HomeMy WebLinkAboutZoning Analysis - 626 Stewart Avenue - July 2022
TO: Robert Fell-deWalt, Supervisor of Code Enforcement
Bryan McCracken, Historic Preservation Planner
Lisa Nicholas, Director of Planning & Development
Robert Swansbrough, Code Inspector
FROM: Megan Wilson, Zoning Administrator
DATE: July 15, 2022
RE: Preliminary Zoning Analysis – 626 Stewart Avenue
I have reviewed the project plans for 626 Stewart Avenue, dated May 28, 2022 and submitted by email on June
17, 2022, and have determined that the project does not meet the requirements for the R-3a zone. The project
will require several area variances in order to be constructed as currently proposed.
1. Off-Street Parking: The R-3a district requires one off-street parking space for each dwelling unit with
1-3 bedrooms and 2 parking spaces for each dwelling unit with 4-5 bedrooms. The proposed unit
configuration of 4 one-bedroom apartments, 2 two-bedroom apartments, and 1 four-bedroom
apartment requires 8 off-street parking spaces. The current unit configuration requires 7 off-street
spaces. There are no legally approved spaces on-site, and there are no new parking spaces proposed
as part of this project. This is a deficiency of 100% of the required parking.
The site plan and site observations indicate that there is a gravel parking area located at the rear of the
property. In order for these spaces to legally count toward the required off-street parking, the property
owner must apply for a building permit, submit a site plan and layout of the parking spaces, and receive
required approvals from the ILPC, Planning Board, and BZA. Additional variances may be required
for the parking area, depending on the number of spaces and location of the parking. However, this
could reduce or eliminate the need for the off-street parking variance.
2. Minimum Lot Area: The R-3a district requires a minimum lot area of 7,000 square feet for the first
three dwelling units within a converted residential structure. Each additional unit requires an additional
750 square feet of lot area. The current unit configuration of 5 units requires a minimum lot area of
8,500 square feet, and the proposal to increase the number of units within the building to 7 units will
require a minimum lot area of 10,000 square feet. 626 Stewart Avenue has a minimum lot area of 4,748
square feet. This results in a deficiency of 53% of the required lot area.
3. Minimum Lot Width, Lot Coverage, Other Side Yard, Rear Yard: The property has existing
deficiencies in minimum lot width, lot coverage, side yard, and rear yard that will not be exacerbated
by this proposal. These deficiencies will require area variances unless the property has been granted
previous area variances for these deficiencies.
Please feel free to contact me with any questions or if you need any additional information.
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Planning & Economic Development
Telephone: Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6559
E-Mail: dgrunder@cityofithaca.org
City of Ithaca Board of Zoning Appeals Worksheet
Appeal Number - Address 626 Stewart Avenue
Use District R-3a Date 7/15/2022
Applicant Ivana Isailovic Owner Ivana Isailovic
Application Type:Preliminary Zoning Analysis
Column
Number 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16
Column Title Use Accessory
Use
Off-Street
Parking
Off-Street
Loading
Lot Area
(Sq. Feet)
Lot Width
(Feet)
Number of
Stories
Height in
Feet
% of Lot
Coverage Front Yard Side Yard Other Side
Yard
Rear yard: % of depth
or number of feet,
whichever is less
Minimum
Building
Height
Existing
Condition
and Use
Multiple
Dwelling 0 4,748 47.85'4 ~33'40.5%~17'11.2'2.1'4.1' or 4%
District
Regulations
for Existing
Multiple
Dwellings 7 8,500 50'4 40 35%10 10 5 25% or 50' but not
less than 20'None
Note Non-
Conforming
Conditions
OK Def.Def.Def.OK OK Def.OK OK Def.Def.
Proposed
Condition
and/or Use
Multiple
Dwelling 0 4,748 47.85'4 ~33'40.5%~17'11.2'2.1'4.1' or 4%
District
Regulation
for Proposed
Multiple
Dwellings 8 10,000 50'4 40 35%10 10 5 25% or 50' but not
less than 20'None
Note Non-
Conforming
Conditions
for Proposal
OK Def. Def.Def.OK OK Def.OK OK Def.Def.
Notes:Existing deficiencies are noted in blue; new or exacerbated deficiencies are noted in red.