HomeMy WebLinkAboutZoning Analysis - Breeze Preliminary Analysis - 4-8-2022
TO: Lisa Nicholas, Acting Director of Planning & Development
Nikki Cerra, Environmental & Landscape Planner
FROM: Megan Wilson, Zoning Administrator
DATE: April 8, 2022
RE: Preliminary Zoning Analysis – The Breeze, 121-125 Lake Street
I have reviewed the site plan review application for The Breeze, 121-125 Lake Street, dated February 15, 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. Please note that the provided
site plan review application is missing some information required for a complete zoning analysis. I will update
this zoning analysis upon receipt of additional information.
1. Off-Street Loading: The R-3a district requires one off-street loading space for the first 10,000 SF of
floor area and an additional off-street loading space for each 15,000 SF of building floor area, with a
maximum of 4 off-street loading spaces. This project will require the maximum 4 off-street loading
spaces. No off-street loading is proposed.
2. Maximum Building Height in Feet: The R-3a district allows buildings up to 40’ in height. The applicant
states that an area variance from maximum building height is required; however, there is insufficient
information to determine whether a variance is required and, if so, what the extent of the variance will
be. The applicants must provide information on their calculation of average grade plane.
3. Maximum Lot Coverage by Buildings: There is insufficient information to determine whether the
proposal meets the requirement. The R-3a district allows a maximum 35% lot coverage by buildings.
The applicants must provide more detailed information on building footprint square footage and which
building components were included in their calculation.
4. Rear Yard: The minimum rear yard requirement for the R-3a district is either 50’ or 25% of the lot
depth (but not less than 20’). Based on the depth of this lot, the property is subject to a 50’ minimum
rear yard. The proposed building is located within the required rear yard. The minimum rear yard
provided is 41.25’, resulting in a deficiency of 8.75’ or 17.5% of the required yard.
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 121-125 Lake Street
Use District R-3a Date 4/7/2022
Applicant SWBR Owner Visum
Application Type:Zoning Analysis for SPR
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
District
Regulations
for Existing
Multiple
Dwellings 4 40 35%10 10 5 25% or 50' but not
less than 20'None
Note Non-
Conforming
Conditions
Proposed
Condition
and/or Use
Multiple
Dwellings 77 0 61,730 156.76'4 ?33.7%10 77 5 41.25'
District
Regulation
for Proposed
Multiple
Dwellings 77 4 61,500 50'4 40 35%10 10 5 50'None
Note Non-
Conforming
Conditions
for Proposal
OK OK Def.OK OK OK Def.*OK**OK OK OK Def.
Notes:
** Based on estimatel need confirmation of building footprint.
* Based on applicants' statement; Need information on average grade plane calculation.