HomeMy WebLinkAbout06-23-15 Planning and Development Board Meeting AgendaCITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
NOTICE OF MEETING
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The regular meeting of the PLANNING & DEVELOPMENT BOARD will be held at 6:00 p.m. on JUNE 23RD, 2015 in COMMON COUNCIL
CHAMBERS, City Hall, 108 E. Green Street, Ithaca, NY.
AGENDA ITEM Start Time
1. Agenda Review 6:00
2. Privilege of the Floor (3‐minute maximum per person ― if you will be speaking about a project
with a scheduled PUBLIC HEARING below, you are encouraged to speak at that time)
6:01
3. Special Order of Business ― Public Comment on Draft Comprehensive Plan 6:10
4. Site Plan Review
A. Project: Mixed‐Use Housing 6:25
Location: 210 Hancock St. (former Neighborhood Pride store)
Applicant: Ithaca Neighborhood Housing Services (INHS)
Actions: Project Update RECOMMENDATION TO BZA
Project Description: The applicant proposes to redevelop the entire 2.01‐acre parcel currently containing
the vacant former grocery store, a smaller commercial building, and a 110‐space parking lot. The
applicant proposes to construct 12 two‐story townhomes and a four‐story approximately 65,000‐SF
mixed‐use building with approximately 53 apartments and three ground‐floor commercial spaces, totaling
approximately 10,000 SF. Approximately 70 parking spaces will be provided ― approximately one third of
which will be on the ground floor of the apartment building. The applicant also proposes to convert
portions of Adams St. and Lake Ave. (both of which are public streets) by making them narrower, providing
green areas, and installing bike and pedestrian amenities. The project is in the B‐2a Zoning District and
will likely require Subdivision in the future. The project will require the following approvals: a Flood Plan
Development Permit, a variance from the Board of Zoning Appeals (BZA), approval from the Board of
Public Works (BPW) for improvements to property in the public way, funding approval from the Ithaca
Urban Renewal Agency (IURA), and approval from Common Council. This is a Type I Action under the City
of Ithaca Environmental Quality Review Ordinance, §176‐4 (h)(2),(k), and (n) and the State Environmental
Quality Review Act, §617.4 (9),for which environmental review was completed on May 26, 2015.
B. Project: Retail/Restaurant Building [REVISED PROJECT] 7:00
Location: 222 Elmira Rd. (Ithaca Plaza)
Applicant: Marx Realty & Improvement Co., Inc.
Actions: No Action ― Project Update Only
Project Description: The applicant proposes to construct a one‐story 3,400‐SF retail building with 49
parking spaces and associated landscaping, walkways, and other site improvements. The 6.1‐acre project
site contains an existing retail mall with 258 parking spaces. The project includes relocation of the existing
driveway to align with Fairgrounds Memorial Parkway. The project is in the SW‐2 Zoning District, which
allows a maximum building setback of 34 feet from the curbline. The project requires an Area Variance
for the proposed 40’ setback. The applicant has proposed a 4’‐tall architectural wall along a portion of the
frontage. This is an Unlisted Action under the City of Ithaca Environmental Quality Review Ordinance and
the State Environmental Quality Review Act, and is subject to environmental review.
C. Project: Tompkins Financial Headquarters 7:10
Location: 118 & 119 E. Seneca St.
Applicant: Trowbridge Wolf Michaels, LLP for Tompkins Trust Company
Actions: PUBLIC HEARING Determination of Environmental Significance
Consideration of Preliminary Site Plan Approval for Phases 1 & 2
Project Description: The applicant proposes to construct a 7‐story, 110,000‐SF office building as a new
corporate headquarters at 118 E. Seneca St., and to relocate the existing drive‐through teller to the
ground‐floor parking area of 119 E. Seneca Street. The new building will have a ground‐floor footprint of
approximately 6,600 SF (66’ x 100’) and will include retail services, building core, and other amenities
related to the building. There will be 20‐25 parking spaces accommodated on site to the north of the
ground‐floor footprint and under the building overhang. Each floor plate above the ground floor will be
16,300 SF. The front of the building will be set back several feet from the street line to align with the
Hilton Garden Inn. 119 E. Seneca Street will include a new 985‐SF drive‐through teller building. Existing
parking and drive aisles will be modified to create a teller window drive‐up lane, a vacuum‐actuated drive‐
up teller station, and a through‐lane for traffic. In addition to the drive lane associated with the teller
stations, a new ATM will be added to the site. Both sites are in the CBD‐100 Zoning District. This is a Type
I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”), §176‐4 B. (1) (h)[4]
and (n), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (6.)(iv), and is subject to
environmental review.
D. Project: Four Multi‐Family Dwellings ―“Pocket Neighborhood”7:45
Location: 215‐221 Spencer St.
Applicant: Noah Demarest for PPM Homes
Actions: Declaration of Lead Agency
Project Description: The applicant proposes to build a new multi‐family ‘pocket neighborhood’ on a
hillside site between W. Spencer St. and W. Cayuga St. The project will include four buildings, each of
which will be 3 stories tall and contain 3 units (12 units overall). A 12‐car parking area is proposed with
access off W. Cayuga Street. Site circulation will be organized with a series of landscaped stairs and
terraces connecting through the site. The project also includes lighting, retaining walls, and landscaping.
The project is in the R‐3b Zoning District and requires a Parking Variance. This is an Unlisted Action under
the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review
Act, and is subject to environmental review.
“An Equal Opportunity Employer with a commitment to workforce diversification.” 2
E. Collegetown Housing Project at Dryden & Linden ― Update 8:00
F. State Street Triangle (Trebloc) Mixed‐Use Project ―Update 8:15
5. Zoning Appeals 8:30
• #2986 ― Parking & Area and Variances: 210 Hancock St. (INHS)
• #2987 ― Area Variances : 105‐107 E. York St. (Semp)
6. Old/New Business
A. Special Meeting – June 30th, 2015 ― Comprehensive Plan Review
(http://www.cityofithaca.org/DocumentCenter/View/3105)
B. Proposal to Amend Collegetown Area Form Districts (CAFD) to Remove 20’ Minimum Spacing
Between Primary Structures on Same Parcel ― Discussion
(http://www.cityofithaca.org/DocumentCenter/View/1766)
C. Proposal to Reduce Width of E. Seneca Street in Downtown Core ― Discussion & Potential
Resolution to Board of Public Works (BPW)
D. Planning Board Recommendation to Tompkins County Legislature Regarding Proposals to
Redevelop Old Library Site
(http://www.tompkinscountyny.gov/planning/community‐planning/oldlibrary)
8:40
7. Reports
A. Planning Board Chair (verbal)
9:10
B. Director of Planning & Development (verbal)
C. Board of Public Works Liaison (verbal)
8. Approval of Minutes: 4/28/15 & 5/26/15 9:20
9. Adjournment 9:21
ACCESSING MEETING MATERIALS ONLINE
Site Plan Review & Subdivision Applications (and Related Documents)
Site Plan Review application documents are accessible electronically via the “Document Center” on the City web site
(www.cityofithaca.org/DocumentCenter), under “Planning & Development” > “Site Plan Review Project Applications,” and in the relevant year/month
folder. Subdivision application materials can be similarly located, but in the “Subdivision Applications” folder.
Zoning Appeal Materials are also accessible electronically via the “Document Center” on the City web site, under “Board of Zoning Appeals."
“An Equal Opportunity Employer with a commitment to workforce diversification.” 3
Trowbridge Wolf Michaels Landscape Architects LLP
1001 West Seneca Street, Suite 201 Ithaca, New York 14850 ph: 607.277.1400
www.twm.la
June 17, 2015
JoAnn Cornish, Director of Planning and Development
Department of Planning and Development
City of Ithaca
108 East Green Street
Ithaca, NY 14850‐5690
Re: Site Plan Review Update Package
Dear JoAnn:
We are pleased to provide the attached exhibits and supplemental information for the
Redevelopment of 210 Hancock Street.
The attached supplemental graphics illustrate site and architectural concepts for the project.
We trust that the Board will find this information helpful as it continues to evaluate the
development. We look forward to appearing before the Board at its next meeting on June 23,
2015. We are hopeful that with this additional information, the Board will be in a position to
make the determination of support to the Zoning Board of Appeals on the area variances
needed for the project. We anticipate being before the BZA in early July.
If you have any questions or require further information, please do not hesitate to call. We are
looking forward to presenting the project at the June 23, 2015 meeting.
Sincerely,
Peter Trowbridge, RLA, FASLA
Principal
Exhibits:
1. Site Plan Rendering, June 17, 2015
2. Multi‐Family Building Elevations (Page 1), June 17, 2015
3. Multi‐Family Building Elevations (Page 2), June 17, 2015
4. Architectural Floor Plans, Sheet AP100, June 17, 2015
5. Architectural Rendering: Patio at Corner of Hancock and First, Sheet AP505, June 17,
2015
6. Architectural Patio Section, Sheet AP506, June 17, 2015
7. Layout Plan, Sheet L201, June 17, 2015
8. Planting Plan, Sheet L401, June 17, 2015
9. Photometric Plan, Sheet 10F1, June 17, 2015
10. Site Details, Sheet L503, June 17, 2015
11. Interim Utility Plan, Sheet C101, June 17, 2015
12. Final Utility Plan, Sheet C102, June 17, 2015
13. ESC Plan – Demolition and Construction Plan, Sheet C103, June 17, 2015
14. ESC Plan – Stabilization, Sheet C104, June 17, 2015
15. Details, Sheet C201, June 17, 2015
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CITY OF ITHACA, TOMPKINS COUNTY, NEW YORK
ITHACA NEIGHBORHOOD HOUSING SERVICES
210 HANCOCK STREET20
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Page 1 of 7
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF) ― Part III
Project Name: Tompkins Financial Headquarters, 118 & 119 E. Seneca St.
Date Created: 5/14/15 | Revised by Planning & Development Board: 5/26/15 & 6/23/15
By Staff: 6/8/15 & 6/17/15
PROJECT DESCRIPTION
The applicant proposes to construct a seven (7) story, 110,000‐SF office building as a new corporate
headquarters at 118 E. Seneca St., and to relocate the existing drive‐through teller to the ground‐
floor parking area of 119 E. Seneca Street. The new building will have a ground‐floor footprint of
approximately 6,600 SF (66’ x 100’) and will include retail services, building core, and other
amenities related to the building. There will be 20‐25 parking spaces accommodated on site to the
north of the ground‐floor footprint and under the building overhang. Each floor plate above the
ground floor will be 16,300 SF. The front of the building will be set back several feet from the street
line to align with the Hilton Garden Inn. 119 E. Seneca Street will include a new 985‐SF drive‐
through teller building. Existing parking and drive aisles will be modified to create a teller window
drive‐up lane, a vacuum‐actuated drive‐up teller station, and a through‐lane for traffic. In addition
to the drive lane associated with the teller stations, a new ATM will be added to the site. Both sites
are in the CBD‐100 Zoning District. This is a Type I Action under the City of Ithaca Environmental
Quality Review Ordinance (“CEQRO”), §176‐4 B. (1) (h)[4] and (n), and the State Environmental
Quality Review Act (“SEQRA”), §617.4 (6.)(iv), and is subject to environmental review. The project
has undergone Design Review.
IMPACT ON LAND
The project sites are both existing developed sites in the downtown core. At 119 E. Seneca Street,
site development will require demolition and removal of most paving, 5 trees, associated
landscaping, and a portion of the City sidewalk and curbcut. At 118 E. State Street, site
development will require removal of all paving, 29 trees and associated landscaping, all buildings
and other structures, as well as the existing City sidewalk and granite curbing. A pile foundation is
anticipated. Foundation preparation will require excavation of approximately 4,500 CY of materials.
A geotechnical study is underway. According to the applicant, soil borings began at the site of the
new headquarters building on Thursday, June 4, 2015 and should be completed by June 12, 2015.
As of June 8, 2015, two borings had been completed to refusal at a depth of approximately 76’,
located on the east side of the site. Boring logs for the completed borings reveal fill to 5’, with loose
to very loose sand to a depth of 66’ overlying dense glacial till with shale fragments. Standing
groundwater was encountered at approximately 17’.
Based on this information, the structural engineer anticipates the building will be founded on 75‐
100 steel H piles, driven to bear in dense glacial till‐like material at a depth that begins
approximately 66’ below existing ground elevation.
The sequence of foundation construction will be as follows: site clearing, including demolition of
existing drive‐through building; excavation to basement subgrade elevation within the first‐floor
footprint; and pile installation. Due to the sandy nature of the existing soils and the close proximity
of the building site to Seneca Street and adjacent buildings, installation of temporary excavation
support will be required (discussed below).
Page 2 of 7
Pile driving is expected to progress relatively quickly due to the loose, sandy nature of the overlying
soils. The structural engineer expects a total duration of three to four weeks from commencement
of pile driving until completion.
To minimize disturbance to local area residents, any vibratory pile‐driving will be restricted to the
hours of 8:00 a.m. to 4:30 p.m., Monday‐Friday. All other exterior noise‐producing construction
activity is limited to the hours between 7:30 a.m. and 7:30 p.m., Monday‐Friday.
The project sponsor proposes to protect adjacent buildings and other existing site development ―
such as the sidewalk and Seneca Street ― through the use of temporary excavation support and a
structured vibration‐monitoring program. Excavation support will consist of temporary retaining
wall structures to prevent undermining soils adjacent to the foundation excavation and to allow
workers safe access within the excavation. Either steel‐sheet piles or steel‐soldier piles with wood
lagging will be used by the contractor for support for excavation. Vibration monitoring and other
aspects of the pile driving protection and monitoring plan will be required for temporary support for
excavation piling work.
The project sponsor anticipates the following limits will be specified for construction‐induced
vibration.
PPV** Action
Review Level 0.2 in./sec. Modify Construction Activities
Alert Level 0.3 in./sec. Stop Work and Perform Structural Stability Assessment
** PPV = Peak Particle Velocity, typically measured at ground level recording the vibration amplitude
along the ground surface in the vertical direction.
The project sponsor intends to conduct a trial pile or other trial method of inducing vibration with
vibration‐monitoring equipment in place. Vibration‐monitoring during construction of the index pile
will also provide this information. Alternatives to impact‐driven piles will be explored, determined
by whether the recommended vibration levels are exceeded. The applicant will also develop a
monitoring plan prior to construction.
The Lead Agency understands the above discussion pertains only to maximum recommended
vibration levels to prevent damage to adjacent buildings. Any vibrations, including those at lower‐
than‐recommended levels, will be noticeable to adjacent building occupants, and likely be
considered a disturbance. However, this impact is temporary, unavoidable, and will be mitigated
through the limit of construction hours.
IMPACT ON WATER
No impact anticipated.
IMPACT ON DRAINAGE
The two sites have a combined total of 80% pavement or buildings, and 20% landscaping or gravel.
The proposed conditions over both sites are 95% pavement or buildings, and 5% landscaping.
Under review by City Storm Water Pollution Prevention Management Officer.
Page 3 of 7
IMPACT ON AIR
The project site is in a densely populated area. Construction of the 7‐story building is projected to
last 14‐18 months and will likely be concurrent with several other construction projects in the
downtown area.
The cumulative impacts of airborne dust could have a negative impact during the construction
period. The excavation and the preparation of foundations can also create the potential for
increased dust and dirt particles in the air. The applicant has agreed to employ the following
applicable dust‐control measures as appropriate:
• Misting or fog spraying site to minimize dust.
• Maintaining crushed stone tracking pads at all entrances to the construction site. Re‐seeding
disturbed areas to minimize bare exposed soils.
• Keeping roads clear of dust and debris.
• Requiring trucks to be covered.
• Prohibiting burning of debris on site.
No impact anticipated.
IMPACT ON PLANTS & ANIMALS
Site development requires removal of 39 trees and associated landscaping. Both sites currently
have a combined total of 20% landscaping. After construction, landscaping will be 5% of the sites.
No impact anticipated.
IMPACT ON AESTHETIC RESOURCES
The project site is located in the city’s retail, tourism, and entertainment center. At approximately
104’ and seven stories, the building will be visible from portions of the Commons, State Street,
Seneca Street, and East Hill, and will be visible from points within the Ithaca Downtown National
Register Historic District, the DeWitt Park Local Historic District, and possibly the East Hill Local
Historic District.
The applicant has provided street‐level elevations showing the proposed Headquarters Building as
well as the Hilton Garden Inn and the DeWitt Building from both Seneca and Buffalo Streets, and
visualizations from the following points: looking west from Cayuga; looking east from Aurora; and
looking across the street from the opposite side of Seneca Street.
• More information on building materials is needed (keyed colored elevations) to be provided
during Site Plan Review.
• More information on rooftop mechanicals is needed. Mechanical housing should be shown on
all renderings and elevations. Applicant to submit a rooftop plan. Materials for screening
should be specified. This information can be provided during Site Plan Review.
Also see Impact on Historic Resources.
No impact anticipated.
Page 4 of 7
IMPACT ON HISTORIC RESOURCES
The Lead Agency sought a recommendation from Bryan McCracken, City Historic Preservation
Planner, regarding and potential impacts of the project to the adjacent historic districts. In a memo
dated May 20, 2015, from McCracken to the Planning Board, he offered the following:
The proposed exterior cladding materials and fenestration of the new Tompkins Financial
Headquarters Building at 118 East Seneca Street are compatible with, and complementary to, the
DeWitt Park Historic District and will contextually integrate the new building into its environment.
Stone and brick are used extensively throughout the district and are the predominant materials used
in the DeWitt Building, which has a rusticated stone first story and brick upper stories, and 119‐120
E. Buffalo Street, which is largely brick. With respect to the broader context of Seneca Street and the
Ithaca Downtown Historic District, the proposed use of stone and brick cladding is also compatible
and complementary. Several programmatically similar buildings located across from the project site
on Seneca Street have similar façade treatments as those proposed for the new building. These
buildings are located in the National Register Ithaca Downtown Historic District and include 108‐110
and 114‐118 N. Tioga and 121 E. Seneca (located outside of district but eligible for designation). The
fenestration of the proposed new building has a similar solid and pierced pattern as the DeWitt
Building and others within the surrounding neighborhood, and is compatible with the Dewitt Park
Historic District.
I understand that plans for the building are in the preliminary stages and more work with will be
done to refine the design. As this work continues, I would encourage the designers to consider the
size, scale and proportion, and massing of the Tompkins Financial Headquarters Building as it relates
to that of the DeWitt Building, the double house at 119‐121 E. Buffalo and the other buildings within
the DeWitt Park Historic District. While urban in character, the DeWitt Park Historic District provides
a visual transition from the density of the urban core to the south and the residential character of the
neighborhoods to the north. To the preserve this quality, the visual impact of the building’s seven‐
story height could be reduced through the incorporation of step backs, alternate cladding materials
on the uppermost stories or other design features. A large‐scale vegetative buffer along the west and
north property lines would also help reduce the overall visual impact of the development on the
historic district. These considerations will ensure that the new building will not substantially impact
the district’s historic spatial relationships and aesthetic quality.
The treatment of the upper four stories of the mixed‐use development at the northwest corner of
Tioga and Seneca Streets, currently the Hilton Garden Inn, is a good example of how visual weight
can be reduced through the use of design features. These stories were stepped back and an alternate
cladding material used to visually minimize the size, scale and massing of the upper floors, which
preserved the historic spatial relationships and aesthetic significance that characterize the DeWitt
Park Historic District. One specific example is the fourth‐story cornice, which was designed to align
with the primary roofline of the DeWitt Building. This relationship respects the prominence of the
historic building and preserves the historic proportional relationship between the buildings on E.
Seneca Street and those on E. Buffalo Street. The incorporation of similar design features in the
Tompkins Financial Headquarters Building will ensure that its size, scale and massing are compatible
with DeWitt Park Historic District.
The Lead Agency also requested that the applicant consider providing enhanced landscaping on
the north side of the building ― possibly in coordination with the adjacent property owner ― as
well as on the west façade of the drive‐through building.
Page 5 of 7
The applicant has further developed the building façades. The revised design addressed the
above‐referenced concerns through a varied use of materials ― specifically limestone on the
bottom six floors and black brick on the seventh floor ― as well as a black brick ‘column’ that
descends to the ground plane and wraps around the west façade.
The Design Review Committee reviewed the project on 6/8/15 and offered the following
recommendations.
For headquarters building:
• Add windows to the stairtower on the north façade.
• Wrap band of larger‐paned glass vertically down black brick ‘column’ (same as narrower band of
glass) on Seneca Street façade.
• Inset ground‐floor columns, if possible.
• Vary the massing: Consider enhancing the change in materials on the Seneca Street façade
(between limestone and black brick) with changes to the building volumes ― such that the
materials express differing interior spaces.
• Strengthen the horizontal reference to the DeWitt Building roofline.
• Vary patterning/finishes on exterior veneers (e.g., progressively rusticated limestone)
• Enhance entrance ― pedestrian entrance should be more powerful/prominent than vehicular
entrance.
• Consider green roof and possible balcony or terrace.
• Incorporate architectural language from the north and south façades into the east and west
façades to add more interest.
• Coordinate with adjacent property owner to create a space for taller landscaping at north
façade ― or‐ incorporate a green screen.
For drive‐through location:
• Plant a green screen or other landscaping on west wall.
Also See Impact on Aesthetic Resources.
No impact anticipated.
IMPACT ON OPEN SPACE AREA
No impact anticipated.
IMPACT ON TRANSPORTATION
The project proposes to remove one ADA street parking space in front of 119 E. Seneca Street, shift
the ADA designation to a parking space to the west, and add 4 parking spaces in front of 113 E.
Seneca Street. The proposed north property site plan includes 28 bicycle parking spaces. City
bicycle parking standards require 27 bicycle spaces for the 64,095‐nsf building (1 space per 2,500
nsf). In addition, there are 2 bicycle parking spaces on the south property site plan.
The project consolidates the company’s scattered downtown employees, while also allowing room
for future expansion. The new building will be the central office for all [NUMBER] downtown
employees and an additional 20 new employees currently housed in East Hill. The project sponsor
estimates 77 new employees will be added over the next 10 years.
Page 6 of 7
The project is in close proximity to public transportation and is walkable from many points within
the city. The Lead Agency has required, and the applicant has agreed, to develop and implement a
Transportation Demand Management strategy plan to reduce single‐occupancy vehicle trips. A draft
of the plan will be a condition of Final Site Plan Approval for the Headquarters Building. At a
minimum, the plan should provide an inventory of existing of employee commuting patterns and
modes, including location and capacity of current parking facilities, future anticipated needs, as well
as strategies to provide incentives for alternatives to single‐occupancy vehicle commuting, such as:
• Vanpooling
• Carpooling
• Remote parking
• Flexible work schedules and telecommuting options
• Public transportation
The applicant has met with Tim Logue, City Transportation Engineer, and Frank Nagy, City Director
of Parking, to discuss the traffic and street parking impacts of the project. The applicant has
submitted a letter dated June 8, 2015 from Amy Drake, Senior Traffic Engineer at SRF Associates, in
response to Logue’s request for a Trip Generation Report. The letter and other project information
is currently under review by the City Transportation Engineer, who has stated he has no
transportation concerns.
NYS DOT initially raised concerns about dual exit lanes proposed for the drive‐through; however, in
a letter dated May 12, 2015 from Mark Frechette, DOT Director, Planning & Program Management
Group, it was stated that: “After reviewing the project in closer detail, we will allow the dual exit
lanes onto East Seneca Street.”
The Lead Agency has requested the width of the sidewalk in front of the building be a minimum of
12 feet from curb to building face with an unobstructed pedestrian zone of at least 9’. Due to site
constraints, the applicant has agreed to provide an 11.5’ sidewalk. The Lead Agency has requested
the two proposed street trees in front of the building be removed to better accommodate
pedestrians.
Construction access to the site will primarily be from Seneca Street. The applicant anticipates the
parking lane directly in front of the 118 E. Seneca Street site will be closed for material deliveries for
the duration of the project. A self‐erecting crane is anticipated to be installed within the elevator
shaft, central to the building, for the erection of steel and other building materials. Contractor
staging areas will be contained completely on‐site, as well as the job‐site offices of the contractor.
Deliveries and materials are expected to arrive from Route 79 and Route 13.
There will be no on‐site parking available for contractors during construction. The project sponsor
intends to require contractors to use public parking for the duration of construction. The Lead
Agency requires, and the applicant has agreed, that all contractor parking will be directed toward
the Cayuga Street garage, which has the greatest daytime capacity and is least likely to conflict with
downtown workers, shoppers, business owners, and residents already affected by multiple
concurrent construction projects.
Page 7 of 7
The project sponsor has agreed to maintain safe public sidewalk routes during construction. Two
lanes of traffic will remain open during construction, as well. It is anticipated concrete traffic
barriers will be used to separate pedestrians from street traffic, when the pedestrian routes are
shifted into the adjacent street. See attached diagram FIG‐01 showing the possible pedestrian
circulation re‐routing scenarios. A Street Permit will be required for any work in the City right‐of‐
way.
IMPACT ON ENERGY
No impact anticipated.
IMPACT ON NOISE & ODORS
Construction impacts ― See Impacts to Land.
IMPACT ON PUBLIC HEALTH
The applicant is currently conducting a Phase 1 ESA.
No impact anticipated.
IMPACT ON GROWTH & CHARACTER OF COMMUNITY OR NEIGHBORHOOD
The applicant’s preferred option for gas service for the new building: the best solution is to extend a
service line from NYSEG's medium‐pressure main on East Buffalo Street. Since the project lands do
not extend to East Buffalo Street, an easement would need to be obtained from one of the adjacent
neighboring properties to the north. If the project is not able to obtain the necessary easement,
alternative solutions would include the following:
1. Service from NYSEG's low‐pressure main on East Seneca Street, albeit at a reduced level of
service.
2. Extension of the medium‐pressure system within the street rights‐of‐way from East Buffalo
Street to the site on East Seneca Street.
The applicant is concerned lack of gas service from the medium‐pressure system may also preclude
the use of a natural gas‐fired backup generator for the project.
No impact anticipated.
Prepared by: Lisa Nicholas, AICP, Senior Planner
PROPOSED RESOLUTION Tompkins Financial Headquarters
CEQR ― Negative Declaration 119 & 118 E. Seneca St.
City of Ithaca Planning & Development Board
June 23, 2015
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and Development
Board for a seven-story office building and drive-through teller building, and
WHEREAS: the applicant proposes to construct a seven-story 110,000-SF office building as a new corporate
headquarters at 118 E. Seneca St., and to relocate the existing drive-through teller to the ground-floor parking area of 119
E. Seneca Street. The new building will have a ground-floor footprint of approximately 6,600 SF (66’ x 100’) and will
include retail services, building core, and other amenities related to the building. There will be 20-25 parking spaces
accommodated on-site to the north of the ground-floor footprint and under the building overhang. Each floor plate above
the ground floor will be 16,300 SF. The front of the building will be set back several feet from the street line to align
with the adjacent Hilton Garden Inn. 119 E. Seneca Street will include a new 985-SF drive-through teller building.
Existing parking and drive aisles will be modified to create a teller window drive-up lane, a vacuum-actuated drive-up
teller station, and a through-lane for traffic. In addition to the drive lane associated with the teller stations, a new ATM
will be added to the site. Both sites are in the CBD-100 Zoning District. The seven-story building has undergone
DESIGN REVIEW, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),
§176-4 B. (1) (h)[4] and (n), and the State Environmental Quality Review Act (“SEQRA”), §617.4 (6.)(iv), and is subject
to environmental review, and
WHEREAS: it has been requested that the NYS DOT and the Tompkins County Industrial Development Agency (IDA),
both potentially involved agencies, consent to the City of Ithaca Planning and Development Board’s being Lead Agency
for this project, and
WHEREAS: both agencies have consented to the City of Ithaca Planning and Development Board’s being Lead Agency
for this project, and
WHEREAS: the Planning Board, did on April 28, 2015 declare itself Lead Agency in the environmental review of the
Project, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other
interested parties have been given the opportunity to comment on the proposed project and any received comments have
been considered, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on June 23, 2015 reviewed and
accepted as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and Parts 2 and
3, prepared by Planning staff and and revised by the Planning Board; and the following drawings: “Boundary and
Topographic Map of No. 109 No. 111 and No. 113-119 & 121 East Seneca Street, City of Ithaca, Tompkins County New
York” and “Boundary and Topographic Map Showing Lands of Tompkins Trust Company, Located at 118 East Seneca
Street, City of Ithaca, Tompkins County New York,” both prepared by T.G. Miller, P.C and dated 2/25/15; “Utility
Demolition Plan (C101 & C102),” “Utility Plan (C103 & C104),” “South Side Rendering (L001),” “North Side
Rendering (L001),” “Demo Plan (L101 & L102),” “Layout Plan (L201 & L202),” “Grading Plan L301 & L302),”
“Planting Plan (L401 & L402),” “Site Details (L501),” “Ground Floor Plan (A101),” “2nd-7th Floors (A102),” “Ground
Floor Plan (A103),” “Headquarters Elevation South (A201),” “Headquarters Elevation South (A201),” “Headquarters
Elevation South (A201),” “Headquarters Elevation East (A202),” “Headquarters Elevation North (A203),”
“Headquarters Elevation West (A204),” “Drive Thru Elevation South (A201),” “Drive Thru Elevation North (A205),”
“Drive Thru Elevation East (A206),” “Drive Thru Elevation South (A207),” and “Drive Thru Elevation West (A208),”
all dated 5/12/15; and “Street Corner Perspectives,” “Street Elevations,” Headquarters Perspective,” and “Drive Thru
Perspective” dated 6/9/15 and all prepared by Trowbridge Wolf Michaels Landscape Architects and HOLT Architects;
and other application materials, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board determines the proposed project will result in no
significant impact on the environment and a Negative Declaration for purposes of Article 8 of the Environmental
Conservation Law be filed in accordance with the provisions of Part 617 of the State Environmental Quality Review Act.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 0
PROPOSED RESOLUTION Tompkins Financial Headquarters
Preliminary Site Plan Approval 119 & 118 E. Seneca St.
City of Ithaca Planning & Development Board
June 23, 2015
WHEREAS: an application has been submitted for review and approval by the City of Ithaca Planning and
Development Board for a seven-story office building and drive-through teller building, and
WHEREAS: the applicant proposes to construct a seven (7) story, 110,000-SF office building as a new corporate
headquarters at 118 E. Seneca St., and to relocate the existing drive-through teller to the ground-floor parking area
of 119 E. Seneca Street. The new building will have a ground-floor footprint of approximately 6,600 SF (66’ x
100’) and will include retail services, building core, and other amenities related to the building. There will be 20-25
parking spaces accommodated on-site to the north of the ground-floor footprint and under the building overhang.
Each floor plate above the ground floor will be 16,300 SF. The front of the building will be set back several feet
from the street line to align with the adjacent Hilton Garden Inn. 119 E. Seneca Street will include a new 985-SF
drive-through teller building. Existing parking and drive aisles will be modified to create a teller window drive-up
lane, a vacuum-actuated drive-up teller station, and a through-lane for traffic. In addition to the drive lane
associated with the teller stations, a new ATM will be added to the site. Both sites are in the CBD-100 Zoning
District. The seven-story building has received Design Review, and
WHEREAS: this is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance
(“CEQRO”), §176-4 B. (1) (h)[4] and (n), and the State Environmental Quality Review Act (“SEQRA”), §617.4
(6.)(iv), and is subject to environmental review, and
WHEREAS: it has been requested that the NYS DOT and the Tompkins County Industrial Development Agency
(IDA), both potentially involved agencies, consent to the City of Ithaca Planning and Development Board’s being
Lead Agency for this project, and
WHEREAS: both agencies have consented to the City of Ithaca Planning and Development Board’s being Lead
Agency for this project, and
WHEREAS: the Planning Board did on April 28, 2015 declare itself Lead Agency in the environmental review of
the project, and
WHEREAS: legal notice was published and property posted in accordance with Chapters 276-6 (B) (4) and 176-12
(A) (2) (c) of the City of Ithaca Code, and
WHEREAS: a Public Hearing for the proposed action was held on June 23, 2015, and
WHEREAS: the City of Ithaca Conservation Advisory Council, Tompkins County Planning Department, and other
interested parties have been given the opportunity to comment on the proposed project and any received comments
have been considered, and
WHEREAS: the Design Review Committee met on June 8, 2015 and recommended the following:
• Be more explicit about intention for sustainable building materials, construction practices and building
functions. Consider use of photovoltaic glazing. Building should be an example of sustainability in the
downtown, and
• Add windows to the stair tower on the north façade, and
• Wrap band of larger-paned glass vertically down black brick “column” (same as narrower band of glass) on
Seneca Street façade, and
• Inset ground floor columns if possible, and
• Vary the massing: Consider enhancing the change in materials on the Seneca Street façade (between limestone
and black brick) with changes to the building volumes ― such that the materials express differing interior
spaces, and
• Strengthen the horizontal reference to the DeWitt Building roofline, and
• Vary patterning/finishes on exterior veneers (e.g., progressively rusticated limestone), and
• Enhance entrance ― pedestrian entrance should be more powerful/prominent than vehicular entrance, and
• Consider green roof and possible rooftop balcony or terrace, and
• Incorporate architectural language from the north and south façades into the east and west façades to add more
interest, and
• Coordinate with adjacent property owner to create a space for taller landscaping at north façade ― or
incorporate a green screen, and
• For drive-through location: Plant a green screen or other landscaping on west wall, and
WHEREAS: the Planning Board, acting as Lead Agency in environmental review, has on June 23, 2015 reviewed
and accepted as adequate a Full Environmental Assessment Form (FEAF), Part 1, submitted by the applicant, and
Parts 2 and 3, prepared by Planning staff and and revised by the Planning Board; and the following drawings:
“Boundary and Topographic Map of No. 109 No. 111 and No. 113-119 & 121 East Seneca Street , City of Ithaca,
Tompkins County New York” and “Boundary and Topographic Map Showing Lands of Tompkins Trust Company,
Located at 118 East Seneca Street, City of Ithaca, Tompkins County New York,” both prepared by T.G. Miller, P.C
and dated 2/25/15; “Utility Demolition Plan (C101 & C102),” “Utility Plan (C103 & C104),” “South Side
Rendering (L001),” “North Side Rendering (L001),” “Demo Plan (L101 & L102),” “Layout Plan (L201 & L202),”
“Grading Plan L301 & L302),” “Planting Plan (L401 & L402),” “Site Details (L501),” “Ground Floor Plan
(A101),” “2nd-7th Floors(A102),” “Ground Floor Plan (A103),” “Headquarters Elevation South (A201),”
“Headquarters Elevation East (A202),” “Headquarters Elevation North (A203),” “Headquarters Elevation West
(A202),” “Drive Thru Elevation South (A201),” “Drive Thru Elevation North (A205),” “Drive Thru Elevation East
(A206),” “Drive Thru Elevation South (A207),” and “Drive Thru Elevation West (A208),” all dated May 12, 2015;
and “Street Corner Perspectives,” “Street Elevations,” “Headquarters Perspective,” and “Drive Thru Perspective,”
dated June 9, 2015 and all prepared by Trowbridge Wolf Michaels Landscape Architects and HOLT Architects; and
other application materials, and
WHEREAS: the Planning and Development Board did on June 23, 2015 determine the proposed project will result
in no significant impact on the environment and did make a Negative Determination of Environmental Significance,
now, therefore, be it
RESOLVED: that the Planning and Development Board does hereby grant Preliminary Site Plan Approval to the
entire project (both the Headquarters Building and the Drive-Through), subject to the following conditions:
i. Written approval from the City of Ithaca Fire Chief that the project meets all fire access needs, and
ii. Written approval from the City Stormwater Management Officer, and
iii. Submission for approval by the Planning Board of revised building elevations, site plan, and other
materials, showing applicant’s response to the June 8, 2015 recommendations of the Design Review
Committee, and
iv. Submission for approval by the Planning Board of colored elevations with keyed building materials, and
v. Submission for approval by the Planning Board of project details including, but not limited to, signage,
paving materials, exterior furnishings, and lighting, and
vi. Submission for approval by the Planning Board of a Transportation Demand Management Plan, that, at a
minimum, provides an inventory of existing employee commuting patterns and modes, location and
capacity of current parking facilities, future anticipated needs, as well as strategies to provide incentives for
alternatives to single-occupancy vehicle commuting.
Moved by:
Seconded by:
In favor:
Against:
Abstain:
Absent:
Vacancies: 0
PROPOSED RESOLUTION City of Ithaca Planning & Development Board
Declaration of Lead Agency Four Multi-Family Dwellings
215-221 Spencer Street
June 23, 2015
WHEREAS: 6 NYCRR, Part 617, of the State Environmental Quality Review Law and Chapter
176.6 of the City Code, Environmental Quality Review require that a Lead Agency be established
for conducting environmental review of projects in accordance with local and state environmental
law, and
WHEREAS: State Law specifies that, for actions governed by local environmental review, the
Lead Agency shall be that local agency which has primary responsibility for approving and
funding or carrying out the action, and
WHEREAS: the City of Ithaca Planning and Development Board has one pending application for
Site Plan Approval for four multi-family dwellings to be located at 215-221 Spencer St., by Noah
Demarest for PPM Homes (Ed Cope), and
WHEREAS: the applicant proposes to build a new multi-family “pocket neighborhood” on a
hillside site between W. Spencer St. and W. Cayuga St. The project will include four buildings,
each of which will be 3 stories tall and contain 3 units (12 units overall). A 12-car parking area is
proposed with access off W. Cayuga Street. Site circulation will be organized with a series of
landscaped stairs and terraces that connect through the site. The project also includes lighting,
retaining walls, and landscaping. The project is in the R-3b Zoning District and requires a
variance for parking, and
WHEREAS: this is an Unlisted Action under the City of Ithaca Environmental Quality Review
Ordinance and the State Environmental Quality Review Act, and is subject to environmental
review, now, therefore, be it
RESOLVED: that the City of Ithaca Planning and Development Board does hereby declare itself
Lead Agency for the environmental review of the proposed project, to be located 215-221
Spencer Street in the City of Ithaca.
Moved by:
Seconded by:
In Favor:
Against:
Abstain:
Absent:
Vacancies: 0
APPEAL #2986 210 HANCOCK STREET
(ITHACA NEIGHBORHOOD HOUSING SERVICES)
Appeal of Ithaca Neighborhood Housing Services (INHS) for Area pVariances for a proposed
redevelopment of 210 Hancock Street. The applicant is requesting variances from Section 325-8,
Columns 4, 5, and 9, Off-Street Parking, Off-Street Loading, and Height in Feet, respectively,
requirements of the Zoning Ordinance.
INHS proposes to redevelop the block where the property 210 Hancock Street and 423 First Street
are located. 210 Hancock Street is the address of the former Neighborhood Pride grocery store and
includes 423 First Street, a small office building. Under INHS’ proposed plan, these two existing
buildings will be demolished with the intention of redeveloping the block into a mixed-use and
mixed-income housing development. Along First Street, INHS wants to construct a four-story,
approximately 65,000 SF, mixed-use building. This building will provide parking and three office
spaces on the first floor (one for an Early Head Start facility) and one- and two-bedroom apartments
on floors two through four. The Lake Avenue side of the proposed development will be composed of
twelve owner-occupied townhouses and their associated off-street parking. The variances requested
by the applicant are limited to the mixed-use portion of the project.
The mixed-use development requires 84 off-street parking spaces. The applicant proposes providing
64 spaces for the mixed-use building, which will include housing, a daycare center, and offices. An
INHS survey shows that persons living in INHS’ low-income housing projects frequently do not own
cars. Neighborhood residents have also commented on the proposed project and encouraged INHS to
provide greenspace as an alternative to some of the required parking.
The applicant also needs a variance from the off-street loading requirement, which requires five
loading spaces for the mixed-use development. The applicant also believes that, due to the nature of
the proposed development, four loading spaces will be sufficient for the project.
Finally, the applicant requires a variance for the height of the proposed mixed-use building. Because
much of the proposed development is in the 100-year flood zone, the mixed-use building must be
constructed so the first floor is one foot above base flood elevation, determined by FEMA. To meet
this requirement, the four-story building will require a height of 46’6”. While a 4-story building is
allowed in the Zoning District, the building height is limited to 40 feet.
The proposed mixed-use development is in a B-2a Zoning district where the proposed uses are
allowed. However, Section 325-38 requires that variances be granted before a Building Permit is
issued.
CITY OF ITHACA
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CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850‐5690
DEPARTMENT OF PLANNING, BUILDING, & ECONOMIC DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Development – 607‐274‐6550 Community Development/IURA – 607‐274‐6559
Email: dgrunder@cityofithaca.org Email: iura@cityofithaca.org
Fax: 607‐274‐6558 Fax: 607‐274‐6558
TO: Board of Zoning Appeals
FROM: Planning & Development Board
DATE: June 24, 2015
SUBJECT: Comments for Zoning Appeals 2986 & 2987
On June 23, 2015, members of the Planning and Development Board discussed the above‐listed zoning appeals
and agreed to forward the following recommendations:
APPEAL #2986 210 HANCOCK STREET
Area & Parking Variances
Appeal of Ithaca Neighborhood Housing Services (INHS) for Area Variances for a proposed redevelopment of 210
Hancock Street. The applicant is requesting variances from Section 325‐8, Columns 4, 5, and 9, Off‐Street
Parking, Off‐Street Loading, and Height in Feet, respectively, requirements of the Zoning Ordinance.
INHS proposes to redevelop the block where the property 210 Hancock Street and 423 First Street are located.
210 Hancock Street is the address of the former Neighborhood Pride grocery store and includes 423 First Street,
a small office building. Under INHS’ proposed plan, these two existing buildings will be demolished with the
intention of redeveloping the block into a mixed‐use and mixed‐income housing development. Along First
Street, INHS wants to construct a four‐story, approximately 65,000 SF, mixed‐use building. This building will
provide parking and three office spaces on the first floor (one for an Early Head Start facility) and one‐ and two‐
bedroom apartments on floors two through four. The Lake Avenue side of the proposed development will be
composed of twelve owner‐occupied townhouses and their associated off‐street parking. The variances
requested by the applicant are limited to the mixed‐use portion of the project.
The mixed‐use development requires 84 off‐street parking spaces. The applicant proposes providing 64 spaces
for the mixed‐use building, which will include housing, a daycare center, and offices. An INHS survey shows that
persons living in INHS’ low‐income housing projects frequently do not own cars. Neighborhood residents have
also commented on the proposed project and encouraged INHS to provide greenspace as an alternative to some
of the required parking.
The applicant also needs a variance from the off‐street loading requirement, which requires five loading spaces
for the mixed‐use development. The applicant also believes that, due to the nature of the proposed
development, four loading spaces will be sufficient for the project.
Finally, the applicant requires a variance for the height of the proposed mixed‐use building. Because much of
the proposed development is in the 100‐year flood zone, the mixed‐use building must be constructed so the first
floor is one foot above base flood elevation, determined by FEMA. To meet this requirement, the four‐story
building will require a height of 46’6”. While a 4‐story building is allowed in the Zoning District, the building
height is limited to 40 feet.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
1 of 3
“An Equal Opportunity Employer with a commitment to workforce diversification.”
2 of 3
The proposed mixed‐use development is in a B‐2a Zoning district where the proposed uses are allowed.
However, Section 325‐38 requires that variances be granted before a Building Permit is issued.
The Board strongly recommends granting the requested variances.
The location of the site makes it an interface/transition the between primarily residential neighborhoods to the
east and south and the more varied development to the north and west approaching the NYS Rte. 13 corridor.
The Lead Agency finds the project sponsor has adequately mitigated these conditions in the following ways:
• Establishing residential use on a formerly single‐use commercial site.
• Locating the larger mixed‐use building on the western portion of the site, with the longest façade
fronting First St., while locating the smaller‐scale townhomes on the east of the site fronting Cascadilla
Creek.
• Breaking up the massing of the mixed‐use building by changes in façade planes and materials, and by
providing pedestrian access through the building at three locations.
• Designing the multi‐family building and townhomes to reflect, in materials and form, existing historic
commercial buildings and houses in the surrounding neighborhood.
• Conversion of Lake Ave. and Adams St. into a greenway and playground reinforces the transition to the
creek and offsets the overall density of the site. Relative density (32.1/acre = 2.01 acre project site only
AND 23.6/acre ― including conversion of 0.77 acres of City ROW) [Rough Comparison: Cascadilla Green:
23/acre, Housing Authority Housing: +/‐20/acre.]
Concerns have been expressed regarding the height of the mixed‐use building and its potential impact on
shading. The project sponsor has submitted a drawing titled “210 Hancock St. Redevelopment ‐ Shade Studies,”
dated 4/1/15 and prepared by HOLT Architects. The drawing illustrates that shading effects will be minimal,
except morning shading during the winter solstice.
The project sponsor has stated the intention to provide the number of parking spaces required by zoning for the
townhomes and commercial portions of the project, but believes parking demand for the multi‐family units will
be lower than required zoning. In a letter to Phyllis Radke and the Board of Zoning Appeal from Scott Reynolds,
Director for Real Estate for INHS and dated 3/19/15, Reynolds provides the results of a vehicle survey conducted
by INHS in 2014 to measure vehicle ownership rates at the agency’s 244 rental housing units. The data collected
shows approximately 41% of residents owned cars (12% or less owning two cars). It also showed that residents
of smaller units and those closer to the central core were less likely to own vehicles. Based on these trends, the
project sponsor anticipates total car ownership for the 53 multi‐family apartments will be approximately 42% or
22 cars. Accordingly, the approximately 64 proposed parking spaces should suffice to accommodate the project’s
parking needs.
The project site is in a walkable neighborhood with a full sidewalk network, in close proximity to services,
employments, schools, parks, shopping, and public transportation. In addition, the project sponsor is making the
following improvements intended to facilitate all modes of transportation:
• Conversion of Lake Ave. and a portion of Adams St. to a greenway with a bike/pedestrian pathway
connecting to Conley Park to the north
• Consolidation of curb‐cuts
• Providing a new covered bus shelter
• Providing some covered parking
“An Equal Opportunity Employer with a commitment to workforce diversification.”
3 of 3
APPEAL #2987 105‐107 E. YORK STREET
Area Variances
Appeal James Semp, owner of 105‐107 East York Street, for a Use Variance from Section 325‐32 C. (1) and Area
Variances from Section 325‐8, Columns 10, 11, 12, and 13, Percentage of Lot Coverage, Front Yard, Side Yard,
and Other Side Yard, respectively, requirements of the Zoning Ordinance.
The property at 105‐107 East York Street is a non‐conforming three‐family dwelling unit. Apartment 105
occupies half the building and contains portions of both the first and second floors. The other side of the
building contains two apartments. Apartment 105 is on the first floor and apartment 107 is on the second floor.
To make two of the apartments more attractive to long‐term tenants, the applicant wants to enlarge both
apartments 105 and 107 by creating habitable space on the third floor of the building. The applicant proposes
adding a 250 SF “bonus room” for apartment 107 on the third floor. He also proposes adding a 575 SF “bonus
room” on the third floor for apartment 105.
Section 325‐32 C. (1) prohibits the extension or enlargement of a non‐conforming use without a Use Variance.
The applicant’s request to extend into the attic space is considered an enlargement. The property at 105‐107
East York Street also has several existing area deficiencies. Column 10 limits lot coverage to 35%; the property
has 41% lot coverage. Column 11 requires a 10‐foot front yard; the property has a 6‐foot front yard. Column 12
requires a 10‐foot side yard; the property has a 5‐foot side yard. Column 13 requires a five‐foot other side yard;
the property’s other side yard is 4 feet.
105‐107 East York Street is in an R‐2b Use District, where the multiple dwelling is considered a non‐conforming
use and Section 325‐38 requires that variances be granted before a Building Permit is issued.