HomeMy WebLinkAbout207 Kelvin Place Zoning Officer's ReportKate Supron, Mayor
Mary E Mills, Clerk
Angela M Podufalski, Deputy Clerk
Joan M Mangione, Treasurer
Brent A Cross, Engineer
Village of Cayuga Heights
MARCHAM HALL
836 HANSHAW ROAD
ITHACA, NEW YORK 14850
(607) 257-1238
fax (607) 257-4910
ZONING OFFICER’S REPORT
DATE: December 12, 2013
TO: PLANNING BOARD
FROM: Brent A. Cross, Zoning Officer
RE: 207 Kelvin Place
REPORT: I have received a zoning permit application and a site plan (see attached) for
construction of a new second floor over the existing garage. The existing garage and
new addition will be occupied as a four bedroom dwelling unit. Since the project
includes the creation of additional occupied space, it will require Site Plan Review
approval from the Planning Board.
The existing structure is a four unit apartment building that was originally constructed in
1907. Since the house was constructed prior to the adoption of zoning regulations, the
lot coverage and front/ side yard of the main house are pre-existing non-compliant. The
existing garage, as well as the new second floor addition, will be in compliance with all
zoning regulations including heights and setbacks.
The opposite corner of the house is located within the City of Ithaca. I have consulted
with the City Building and Zoning Department, who have confirmed that since no portion
of the addition project is within the City limits, they will defer all zoning/building permit(s)
to the Village. As additional information, the Village and City have an intermunicipal
agreement that defers routine fire inspections to the City staff, in lieu of both
municipalities trying to figure out what portions of the interior are under which
jurisdiction. Therefore, the construction of new dwelling unit will be permitted/inspected
by the Village and then “turned over” to the City for future fire inspections.
The house is located within the Cornell Heights Historic District. This is a district that
was created by the National Park Service (NPS) in 1984. Since the Village does not
have any historic preservation regulations, the Site Plan Review process is not
contingent upon approval by the NPS or the NYS Office of Historic Preservation. Such
approval would only be required if the project included funding from a NYS or Federal
program.
The developer will make a preliminary presentation at the 12/16/13 Planning Board
meeting. If there are no significant unaddressed issues, the PB will need to schedule a
public hearing for the next meeting and make a SEQR classification (possible Unlisted
Action). Since the property is also located within 500’ of the City municipal boundary, I
will forward the project information on to the Tompkins County Planning Department for
NYS GML 239 review so that we will have their comments prior to the public hearing.