HomeMy WebLinkAboutResidence 2 DistrictElaboration on Proposed Residence-2 Zoning District for Cayuga Heights
January 5, 2012
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The new Residence-2 zoning district would consist of approximately 35 acres of land
along North Triphammer Road and south of the Kendal at Ithaca retirement community.
The purpose of the districts is two-fold: create opportunities for the development of new
owner-occupied homes for younger families, and create opportunities for redevelopment
of properties along North Triphammer Road in a manner that will create more attractive
housing options for a variety of age groups
The proposed Residence-2 District would permit an higher density with lots in the
range of 8,000 to 10,000 square feet. The proposed higher density can encourage the
development of housing for families with incomes around the median family income for the
Village of around $130,0001, and increase the population of the Village within easy walking
distance the vicinity of Community Corners. As in the Residence District there would be
permitted single-and two- two families with the same limits on occupancy by non-related
persons as the Residence District; accessory uses as are customarily incidental to the main
use of residential properties; and customary home occupations and businesses.
In addition to single-family homes the new Residence-2 District would permit owner-
occupied attached housing subject to design standards governing elements such as building
height and bulk, garages, dedicated common space and landscaped buffer areas. The
ownership could be through condominium or cooperative ownership, with a homeowners
association or similar organization responsible for maintenance of commonly held areas
and facilities. Density would be controlled through the minimum lot area requirement of
8,000 to 10,000 square feet for conventional lots, or a minimum of 4,000 to 5,000 square
feet per dwelling, plus yard setback requirements.
The model for the type of higher density single-and two-family home development on
individual lots that are envisioned for the proposed Residence-2 District is the Bryant Park
neighborhood on East Hill in here in Ithaca. Development of Bryant Park was begun in
1 US Census Bureau. 2006-2010 American Community Survey 5-Year Estimates. Median Income in the Past
12 Months (in 2010 inflation-adjusted dollars)
Elaboration on Proposed Residence-2 Zoning District for Cayuga Heights
January 5, 2012
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1908 and also involved Cayuga heights developer Jared Newman. The 45-acre subdivision
and street network were design by the landscape architecture firm of Townsend and
Fleming, from Buffalo. Like Cayuga Heights, the curving streets of Bryant Park were
designed to follow the natural contours of the land. Bryant Park was however designed to
be an attractive city neighborhood and less a park-like setting for homes. Typical lot sizes
are around 5,000 square feet, or approximately 50 feet by 100 feet.
Homes along Ithaca Road in the Bryant Park neighborhood.
Example of the narrow curvilinear street pattern in Bryant Park.
Elaboration on Proposed Residence-2 Zoning District for Cayuga Heights
January 5, 2012
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In the proposed Residence-2 District the minimum lot sizes should be in the range of 70
feet to 75 feet in terms of width, and around 120 to 130 feet in depth for a conventional
subdivision. Factoring in land required for streets and other public infrastructure, with
this size lot the Village could expect a density of about 4 dwellings per acre.
There can be a variety of design options for owner-occupied attached housing in the
proposed Residence-2 area. This may be a more attractive option for parcels along North
Triphammer Road, where traffic and noise may make the traditional single-family home
less desirable. Architectural approaches that mitigate street noise, and site design features
such as landscape buffering, parking to the side or rear of buildings and shared open space
can create an attractive living environment.
Radburn, New Jersey (1928) and Greenbelt Maryland (1937) utilize short cul-de-sac
streets off collector streets. In Radburn the predominant home style is the single-family
detached, whereas in Greenbelt the attached townhouses style was utilized. In both
communities the cul-de-sac design eliminates through traffic and associated environmental
problems. Both Radburn and Greenbelt are variations on the condominium ownership
structure and infrastructure such as cul-de-sacs are privately owned and maintained.
Small-scale multi-unit buildings are also an appropriate architecture within the
Residence-2 District. The number of units would be set by the lot size. Building size and
Short single-family home cul-de-sac in Radburn, N.J.
height would be controlled.
There are examples in the
Village and elsewhere that
can serve as example of
suitable design approaches.
Within the Village there are
several small apartment
buildings that are both
attractive and functional.
Elaboration on Proposed Residence-2 Zoning District for Cayuga Heights
January 5, 2012
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Townhouse homes on short
cul-de-sac in Greenbelt, MD.
Small condominium
building, Radburn, N. J.
Small apartment building
off Triphammer Road