The URL can be used to link to this page

Home My WebLink About07-18-17 Planning and Development Board Project Review Committee Meeting Agenda“An Equal Opportunity Employer with a commitment to workforce diversification.” 1 of 2 PLANNING & DEVELOPMENT BOARD Project Review Committee NOTICE OF MEETING & AGENDA TO: City of Ithaca Project Review Committee (Planning & Development Board) FROM: Lisa Nicholas, Senior Planner DATE: July 12, 2017 SUBJECT: Agenda for Project Review Committee Meeting: TUESDAY, JULY 18, 2017 The Project Review Committee Meeting is scheduled to begin at 8:30 a.m. in the Second Floor Conference Room, City Hall, 108 E. Green St. Please call Lisa Nicholas at 274-6550, if you cannot attend or you require additional information. 8:30 Project: 709 West Court Street (Housing) Location: 326 & 328 N Meadow St. and 709 – 713 W Court Street Applicant: Trowbridge Wolf Michaels LLP for Lakeview Health Services Inc. Anticipated Board Action(s) in July: Declaration of Lead Agency, Review of FEAF Parts 2 & 3 Project Description: The applicant proposes to construct a five-story L-shaped building with footprint of 10,860 SF and GFA of 62,700 SF on the .81 acre project site comprising four tax parcels (to be consolidated). The building will contain sixty (60) one-bedroom apartments plus associated shared common space (community room, laundry facilities, lounges, and exterior courtyard), support staff offices, program spaces, conference room, utility rooms, and storage. The siting of the building allows for a small landscaped front yard, a south-facing exterior courtyard, and a 16 space surface parking lot in the rear of the site. Site development will require the removal of five structures and associated site elements. The project is in the WEDZ-1 Zoning District. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1) (k) and (n), and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. 8:50 Project: Elm St Apartments (Rebuild) Location: 203-209 Elm Street Applicant: Lynn Truame for Ithaca Neighborhood Housing Services Inc. (INHS) Anticipated Board Action(s) in July: Declaration of Lead Agency, Review of FEAF Parts 2 & 3 Project Description: The proposed project consist of the demolition of a two single family homes and one multiple dwelling and the construction of a single 12,585 SF apartment building with 13 dwelling units, parking for six vehicles, and other associated site improvements. Due to the slope of the site, the building will have 2 stories facing Elm Street and three stories in the rear. The project requires the consolidation of three tax parcels. The project is in the R-3a Zoning district and is seeking two area variances for relief from rear yard setback and parking requirements. This is a Type I Action under the City of Ithaca Environmental Quality Review Ordinance (“CEQRO”) §176-4 (1)(h)[3], and the State Environmental Quality Review Act (“SEQRA”) § 617.4 (11) and is subject to environmental review. 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 “An Equal Opportunity Employer with a commitment to workforce diversification.” 2 of 2 9:10 Zoning Appeals (Materials enclosed) #3066, 214 Elmira Road, Area Variance #3079, 413 Titus Ave, Area Variance 9:20 Agenda Review for 7-25-17 9:30 Adjournment cc: Mayor Svante Myrick & Common Council Dr. Luvelle Brown, Superintendent, ICSD Jay Franklin, Tompkins County Assessment If you have a disability & would like specific accommodation to participate, please contact the City Clerk at 274-6570 by 12:00 p.m., no later than 2 days (not including weekends and holidays) before the meeting. gl 7/6/2017 APPEAL # 3066 214 ELMIRA ROAD Appeal of Noah Demarest on behalf of the owner Finger Lakes ReUse Inc. for an area variance from Section 325-8, Column 9, Building Height and Column 14/15, rear yard requirements of the zoning ordinance. The applicant proposes to construct a new 4 story building that will abut the existing building located at 214 Elmira Road. The new mixed use building will contain additional retail space, business offices, and 22 transitional housing units. Each story of the new 4 story building will be approximately 6800 square feet and have an overall building height of 44’-9”. The property at 214 Elmira Road is located in the 100 year flood zone where the floor elevation of a building is required to be 1’ above the base flood level elevation. The applicant proposes to raise the building to the required elevation, but will exceed the allowable building height in feet having 44’9” of the 40’ maximum, in the B5 zone district. There is also an additional building on the parcel addressed 210 Elmira Road that has an existing rear yard deficiency that will not be exacerbated by this proposal. The property is located in a B-5 business district in which the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit is issued. CITY OF ITHACA Board of Zoning Appeals Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3066Address214 Elmira RoadUse DistrictB-5Date8/1/20174ApplicantNoah Demarest, StreamOwnerFinger Lakes ReUseApplication Type:Area VarianceColumn Number23 4 567 8 9 10 11 12 1314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseRetail / Office48 2 103,411.44 603' 124'±18.3% 21.2' 143' 7' 5' or .03%District Regulations for ExistingService Business District38 2 3000 40 4 40 50% None 10 515% or 20', but not less than 10'NoneNote Non-Conforming ConditionsOKOK OK OK OK OK OK OK OK OK OK Def. N/AProposed Condition and/or UseRetail / Office / Residential77 4 103,411.44 603' 4 44' - 9" 32.7% 10' 63' 7' 5' or .03%District Regulation for ProposedService Business District77 4 3000 40 4 40 50% None 10 515% or 20', but not less than 10'NoneNote Non-Conforming Conditions for ProposalOK OK OK OK OK OK * Def. OK OK OK OK ** Def. N/ANotes:* This property is located in the 100 year flood zone. According to the FIRM Map the base flood elevation for this zone is 388' above mean sea level (MSL). The lowest floor of any new construction within Special Flood Hazard area is required to be 1' above the base flood elevation. ** The average depth of the lot was used to calculated the rear yard requirements. The average depth of the lot is 156'. The main building addressed 214 Elmira Road has a rear yard of 33.2' of the 15% or 23.4' required by the ordinance.The smaller building addressed 210 Elmira Road has a 5' rear yard of the 23.4' required by the ordinance. gl 7/10/2017 APPEAL # 3079 413 S. TITUS AVENUE Appeal of Heidi Lux and David Spurgin for an area variance from Section 325-8, Column 4, Off- Street Parking, Column 7, Lot Width, Column 11, Front Yard, Column 12, Side Yard and Column 13, Other Side Yard requirements of the Zoning Ordinance. The applicant proposes to construct a 384 S.F. deck on the rear of the home located at 413 S. Titus Avenue. As part of this project, an existing 104 S.F. deck will be rebuilt and approximately 280 S.F. of deck will be added in the rear yard spanning the full width of the rear of the home. Constructing the deck the full width of the home will exacerbate both of the existing side yard deficiencies. On the east side, the existing side yard ranges from 4.4’ to 6.2’ from the property line. The new deck will be positioned 6.2’ from the lot line, the ordinance requires a 10’ side yard. On the west side of the property the existing side yard, at its narrowest point, is 1.5’ from the property line. The home was not built parallel to the property line therefore, constructing the new deck square to the home, will reduce the side yard to 1’ of the 5’ required by the ordinance. Additionally, the property has existing deficiencies in off-street parking, lot width at street, and front yard setback that will not be exacerbated by the proposed project. The property at 413 South Titus Avenue is located in an R-2b zoning district where the proposed use is permitted. However, Section 325-38 requires that a variance be granted before a building permit may be issued. CITY OF ITHACA Board of Zoning Appeals Notice of Appeal City of Ithaca Board of Zoning Appeals WorksheetAppeal NumberBZA-3079Address413 South Titus AvenueUse DistrictR-2bDate08/01/17ApplicantHeidi Lux & David SpurginOwnerHeidi Lux & David SpurginApplication Type:Area VarianceColumn Number2 3 4 5 6 7 8 9 10 11 12 1314/1516Column Title UseAccessory UseOff-Street ParkingOff-Street LoadingLot Area (Sq. Feet)Lot Width (Feet)Number of StoriesHeight in Feet% of Lot CoverageFront Yard Side YardOther Side YardRear yard: % of depth or number of feet, whichever is lessMinimum Building HeightExisting Condition and UseOne Family Dwelling07902 29.9' 2 24± 15.3% 7.5' 4.4' 1.5' 121' or 66.5%District Regulations for ExistingTwo Family Zone1None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming ConditionsOKDef. N/A OK Def. OK OK OK Def. Def. Def. OKProposed Condition and/or UseOne Family Dwelling07902 29.9' 2 24± 18.9% 7.5' 4.4' 1' 108.4' or 59.6%District Regulation for ProposedTwo Family Zone1None Required3,000 35 3 35 35% 10 10 525% or 50' but not less than 20'NoneNote Non-Conforming Conditions for ProposalOK N/ADef. N/A OK Def. OK OK OK Def. Def. Def. OK N/ANotes: