front yard setback is permitted. All structures shall be
built to the front lot line adjacent to the sidewalk.
(2)
Front yard for all other business, commercial and attached residential
structures: to be determined on a site-by-site basis by the Planning
Commission.
(3)
Front yard for all single-family detached dwelling units: equal
to average setbacks of adjacent parcels on one block in each direction
from the unit.
(4)
Side yard for parcels in Subsections (d)(1) and (2) of this
section: No side yard setback is required.
(5)
Side yard for parcels in Subsection (d)(3) of this section:
15 feet on each side; if on a corner, the secondary street side yard
shall be 27 feet.
(6)
Rear yard for parcels in Subsections (d)(1) and (2) of this
section: a minimum setback of 10 feet is required for loading and
unloading purposes, provided access is provided through an alleyway
or parking lot.
(7)
Rear yard for parcels in Subsection (d)(3) of this section:
25 feet.
(e)
Minimum floor area:
(1)
For parcels in Subsection (d)(1) of this section: No minimum
floor area is required
(2)
For parcels in Subsection (d)(2) of this section: minimums as
required for similar structures in the R-4 Multiple-Family Residential
District.
(3)
For parcels in Subsection (d)(3) of this section: minimums as
required for similar structures in the R-2 Suburban Residential District.
(f)
Maximum lot coverage:
[Added 6-18-2019 by Ord.
No. 2019-03]
