HomeMy WebLinkAbout435 Wyckoff Rd. Zoning Officer's Report ti
vitlttqP of Taqugn lri 4ts
t V MARCHAM HALL
836 HANSHAW ROAD Kate Supron, Mayor
ITHACA, NEW YORK 14850 .loan M. Mangione, Clerk/Treasurer
- Angela M Podufalski, Deputy Clerk
a (607)257-1238 Brent A Cross, Engineer
fax(607)257-4910
ZONING OFFICER'S REPORT
DATE: December 12, 2014
TO: Planning Board Members
FROM : Brent Cross, Zoning Officer
RE: 435 Wyckoff Ave
The referenced project involves the construction of a new front porch addition on the
existing sorority building. Since the addition will change the footprint of an existing building
within the Multiple Housing District, such project is subject to Site Plan Review. A preliminary
presentation was made at the November Planning Board meeting, at which time the Planning
Board classified the project as a SEQR Type II Action per NYCRR 617.5.c.10, which does not
require further environmental review, and set a public hearing for the next meeting on
December 22, 2014 at 7pm. Due to the close proximity of the project to the City of Ithaca, the
details of this project are being submitted to the Tompkins County Planning Department for
review of intermunicipal impacts under GML 239.
In reviewing the project for compliance with the Village's zoning requirements, it was
observed that the front yard, on the side of the porch addition, is mostly within the City of
Ithaca. After much research and counsel from NYCOM and the Village Attorney(s), we
have concluded that the required yard which is located in the City of Ithaca is to be accepted as
being compliant with the Village's setback distance of 2x the height of the building. The building
elevation that faces Wyckoff Ave is approximately 30' high, which requires that the front yard
depth be at least 60' to the ROW. The applicants map indicates there to be 61' to the corner of
the new porch addition and 65' to the closest corner of the existing building.
Additionally, I have calculated that the footprint of the existing building plus the new addition is
equal to 7.9% lot coverage which is less than the 12% maximum allowed in the Multiple
Housing District. This does not include the land within the City of Ithaca.
The following properties are located within 200' of the applicant parcel: (sent notice by mail)
8-2-1: Tau Kappa Epsilon, 105 Westbourne Rd
8-4-1: Alpha Gamma Rho, 203 Highland Ave
14-7-1: Alpha Chi Sigma, 425 Wyckoff Ave
14-7-2: Pritz, 102 Brook Ln
14-7-3: Pritz, 106 Brook Ln
14-7-4: 216 Kelvin Place LLC, 216 Kelvin PI
14-7-5: Adler& Stevens, 212 Kelvin PI
14-7-8: Renison, 104 Brook Ln
14-8-1: First Congregational Church, 309 Highland Rd
14-8-2: Kovary, 101 Brook Ln
14-8-3: Alpha Epsilon Phi, 435 Wyckoff Ave
14-8-4: Indelicato, 305 Highland Rd
15-6-6: Delta Tau Epsilon Phi, 306 Highland Rd
15-6-7: OConnor, 505 Wyckoff Rd
15-6-8: Sarkus, 509 Wyckoff Rd
N�
OD
CL
LZ
-4
Lo
\ LLI
TT
NI S9\ ` W
ACE-
\\
LL, J
I LL
O 0..
\�, W
co
U U
X\ LO
N\ � I Lo
or)" i C
\ m o �,
z o\\ U) CL
o I
\ w
\ 120 S
r iEa
F.
MA'
- a O
Q
}
CeS a z
{} CO
Q
r / ry
059K AN'eve411
NOLLVAti ' l HO?1Od!4,GV 80L a]InS'P21 ueQ OSb o �,
9-1-I'99WOH uOWny
AB NOLdiL]53a 'ON 311ll 133H5 :N011dN�5301'Y31'OMd :A9 a301Mtld 59NP11'tln � .p lVt1 N 1
LILI
IFI
f
`i
}
it
I
f�
I
�f