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