HomeMy WebLinkAbout04-21-15 P&D Board - Project Review Commmittee Meeting AgendaTO:
City of Ithaca Project Review Committee (Planning &Development Board)
CITY OF ITHACA
108 E. Green St. — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
JOANN CORNISH, DIRECTOR OF PLANNING & DEVELOPMENT
PHYLLISA A. DeSARNO, DEPUTY DIRECTOR FOR ECONOMIC DEVELOPMENT
Telephone: Planning & Econ. Development – 607-274-6550 | Community Development/IURA – 607-274-
6559
E-Mail: dgrunder@cityofithaca.org E-Mail: iura@cityofithaca.org
Fax: 607-274-6558 Fax: 607-274-6558
FROM:Lisa Nicholas,Senior Planner
DATE:April 16,2015
SUBJECT:Agenda for Project Review Committee Meeting:T UESDAY,APRIL 21,2015
Meeting scheduled to begin at 9:30 a.m.in the 3rd Floor Conference Room (behind Common Council Chambers),
City Hall,108 E.Green St.,Ithaca.Please call Charles Pyott at 2746550,if you cannot attend or you require
additional information.
9:30 Project:Retail Building/Restaurant
Location:71925 S.Meadow St.
Applicant:Douglas Druen for Texas Roadhouse
Anticipated Board Action(s)in April:Declaration of Lead Agency,Public Hearing,&Determination of
Environmental Significance
Project Description:The applicant proposes to construct a 7,163SF retail building/restaurant on portion of
the 3acre site,which contains three existing retail buildings (one of which will be removed).Site
development also includes a concrete ramp to the main entrance,an outdoor waiting area,a rear loading
and trash area,landscaping,lighting,and signage.The applicant is requesting to build a 43’long,3’high
architectural wall as an alternative to the requirement in the Southwest Area Design Guidelines that a
minimum of 60%of a lot’s street frontage should be occupied by building mass.In accordance with the
guidelines,the Planning Board may allow a portion,not to exceed a third of the required 60%building
frontage,to be occupied by an integrated architectural wall.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.
9:50 Project:Tompkins Financial Headquarters
Location:118 &119 E.Seneca St.
Applicant:Trowbridge Wolf Michaels,LLP for Tompkins Trust Company
Anticipated Board Action(s)in April:No Action Review Only
Project Description:The applicant proposes to construct a seven (7)story,110,000SF office building as a
new corporate headquarters at 118 E.Seneca St.,and to relocate the existing drivethrough teller to the
groundfloor parking area of 119 E.Seneca Street.The new building will have a groundfloor 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 2025 parking spaces accommodated on site to the north of the
groundfloor 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 985SF drivethrough teller building.Existing parking
and drive aisles will be modified to create a teller window driveup lane,a vacuumactuated driveup teller
station,and a throughlane 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 CBD100 Zoning District.This is a Type I Action
under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764 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 requires DESIGN REVIEW.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
1 of 3
10:10 Project:Lake Street Public Park Enhancements
Location:401 Lake St.
Applicant:City of Ithaca
Anticipated Board Action(s)in April:Declaration of Lead Agency,Public Hearing,Determination of
Environmental Significance,and Consideration of Preliminary &Final Site Plan Approval
Project Description:The applicant proposes to undertake enhancements to improve the accessibility and
functionality of the park.Proposed work includes adding a concrete walkway and falls overlook,installing
metal guardrails behind the existing stone retaining wall,installing a movable gate for controlled access to
the Ithaca Falls Natural Area,replacing the existing bike racks,adding an accessible curb ramp,improving
the landscaping,and other site improvements.The project is in the P1 Zoning District and requires
approvals from the Board of Public Works (BPW)and Common Council.This is a Type I Action under the
City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764 B.(h)[2]and [3],and the State
Environmental Quality Review Act (“SEQRA),§617.4 (11),and is subject to environmental review.
10:20 Project:MixedUse Housing
Location:210 Hancock St.(former Neighborhood Pride store)
Applicant:Ithaca Neighborhood Housing Services (INHS)
Anticipated Board Action(s)in April:Declaration of Lead Agency and Review of FEAF,Parts 2 &3
Project Description:The applicant proposes to redevelop the entire 2.01acre parcel currently containing
the vacant former grocery store,a smaller commercial building,and a 110space parking lot.The applicant
proposes to construct thirteen 2story townhomes and a 4story,approximately 65,000SF,mixeduse
building with approximately 50 apartments and three groundfloor commercial spaces,totaling
approximately 10,000 SF.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)into “living streets”by making them narrower,providing
green areas,and installing bike and pedestrian amenities.The project is in the B2a Zoning District and will
likely require Subdivision in the future.The project will require the following approvals:a Flood Plan
Development Permit,a Parking 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,§1764 (h)(2),(k),and (n)and the State Environmental
Quality Review Act,§617.4 (9),and is subject to environmental review.
10:40Project:Carey Building Renovations &Addition
Location:314320 E.State St.
Applicant:Carey Building Associates
Anticipated Board Action(s)in April:Consideration of Project Changes/Conditions &Recommendation to
BZA for Height Variance
Project Description:Due to unforeseen code compliance issues,the floorto floor height between the third
and fourth floors must be increased by 14”resulting in a building height of 83’instead of the originally
approved 77’10”.The applicant must return to the BZA to request a new variance in order to exceed the
CBD60 Zoning District’s maximum height restriction of 60 feet for the fivestory addition and request a
variance for the addition to have a maximum height of 83’.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
2 of 3
11:00 Zoning Appeals
#2978:120.S.Aurora St.(Marriott Hotel)Sign Variance
#2979:314320 E.State St.(Carey Building)Area Variance (height)
#2980:406 W.Court St.(Christopher George Real Estate)Special Permit
11:10 Adjournment
cc:Mayor Svante Myrick &Common Council
Dr.Luvelle Brown,Superintendent,ICSD
Jay Franklin,Tompkins County Assessment
ACCESSING ONLINE DOCUMENTS
SitePlan Review &Subdivision ApplicationDocuments
(&Related Materials)
SitePlan Review applicationdocumentsare accessible electronically via
the“Document Center”on the City web site
(www.cityofithaca.org/DocumentCenter),under “Planning &
Development”>“Site Plan Review Project Applications,”andin the
relevantyear/month folder.Subdivision applicationmaterialscan be
similarlylocated,but in the “Subdivision Applications”folder.
ZoningAppeals
ZoningAppeals are accessible electronically via the “Document Center”on
theCity web site (www.cityofithaca.org/DocumentCenter),under “Board
ofZoning Appeals”>“Zoning Appeal Applications,”andin the relevant
year’sfolder.
“An Equal Opportunity Employer with a commitment to workforce diversification.”
3 of 3
Page 1 of 2
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)Part III
Project Name:Lake Street Park Enhancements
Date Created:4/13/15
PROJECT DESCRIPTION
The applicant proposes to undertake enhancements to improve the accessibility and functionality of
the park.Proposed work includes adding a concrete walkway and falls overlook,installing metal
guardrails behind the existing stone retaining wall,installing a movable gate for controlled access to
the Ithaca Falls Natural Area,replacing the existing bike racks,adding an accessible curb ramp,
improving the landscaping,and other site improvements.The project is in the P1 Zoning District
and requires approvals from the Board of Public Works (BPW)and Common Council.This is a Type I
Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”),§1764 B.(h)[2]
and [3],and the State Environmental Quality Review Act (“SEQRA”),§617.4 (11),and is subject to
environmental review.
IMPACT ON LAND
No impact anticipated.
IMPACT ON WATER
No impact anticipated.
IMPACT ON DRAINAGE
No impact anticipated.
IMPACT ON AIR
No impact anticipated.
IMPACT ON PLANTS &ANIMALS
No impact anticipated.
IMPACT ON AESTHETIC RESOURCES
No impact anticipated.
IMPACT ON HISTORIC RESOURCES
In a letter,dated September 17,2014,to Lynn Truame,Ithaca Urban Renewal Agency (IURA)
Community Development Planner,from Ruth L.Pierpont,Deputy Commissioner for Historic
Preservation,it was determined “the proposed project will have No Effect upon cultural resources.”
No impact anticipated.
Page 2 of 2
IMPACT ON OPEN SPACE AREA
No impact anticipated.
IMPACT ON TRANSPORTATION
No impact anticipated.
IMPACT ON ENERGY
No impact anticipated.
IMPACT ON NOISE &ODORS
No impact anticipated.
IMPACT ON PUBLIC HEALTH
Soil disturbance/excavation is limited to placement of fence,gate,and guardrail footings,as well as
sod removal.Other improvements will be built on top of the existing grade.
The site is near the base of Fall Creek Gorge some of which has been impacted from
contamination at the former Ithaca Gun Factory,a current Brownfields Remediation Site.In 2004,
the EPA removed leadcontaminated soils from the base of the cliff to the east of the project site
and under the former Ithaca Gun Factory site.A full description of the work was included in the
application package titled,US Environmental Protection Agency Pollution Report,dated May 3,2004.
Groundwater and soil data collected to date related to the Gun Hill remediation indicates the park is
outside the boundaries of contamination.
No impact anticipated.
IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD
No impact anticipated.
Prepared by:Lisa Nicholas,AICP,Senior Planner
Page 1 of 6
City of Ithaca
FULL ENVIRONMENTAL ASSESSMENT FORM (FEAF)Part III
Project Name:210 Hancock Redevelopment Project
Date Created:3/30/15
THIS IS A DRAFT DOCUMENT FOR DISCUSSION ONLY
PROJECT DESCRIPTION
The applicant proposes to redevelop the entire 2.01acre parcel currently containing the vacant
former grocery store,a smaller commercial building,and a 110space parking lot.The applicant
proposes to construct thirteen 2story townhomes and a 4story,approximately 65,000SF,mixed
use building with approximately 50 apartments and three groundfloor commercial spaces,totaling
approximately 10,000 SF.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 0.77
acres of contiguous Cityowned rightof way (ROW)that include portions of Adams St.and Lake Ave.
into “living streets”by making them narrower,providing green areas,and installing bike and
pedestrian amenities.The project is in the B2a Zoning District and will likely require Subdivision in
the future.The project will require the following approvals:a Flood Plan Development Permit,a
Parking 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,§1764 (h)(2),(k),and (n)and the State
Environmental Quality Review Act,§617.4 (9),and is subject to environmental review.
The Lead Agency needs the following information to evaluate potential impacts:
1. Limits of disturbance
2. Information about foundation type chosen will piles be driven?
3. Construction routing,staging,delivery plan,contractor parking,and pedestrian/bike access
plan
4. Visual simulations
IMPACT ON LAND
Existing Conditions:
The project site occupies a city block.It is bounded by Hancock and First Streets,both of which are
connector streets from downtown neighborhoods to NYS Route 13.To the north,the site is
bounded by Adams St.and to the east by Lake St.,both of which are lowtraffic roads.Lake St.is
contiguous to a channelized portion of Cascadilla Creek that runs from the base of Cascadilla Gorge
to its outlet at the Flood Control Channel.Conley Park is to the immediate north of the project site.
The site has been developed for commercial use since as early as 1929,when it housed several
buildings and two greenhouses known as Lockwood Gardens.It has been is its present
configuration since 1961.(Site:Phase 1 A Cultural Resource Survey.)The majority of the existing
2.01acre project site is currently covered by an asphalt parking lot and two onestory masonry
commercial buildings.The larger of the two existing buildings is the vacant Neighborhood Pride
grocery store and the smaller is the home of the non profit Youth Advocate Programs,Inc.
Approximately 97%of the site is currently impervious surface.
Page 2 of 6
Proposed Project:
Construction will be in three phases and last approximately 48 months/4 years.A 65,000SF 4story,
mixeduse building with 53 units of housing on the upper floors and 10,000 SF of commercial space
and 7,500 SF of covered parking on the ground floor,will be built along First Street.Twelve 2story
townhomes will be built,three fronting Hancock St.,and 8 fronting Cascadilla St./Lake Ave.The
interior of the site will provide parking organized around a central internal street bisecting the site
and will serve all users of the project,as well as provide emergency access and service.Poor soil
conditions may necessitate a pile foundation for the 4story building.
The project proposes to eliminate vehicular traffic on a one block portion of Lake Avenue,and one
half block of Adams Street adjacent to the site in favor of accessible recreation and greenspace
along Cascadilla Creek and Conley Park.
Drawings tilled “Existing Cover Types (10F2)”and “Proposed Cover Types (20F2),”dated 4/9/15 and
prepared by T.G.Miller,P.C.,illustrate the existing and proposed pervious and impervious surfaces
on both the project site and the contiguous 0.77 acres of City ROW.Overall impervious surface is
reduced from 2.34 acres to 1.66 acres a decrease of 0.68 acres and 29%.Pervious surface is
increased from 0.44 acres to 1.12 acres an increase of 0.68 acres and 154 %
IMPACT ON WATER
Existing Conditions:
Proposed project:
Analysis:
Mitigations:
IMPACT ON DRAINAGE
Existing Conditions:
As shown on the attached Boundary and Topographic Map,the site is within the flood zones
identified by FEMA,Zone A3,which covers approximately 26%of the project site,in the area
identified as the Area of 100Year Flood.Zone B,the remaining 74%of the site,is the Area Between
Limits of 100year and 500Year Flood.Upon review of the FEMA Flood Insurance Study,the
appropriate base flood water surface elevation for this site has been established at 391.5 feet
(NGVD29),which varies between 0.5 and 4.5 feet above existing grades across the site.The floor
elevations of the existing onsite buildings proposed for demolition are lower than this base flood
level.
Based on site topography,the parking lot drains in a westerly direction toward First Street.The
extent of on site storm sewers is limited to two catchbasins in the southerly portion of the main
parking area.These catchbasins are connected by relatively small diameter pipe (<12inch
diameter)to the City’s storm sewer at the corner of Hancock and First Streets.Runoff collected in
gutters and downspouts on the two existing building roofs is directed principally toward Adams
Page 3 of 6
Street.The City’s storm sewer system in the immediate vicinity consists of curb inlets,catchbasins,
and 12inch diameter pipe along both Hancock Street and Adams Street.Other than curbed gutters,
there are no storm sewers on First Street or Lake Avenue.Run off collected in the Hancock Street
system is ultimately discharged to an open channel at the intersection of Third Street and N.
Meadow Street (NYS Route 13).The short length of storm pipe in the Adams Street system
discharges into Cascadilla Creek,just upstream of the footbridge.The invert of the City system at
Hancock Street is 385.7 feet or roughly 4 feet below the mean site elevation of 389.5 feet.At the
east end of Adams Street,the invert of the City pipe is approximately 381 feet.
Current site conditions within the limits of the adjacent street lines is over 92%impervious cover.
The majority of the impervious area is attributable to the two commercial building roof tops and the
large contiguous parking lot.The areas of pervious cover include small lawn panels at the northwest
corner of the site and small landscaped beds at the entry to the vacant grocery store at 210 Hancock
Street.
Proposed Project:
Once the existing onsite buildings are removed,the proposed grading design may allow for some
expansion of the Zone A3 area along the northern boundary.
All new building finish floors will be raised above the base flood elevation.The townhouses will be
set 2 feet above the base flood elevation,and the commercial/mixeduse building will be set 1 foot
above the base flood elevation.The proposed buildings include stoops,steps,and ramps to provide
vertical circulation to the raised first floor.None of the proposed site improvements will encroach
into the adjacent floodway of Cascadilla Creek.
The applicant is projecting little if any impact to the base flood water surface elevation following
completion of the project.The northern half of the mixeduse building footprint,which is located in
the A3 Zone,will remain at or near existing ground elevations to provide parking below the upper
floor residential uses.Raising the parking area by importing fill is not anticipated,thereby
maintaining the storage potential of the flood plain.Additionally,the foundation and finish floor
conditions of the townhouses will incorporate floodproofed crawl spaces with engineered openings
to further minimize flood water damages and loss of flood plain.
Drawings tilled “Existing Cover Types (10F2)”and “Proposed Cover Types (20F2),”dated 4/9/15 and
prepared by T.G.Miller,P.C.,illustrate the existing and proposed pervious and impervious surface
on both the project site and the contiguous 0.77 acres of City ROW.Overall impervious surface is
reduced from 2.34 acres to 1.66 acres a decrease of 0.68 acres and 29%.Pervious surface is
increased from 0.44 acres to 1.12 acres an increase of .68 acres and 154 %
IMPACT ON AIR
Construction Impacts:[Describe]
No impact anticipated.
IMPACT ON PLANTS &ANIMALS
No impact anticipated.
Page 4 of 6
IMPACT ON AESTHETIC RESOURCES
See Impacts to Open Space.No impact anticipated.
IMPACT ON HISTORIC RESOURCES
No impact anticipated.
IMPACT ON OPEN SPACE AREA
Existing Conditions:
The project site is contiguous to a channelized portion of Cascadilla Creek that runs from the base of
Cascadilla Gorge to its outlet at the Flood Control Channel.This portion of Cascadilla Creek,running
though the Fall Creek and Northside neighborhoods and beginning at Cayuga Street,is flanked by
two parks and a narrow green buffer separating it from lowervolume residential streets.The creek
is a unique feature of the neighborhood providing a valued element of nature in the urban
landscape and is enjoyed by residents for passive recreation,fishing,and is used occasionally to
launch paddle craft.
Proposed Project:
The project proposes to convert Lake Avenue and the portion of Adams Street east of Alice Miller
Way into a greenway and bike and pedestrian path.This path would provide connection to the
existing path at Conley Park directly to the north and ultimately to the Cayuga Waterfront Trail
(CWT)via the improved NYS Rte.13 and Dey Street crossings currently under construction.
The effect of this conversion will be a continuous twoblock park along Cascadilla Creek that can be
expected to greatly enhance the beauty,value,and accessibility of this natural feature in the
neighborhood.
No impact anticipated.
IMPACT ON TRANSPORTATION
The Trafffic Study and other information provided by the applicant
are currently under review by the City Transportation Engineer.
Existing Conditions:
The project site occupies a city block.It is at the corner of Hancock and First Streets,both of which
are connector streets from downtown neighborhoods to NYS Route 13.To the north,the site is
bounded by Adams St.,and to the east by Lake St.,both of which have very low traffic volumes.The
block has public sidewalks and a tree lawn with street trees on three sides and the site currently
contains a 100+space asphalt parking lot with multiple curbcuts.Approximately 24 onstreet
parking spaces are available on First,Hancock,and Lake Streets.Tompkins Consolidated Area
Transit (TCAT)operates a bus route with multiple stops on Hancock Street including one at the
northwest corner of Hancock and First Streets.
Page 5 of 6
Proposed Project:
The project will remove two curbcuts on Hancock Street,one on First Street,one on Lake Avenue,
and replace a single long expanse of dropcurb on Adams Street with a new vertical curb and two
curbcuts.Lake Avenue and the portion of Adams Street east of Alice Miller Way will be converted to
greenways with a bike/pedestrian pathway.This path would provide connection to the existing path
at Conley Park directly to the north,and ultimately to the Cayuga Waterfront Trail via the improved
crossings under construction at NYS Rte.13 and Dey Street.The applicant is proposing to build 55
parking spaces on the site,approximately one third of which will be on the ground floor of the
mixeduse building.The applicant is seeking a variance for relief from the 86 parking spaces
required in accordance with the regulations of the B1b zoning district.Public use and onstreet
parking will continue to be provided on Lake Avenue.The project also proposes to construct a new
covered bus stop at the corner of Hancock and First Streets.
Construction Impacts:
Construction will be in three phases and last approximately 48 months/4 years.The project is in a
densely developed residential area.Construction activities,particularly staging and deliveries,may
temporarily impact vehicular including TCAT bike,and pedestrian movements.
Applicant to provide the following information:
Construction staging,deliveries ,and contractor parking
Construction routing
Anticipated sidewalk,street closures,or interruption of bus service
Traffic Volume Impacts:(if any)
Mitigations:
The applicant is making the following improvements intended to improved 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 curbcuts
Providing a new covered bus shelter
Providing some covered parking
IMPACT ON ENERGY
The proposed buildings are designed to meet Energy Star 3.0 Certification.The applicant has
indicated the intention to pursue LEED for Homes certification for both the mixeduse building and
townhouses.The applicant is also studying the feasibility of installing solar PV panels on the
multifamily building as the proposed flat roof is wellsuited to installing a large array.
No impact anticipated.
Page 6 of 6
IMPACT ON NOISE AND ODORS
Construction will be in three phases and last approximately 48 months/4 years.The project is in a
densely developed primarily residential.Construction activities will temporarily produce noise that
will affect residents and businesses in the immediate area.
The Lead Agency requires that the applicant limit noiseproducing construction activities to Monday
Friday from 7:00 a.m.to 6:00 p.m.
IMPACT ON PUBLIC HEALTH
The applicant has submitted a Phase 1 Environmental Site Assessment (ESA),dated February 10,
2015 and prepared by Seeler Engineering,P.C.The investigation did not identify any Recognized
Environmental Conditions (ROCs).
The report noted the presence of fluorescent lighting and the potential presence of asbestos
containing materials in the former grocery store.The former will require proper handling and
disposal,while the later will require removal and disposal by a qualified licensed contractor.
No impact anticipated.
IMPACT ON GROWTH &CHARACTER OF COMMUNITY OR NEIGHBORHOOD
Issues:
Height of 4story building in relation to residential structures on First St.(shadow study has
been submitted)
Commercial corridor on First Street,instead of Hancock Street
Treatment of Lake Street (Lake St.is unique in the community)
Relative density (32.1/acre =2.01 project site only AND 23.6/acres including conversion
of 0.77 acres of City ROW)
[Rough Comparison:Cascadilla Green:23/acre,Housing Authority Housing:+/20/acre]
Mitigating Factors:
(Re)establishing a residential use in a residential neighborhood
Edge condition of neighborhood this project creates a stronger edge separating
residential from other uses closer to Rte.13
Conversion of Lake Street as an amenity to Cascadilla Creek,and neighborhood and
connection to Conley Park and CWT.
As of right development:90%lot coverage
Floodplain development maintain flood capacity =higher building
The applicant has begun coordinating with local utility providers to assess potential impacts to the
utility systems as a result of the construction of the proposed project.To date,no system capacity
concerns have been raised.
Prepared by:Lisa Nicholas,AICP,Senior Planner
City of ..ILIIIL-JIlJll'I.4"'&,4 Board of Zoning Appeals Worksheet
Appeal Number
Use District
Applicant
Application Type:
BZA-2980
R-2b
Tracy L.Martineaal Permit
Address 406 W. Court Street
Date 05/05/15
Owner John and Charles Wells
Column 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16
Column Title
Existing
Condition
and Use
Use Accessory
Use
Off-Street
Parking
Off-Street
Loading
Lot Area
(Sq.Feet)
Lot Width
(Feet)
Number of Height in
Stories Feet
%of Lot
Coverage Front Yard Side Yard Other Side
Yard
Rear yard:%of depth Minimum
or number of feet,Building
whichever is less Hei ht
Note Non-
Conforming
Conditions
Proposed
Condition
and/or Use
2 Family
WlHome
Occupation
4400 44 2 28 36%10±12 o 38' or 38%
Note Non-
Conforming
Conditions
for Proposal
Notes:
Special
Permit
Required
2 OK OK OK OK Def.OK OK Def.OK