HomeMy WebLinkAboutZoning Analysis - Auden II Preliminary Analysis - 4-7-2022
TO: Lisa Nicholas, Acting Director of Planning & Development
Nikki Cerra, Environmental & Landscape Planner
FROM: Megan Wilson, Zoning Administrator
DATE: April 7, 2022
RE: Preliminary Zoning Analysis – Auden II (Tax Parcel 28.-3-5)
I have reviewed the site plan review application for Auden II, dated December 15, 2021, and have determined
that the project does not meet the requirements for the R-3a zone. The project will require several variances
in order to be constructed as currently proposed. This analysis assumes the subdivision of tax parcel 28.-3-
5. 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. Minimum Lot Area: The R-3a zoning district requires a minimum lot area of 6,000 square feet for the
first three dwelling units and an additional 750 square feet for each additional dwelling unit. The project
is proposing 71 dwelling units, which requires a minimum lot area of 57,000 SF (6,000 SF + (68 units
*750 SF)). The proposed subdivided lot will be 52,525 SF. This results in a deficiency of 4,475 SF.
2. Off-Street Parking: The off-street parking requirement is one space for each 1-3 bedroom dwelling
unit and 2 spaces for each 4-5 bedroom dwelling unit. The proposed project includes 15 studio and
one-bedroom units; 4 two-bedroom units; 20 three-bedroom units; and 32 four-bedroom units. This
combination of units requires 103 off-street parking spaces, and the applicant is proposing no off-street
parking.
In their SPR application, the applicants state that they would like to use excess parking at the adjacent
Auden I parking lot to meet some of the off-street parking requirements of the new project. It should
be noted that Auden I no longer meets the definition of a “dormitory” and is subject to the same
parking requirement stated above. Therefore, Auden I is now deficient in parking and, in terms of
zoning, there are no excess parking spaces in the adjacent lot that can be counted toward this new
project. In addition, the parking lot itself is not compliant with zoning requirements for off-street
parking areas with 3+ cars, and any changes to the size of the lot or the configuration of the lot will
require its own area variance.
3. 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. This is
for all floors of the building (not just the building footprint). The 12/15/21 site plan review application
does not provide the area of each floor of the building so the required off-street loading has been
estimated to be 3 spaces. No off-street loading is proposed.
4. Maximum Lot Coverage by Buildings: There is insufficient information to determine whether the
proposal meets the requirement. The provided information indicates the proposal is just at or just over
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
2
the 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.
5. 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’). For irregular lots, an average lot depth is calculated, and the rear yard is
25% of this average lot depth. For this property, the calculated average lot depth is 166.8’ and the
required minimum rear yard is 41.7’. The proposed building is located within the required rear yard in
several locations. The minimum rear yard provided is 20’, resulting in a deficiency of 21.7’ or 52% of
the required yard.
I encourage the applicant to reconsider the design to reduce the area variances currently required. Please feel
free to contact me with any questions or if you need any additional information.
City of Ithaca Board of Zoning Appeals Worksheet
Appeal Number -Address Tax Parcel 28.-3-5 (Lake Street)
Use District R-3a Date 4/7/2022
Applicant Whitham Planning & Design Owner DMG Investments
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 Other Front
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 0 0 52,525 213.8'4 ??12 30 13 20'
District
Regulation
for Proposed
Multiple
Dwellings 103 3 57,000 50'4 40 35%10 10 5 41.7' (25%)None
Note Non-
Conforming
Conditions
for Proposal
OK Def.Def.*Def.OK OK *****OK OK OK Def.
Notes:
** Building Height and Average Grade Plane calculations needed
*** Additional information required on what applicant included in their building square footage calculation
* Estimate; Need building area per floor