Bolthole Index

Gratiot County, Michigan

Zoning, building permits and septic rules in Ithaca, Michigan

Inside the City of Ithaca, Michigan, the city runs its own zoning, and city zoning approval comes first before a building permit1. Gratiot County's inspector issues the building permit under a contract with the city1. Septic and well permits for Ithaca addresses come from the Mid-Michigan District Health Department23, and the city also requires written approval of the water and sewage system before a building is used4.

At a glance

Building permit
Required; city zoning approval first, then the county inspector issues the permit1
Zoning
City of Ithaca's own zoning ordinance5
Septic
Mid-Michigan District Health Department permit, plus written city approval before use24
RV living
Occupying an RV on a residential lot is limited to 7 days in any three-month period6
Minimum lot (R-1)
22,000 square feet for a single-family or two-family home7
Setbacks (R-1)
40 ft front, 20 ft each side, 25 ft rear8
Minimum home size (R-1)
1,400 sq ft for two or more stories, with a 960 sq ft first floor9

Who to call

Zoning

City of Ithaca City Hall (zoning and building permit intake)

Zoning applications and approval, and excavation permits inside Ithaca city limits

989-875-3200

129 W. Emerson Street Ithaca, Michigan 48847

Building permits

Gratiot County Department of Community Development

County building permits and inspections, which the City of Ithaca contracts for

989-875-5201

[email protected]

214 E Center St. Ithaca, MI 48847

Septic permits

Mid-Michigan District Health Department, Gratiot Branch

Well and onsite septic permits and evaluations

989-875-3681

151 Commerce Dr, Ithaca, MI, 48847-1627

Contact details are copied from each office’s official page and were checked against it on October 23, 2026.

Off-grid gear

Going off-grid in Ithaca means bringing your own water and power. The kit we’d start with:

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Does Ithaca, Michigan have zoning, and what does it mean for RVs, tiny homes, lot size and setbacks?

The City of Ithaca administers its own zoning ordinance, so the Gratiot County zoning ordinance does not govern land inside city limits5. The county itself zones only six townships, and all other townships and cities are self-zoned10.

In the R-1 Rural Residential District, a single-family or two-family home needs a lot of at least 22,000 square feet7. Required yards are 40 feet in front, 20 feet on each side and 25 feet in the rear8. Structures may be up to 35 feet tall11, and residential buildings may cover no more than 15% of the lot12. A two-story or taller home needs at least 1,400 square feet of floor area with a 960 square foot first floor9.

An RV can be occupied on a residential lot in Ithaca for no more than seven days in any three-month period, so an RV does not work as a place to live while you build6. Accessory (ECHO) housing in R-1 is allowed only by special permit with planning commission approval13. We could not confirm a tiny-home rule for Ithaca; ask City Hall before buying.

Do you need a building permit in Ithaca, and who issues it?

Yes. Building permits are required in Ithaca for new construction and remodeling, including roofs, and the city contracts its building inspection with Gratiot County1. Zoning comes first: the city requires zoning approval before the county inspector issues the building permit1. The Gratiot County Department of Community Development issues building permits14.

The state's building permit rule applies in Ithaca as everywhere in Michigan15. A new or altered building cannot be occupied until a Certificate of Occupancy is issued16. The county's page tells a homeowner doing their own construction to enter Homeowner in the contractor space on the application17; we could not confirm whether the city adds owner-builder conditions, so ask City Hall.

How do septic permits and wells work inside Ithaca?

Septic and well permits for Gratiot County, including Ithaca addresses, are issued by the Mid-Michigan District Health Department23; its Gratiot Branch is in Ithaca18. Gratiot County requires a copy of the well and septic permit before it issues a building permit19.

The city adds its own layer: every dwelling must have a safe and adequate water supply and sewage disposal system, and no building may be used until the owner has written approval of both from the city4. Where public water and sewer are available to the premises, connection to them is required20. In that case a private septic system is unlikely to be needed; confirm with City Hall.

Building a home in Ithaca: the steps, in order

  1. Call Ithaca City Hall and get zoning approval for the lot and plan1.
  2. If the property has no public water and sewer, apply to the Mid-Michigan District Health Department for septic and well permits1819.
  3. Apply to the Gratiot County Department of Community Development for the building permit, with the BCC-324 application, energy compliance statement and at least two sets of plans21.
  4. Ask the county about soil erosion and driveway permits, which may also be required; driveways touching county roads go through the Gratiot County Road Commission2122.
  5. Call for inspections and request a Certificate of Occupancy before moving in16.

What stays with Gratiot County, and what to check before you buy in Ithaca

Septic, wells and building inspections stay with the health department and the county even though zoning is the city's21. Land outside city limits follows township or county zoning instead; see the Gratiot County page for that.

Before you buy, confirm the zoning district of the parcel with City Hall, since the lot, setback and size rules above are for R-1 only23. Gratiot County's effective property tax rate is 1.3%24, and the median property tax bill is $1,739 a year25.

Watch-outs

  • The city's zoning rules we read were current through 06-18-2019, so ask City Hall whether later amendments changed lot, setback or RV rules5.
  • We could not confirm Ithaca's tent or camping rules, floodplain rules, permit fees or short-term rental rules; call City Hall at 989-875-32001.
  • Mobile homes in Ithaca outside a mobile home park must meet the zoning district's size, setback and foundation standards and connect to water and sewage facilities approved by the health agency26.

Sources

  1. City of Ithaca City Hall (zoning and building permit intake) (ithacami.com)
  2. MMDHD Environmental Health Regulations, quoted and re-checked
  3. mmdhd.org, quoted and re-checked
  4. City of Ithaca, MI General Provisions (eCode360) (Ithaca), quoted and re-checked
  5. Article 6: R-1 Rural Residential District, City of Ithaca, MI (eCode360) (Ithaca), quoted and re-checked
  6. City of Ithaca, MI General Provisions (eCode360) (Ithaca), quoted and re-checked
  7. Article 6: R-1 Rural Residential District, City of Ithaca, MI (eCode360) (Ithaca), quoted and re-checked
  8. Article 6: R-1 Rural Residential District, City of Ithaca, MI (eCode360) (Ithaca), quoted and re-checked
  9. Article 6: R-1 Rural Residential District, City of Ithaca, MI (eCode360) (Ithaca), quoted and re-checked
  10. Planning, quoted and re-checked
  11. Article 6: R-1 Rural Residential District, City of Ithaca, MI (eCode360) (Ithaca), quoted and re-checked
  12. Article 6: R-1 Rural Residential District, City of Ithaca, MI (eCode360) (Ithaca), quoted and re-checked
  13. Article 6: R-1 Rural Residential District, City of Ithaca, MI (eCode360) (Ithaca), quoted and re-checked
  14. Gratiot County Department of Community Development (gratiotmi.com)
  15. Building Permit Information, quoted and re-checked
  16. Requirements for Obtaining Building Permits, quoted and re-checked
  17. Requirements for Obtaining Building Permits, quoted and re-checked
  18. Mid-Michigan District Health Department, Gratiot Branch (mmdhd.org)
  19. Requirements for Obtaining Building Permits, quoted and re-checked
  20. City of Ithaca, MI General Provisions (eCode360) (Ithaca), quoted and re-checked
  21. Requirements for Obtaining Building Permits, quoted and re-checked
  22. Requirements for Obtaining Building Permits, quoted and re-checked
  23. Article 6: R-1 Rural Residential District, City of Ithaca, MI (eCode360) (Ithaca), quoted and re-checked
  24. Effective property tax rate: Bolthole Index county data
  25. Median property tax bill: Bolthole Index county data
  26. City of Ithaca, MI General Provisions (eCode360) (Ithaca), quoted and re-checked

Written October 23, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Ithaca

Ithaca’s own rules

  • Building permitLimited

    Temporary buildings and structures incidental to construction work inside Ithaca city (not single-family residences)

    • Temporary structure must be removed within 15 days after construction is complete and cannot stay more than 12 months unless expressly allowed.
    “temporary buildings and structures incidental to construction work, except single-family residences, shall require a permit issued by the building inspector.”
  • Local zoningPresent (with conditions)

    Land inside Ithaca city limits. The City of Ithaca administers its own zoning ordinance (eCode360 chapter 40, Zoning, sections 1.01 to 33.08), including the R-1 Rural Residential District.

    • The adopted code on eCode360 states 'includes legislation through 06-18-2019.' Later amendments were not checked.
    “the following uses may be permitted subject to applicable site design standards in article 22 and subject further to the approval of the city planning commission in accordance with processing procedures in articles 20 and 21:”
  • Zoning districtsPartial

    Districts inside Ithaca city limits. The R-1 Rural Residential District page is confirmed; other district articles were only seen in search-result titles (for example R-2 Suburban Residential, C-2 General Commercial, Article 5 Zoning Districts).

    • Full district list and the zoning map were not opened.
    “the composite schedule of regulations for all districts is identified in article 26.”
  • Minimum dwelling sizeSpecified

    Single-family and two-family dwelling units in the R-1 Rural Residential District inside Ithaca city

    • The 960 square foot first-floor minimum applies to dwellings of two or more stories.

    minimum floor area per dwelling unit, two or more stories: >= 1400 square feet (minimum first-floor floor area of 960 square feet)

    “6.04:6. minimum floor area per dwelling unit: (a) single-family and two-family: 1,400 square feet for dwelling units of two or more stories, provided the minimum floor area of the first floor shall be 960 square feet.”
  • Minimum lot sizeSpecified

    R-1 Rural Residential District inside Ithaca city: single-family or two-family dwellings

    • Figure applies to single-family or two-family residential units and to public or private recreational facilities in R-1.
    • Other permitted and special uses in R-1 follow the standards for the specific use in article 22.

    minimum lot size: >= 22000 square feet

    “6.04:1. minimum lot size for single-family or two-family residential unit, public or private recreational facility: 22,000 square feet.”
  • SetbacksSpecified

    R-1 Rural Residential District inside Ithaca city: single-family or two-family dwellings

    • Mobile homes used as dwellings must also meet the yard and setback requirements of the zoning district (section 4.29:2).

    front yard setback: >= 40 feet · side yard setback (each side): >= 20 feet · rear yard setback: >= 25 feet

    “6.04:5. minimum yard setbacks for single-family or two-family residential unit: (a) front yard: 40 feet. (b) side yard: 20 feet each side. (c) rear yard: 25 feet.”
  • Lot coverageSpecified

    Lots in the R-1 Rural Residential District inside Ithaca city

    • Cemeteries, golf courses and golf driving ranges may cover 100% of the parcel.

    maximum lot coverage, residential dwellings: <= 15 percent of gross lot area (40 percent for all other uses)

    “6.04:3. maximum lot coverage: not to exceed 15% of the gross lot area for residential dwellings and 40% for all other uses, except cemeteries, golf courses, and golf driving ranges, which may cover 100% of the parcel.”
  • Building heightSpecified

    Structures in the R-1 Rural Residential District inside Ithaca city

    maximum height of structure: <= 35 feet

    “6.04:4. maximum height of structure: 35 feet.”
  • Living in an RVLimited

    Travel trailers, fifth-wheel trailers and motor homes occupied on a residential lot inside Ithaca city

    • Occupancy is limited to seven days in any three-month period.
    • Vehicles must be parked or stored in a side or rear yard of a residentially zoned property only on a lot with a principal dwelling, unless it is an adjacent lot under the same ownership (section 4.33(a)(1)).

    occupancy time limit: <= 7 days (per any three-month period)

    “(b) time limits. travel trailers, fifth-wheel trailers or motor homes may be occupied on a residential lot for a period of not more than seven days in any three-month period.”
  • Manufactured homesLimited

    Mobile homes used as dwellings in any district inside Ithaca city that is not a mobile home park

    • The mobile home, its placement and its premises must meet the zoning district's use, size, floor area, minimum width, setback and side and rear lot requirements.
    • The mobile home must be connected to potable water and to sanitary sewage disposal facilities approved by the health agency having jurisdiction.
    • If public water and sanitary sewage disposal facilities are available to the premises, the mobile home must be connected to them.
    • Skirting and installation must meet Michigan Mobile Home Commission standards (section 4.29:2 and 4.29:3).
    “the mobile home shall be connected to potable water and sanitary sewage disposal facilities approved by the health agency having jurisdiction.”
  • Accessory dwellingsLimited

    Accessory (ECHO) housing in the R-1 Rural Residential District inside Ithaca city

    • Listed as a use allowed by special permit, subject to site design standards in article 22 and approval of the city planning commission under articles 20 and 21.
    “(e) site condominium developments (see article 24). (f) echo accessory housing.”
  • Who permits septicLocal (with conditions)

    Onsite sewage disposal systems for buildings inside Ithaca city

    • Section 4.29 of the same ordinance requires mobile home sewage connections to be approved by 'the health agency having jurisdiction', which is not named; the county or district health department role was not confirmed.
    “no building hereafter constructed or put to any of such uses shall be used until the owner of the premises has obtained a written approval of the water supply and the sewage disposal system from the city of ithaca.”
  • Septic permitRequired

    Onsite sewage disposal systems for buildings inside Ithaca city

    • Written city approval of the sewage disposal system must be obtained before a building is used.
    • Form and fee of the approval were not checked.
    “no building hereafter constructed or put to any of such uses shall be used until the owner of the premises has obtained a written approval of the water supply and the sewage disposal system from the city of ithaca.”
  • Off-grid sanitationLimited

    Dwellings inside Ithaca city without public water or sewer

    • All dwelling places must be provided with a safe and adequate water supply and sewage disposal system.
    • Connection to public water and sewer is required when available.
    • Occupancy requires the city's written approval of the water supply and sewage disposal system.
    “all dwelling places, all commercial establishments, all industrial operations, and all places of public assembly shall be provided with a safe and adequate water supply and sewage disposal system.”
  • Mandatory utility hookupWater and sewer (with conditions)

    Premises inside Ithaca city that lack a safe and adequate water supply or sewer system

    • Connection is required only when a public water supply and public sewer system are available to the premises.
    • Distance or availability thresholds were not stated in the section read.
    “connection shall be made to a public water supply and public sewer system when available to premises not having a safe and adequate water supply and sewer system.”
  • Subdividing landRegulated (with conditions)

    Land divisions and subdivisions inside Ithaca city

    • Site condominium developments are a separate special-permit use in R-1 (article 24).
    “chapter 18 land divisions and subdivisions (§ 18-1 &ndash; § 18-202)”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Ithaca or Gratiot County directly.

  • Owner-builder exemption — Owner-builder construction of a home inside Ithaca city
  • Building code adopted — Building code adoption inside Ithaca city
  • Inspections — Building inspections for new homes inside Ithaca city
  • Camping on your land — Tent or temporary camping on private land inside Ithaca city
  • Tiny homes — Tiny homes used as dwellings inside Ithaca city
8 more unanswered
  • Septic inspection
  • Well permit
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees
  • Permit process

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Ithaca publishes no rule on the point, not that none exists. Gratiot County’s page lists the county offices to call.

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