HomeMy WebLinkAboutZoning Analysis - 325 Dryden Road - 10-7-2021
TO: Lisa Nicholas, Deputy Director of Planning & Development
FROM: Megan Wilson, Senior Planner
DATE: October 7, 2021
RE: Updated Zoning Analysis – 325 Dryden Road/320 Elmwood Avenue
I have reviewed the revised site plan for 325 Dryden Road/320 Elmwood Avenue, dated October 1, 2021, and
have determined that the project does not meet the requirements for the CR-2 and CR-3 zones and will require
several variances in order to be constructed as currently proposed. This analysis assumes the consolidation
of the parcels at 325 Dryden Road and 320 Elmwood Avenue into a single parcel located in both the CR-2 and
CR-3 zones. When a parcel is located in more than one zoning district, the requirements of each zone are
applied to the portion of the lot located in that zone (§325-7A). The proposed project has been revised to
create two separate residential buildings: a multiple dwelling on the portion of the lot in the CR-3 district and
a two-family dwelling in the CR-2 district. This change addresses the previously noted deficiency in primary
use and reduces other area deficiencies.
1. Spacing Between Primary Structures: The CR-2 district regulations require a minimum of 20’ between
primary structures on the same lot; a distance of 10’ is required in the CR-3 district. The proposed
structures are located 10.5’ apart, creating a deficiency of 9.5’ in the CR-2 district.
2. Off-Street Parking: The off-street parking requirements are the same in both the CR-2 and CR-3
districts. The proposed project includes 1 one-bedroom apartment; 9 two-bedroom apartments; 2
three-bedroom apartments; and 1 four-bedroom apartment. This combination of units requires 14
off-street parking spaces, and the applicant proposed to construct 4 spaces.
3. §325-20F(3), Maximum Parking Area Coverage: The proposed parking area does not meet the setback
compliance method for parking areas of 3 or more cars (§325-20F(3)(a)(1)). The proposed changes to
the site plan have significantly reduced the amount of parking in the remaining rear yard, and the
10/1/2021 site plan is now in compliance with the maximum yard coverage requirements (§325-
20F(3)(a)(2)).
4. Front Yard: The project site has one front yard in the CR-3 district along Dryden Road and a second
front yard in both the CR-3 and CR-2 districts along Elmwood Avenue. Both districts require a
minimum front yard of 10’. In an effort to provide more space between the buildings, the applicant
has shifted the larger building to the north, resulting in a 6’ front yard. This has created a front yard
deficiency of 4’ along Dryden Road.
5. Rear Yard: The rear yard for the consolidated lot is located in the CR-2 district, adjacent to 318
Elmwood Avenue. The proposed site plan shows a rear yard of 8.9’ of the required 20’.
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
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6. §325-45.2B(11), Required Vegetative Buffer: A minimum 10’ vegetative buffer from the rear property
line is required for all properties within the CR-2 districts. The proposed project does not provide any
vegetative buffer in the rear yard.
7. Maximum Lot Coverage by Buildings: Lot coverage by buildings is calculated for the portion of the
building and lot in each zone, not as a consolidated lot. The lot coverage by buildings in the CR-3 zone
is 53%, which exceeds the maximum 40% allowed by the Zoning Ordinance. The portion of the lot
in the CR-2 district complies with those regulations.
8. Maximum Building Length: The CR-3 district limits building width to 45’ in length; this regulation
applies to the entire building, not individual facades. The applicant has redesigned to project to break
up the façade of the building along Dryden Road, and no single façade along either street frontage
exceeds the 45’ length. However, the full building length along Dryden Road measures 74.5’, which
exceeds that maximum allowed by the Zoning Ordinance by 29.5’ or 65.6%.
Please feel free to contact me with any questions or if you need any additional information.