HomeMy WebLinkAboutZoning Analysis - Catherine Commons - rev 01-19-2022
TO: Lisa Nicholas, Acting Director of Planning & Development
FROM: Megan Wilson, Zoning Administrator
DATE: January 19, 2022
RE: Zoning Analysis – Catherine Commons
I have reviewed the site plan review application for Catherine Commons, revised December 7, 2021, and have
determined that the project does not meet the requirements for the CR-3, CR-4, MU-1, and MU-2 districts
and will require several variances in order to be constructed as currently proposed. This analysis assumes the
consolidation of the parcels at 118 Cook Street, 202 College Avenue, 204 College Avenue, 206 College Avenue,
and 210 College Avenue into a single parcel with primary frontage on College Avenue, forming the Catherine
South project site. It also assumes the consolidation of 120 Catherine Street, 122 Catherine Street, 124
Catherine Street, 128 Catherine Street, 302 College Avenue, 304 College Avenue , and 306 College Avenue into
a single parcel with primary frontage on College Avenue, forming the Catherine North project site. As stated
in the City of Ithaca Zoning Ordinance, 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 (§325-7).
CATHERINE SOUTH
CR-3 (Building 4)
1. Off-Street Parking: Building 4 will contain 13 studio, 1-, 2-, and 3-bedroom dwelling units within the
CR-3 zoning district, and a total of 13 off-street parking spaces are required. The applicants propose
to construct 2 off-street spaces on site and seek a variance for the remaining 11 spaces or 84.6% of the
required parking.
2. Rear Yard: The lot consolidation will create a rear yard between the current 118 Cook Street parcel
and the neighboring property at 116 Cook Street; this space is currently a side yard. Building 4 will be
sited 5’ from the rear yard, creating a rear yard deficiency of 15’ or 75% of the required yard.
3. Required Vegetative Buffer: The CR-3 district regulations require a 10’ vegetative buffer along the rear
yard of all properties in the district. The project meets that requirement for a portion of the lot;
however, Building 4 will be located 5’ from the rear property line and the vegetative buffer is reduced
to 5’ in width for the full length of the building.
MU-1 (Buildings 3A and 3B)
4. Building Height: The Collegetown Area Form Districts regulates building h eight in both stories and
feet; a building cannot exceed either requirement. Buildings 3A and 3B are designed to be 7 stories in
height, which exceeds the 5 stories allowed by 40%. The buildings will be 78’ in height, which exceeds
the 70’ allowed by 11.4%.
CATHERINE NORTH
CR-4 (Buildings 2A and 2B)
5. Rear Yard: The lot consolidation will create a rear yard between the current parcels at 120 &122
Catherine Street and the neighboring property at 118 Catherine Street; this space is currently a side
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
yard. Building 2B will be sited 5’ from the rear yard, creating a rear yard deficiency of 15’ or 75% of
the required yard.
MU-2 (Building 1)
6. Building Height: The Collegetown Area Form Districts regulates building height in both stories and
feet; a building cannot exceed either requirement. Building 1 is designed to be 8 stories in height, w hich
exceeds the 6stories allowed by 33.3%. The buildings will be 90’ in height, which exceeds the 80’
allowed by 12.5%.
7. Siting Exceptions – Corner Lots in MU-2: The Collegetown Area Form Districts require all buildings
at corner lots within the MU -2 district to either (1) have a chamfered corner of at least 10’ from the
ground to the top of the building or (2) be setback at least 5’ from both street frontages for the full
building height. The intent of this requirement is to provide additional light and air within the dense
Collegetown core and improve visibility at busy intersections. The first story of Building 1 is setback
25’ from College Avenue but the upper stories have a 0’ setback from both street frontages.
The Catherine Commons team gave an initial presentation of this project to the Board of Zoning Appeal’s at
its January 4, 2022 meeting, and the Board will begin formal consideration of the appeal s at the February 1,
2022 meeting. 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 Catherine South
Use District CR-3 Date 1/13/2022
Applicant Trowbridge Wolf Michaels Owner Cook Coll LLC
Application Type:SPR Zoning Analysis
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 Side Yard Other Side
Yard
Rear yard: % of depth or
number of feet, whichever
is less
Minimum Building
Height
Proposed
Condition
and/or Use
Multiple
Dwelling 2 8,007 62'3 34' 10"39.7% Bldg.
35.2% Green 10 5'
5' Veg.Buffer 3, 35'
1-2 Family 3000 30
Multiple 3500 40
Note Non-
Conforming
Conditions
for Proposal
OK Def OK OK OK OK OK OK Def.OK
*See: 325-45.2B(10)
Street
Level
Upper
Stories Garage Parking
Space
Proposed
Condition
and/or Use
Primary 9'9'~90'
Front Porch
>33% of façade
width
45'; blank
wall < 8'
District
Regulation
for Proposed
Primary 9' min.9'min.20' min. from
front façade
At front
façade
Front Porch
Required See:
325-42.2B(5)
Building
Length 45'
Max;
Blank
Wall 8'
Note Non-
Conforming
Conditions
for Proposal
OK OK OK OK OK
NOTES:
10' Min. between
primary structure on
the same parcel
Pitch Roof: Required
Shed Roof: Not allowed as primary
*3rd Story Hab. Space: Fully contained in
pitched roof. See: 325-45.2B(11) 50% Max.
Column Title Structure
Type Porches
Primary Structure
Spacing
Functioning entry on Cook Street
Functioning entry: on street-facing
façade 1 min.
Corner lots: 1 functioning entry on
street facing façade.
OK OK
Roof
Pitch of Gable
6:12 Min. 12:12 Max.
15' 3"
Street
Façade
Length
Pitched Roof proposed; 12:12
118 Cook Street is the only existing parcel within the CR-3 district that is part of the project.This parcel will be consolidated with 4 parcels in the MU-1 district along College Avenue to create the
Catherine South project site. The existing zoning boundaries will remain. For the portion of the site within the CR-3 district, the consolidation creates a front yard along Cook Street; a rear yard at
the property line between 118 Cook and 116 Cook (previously a side yard); and a side yard between 118 Cook and 125 & 127 Catherine (previously the rear yard).
District
Regulations
for Proposed
13 None
Required 3 20' Min.
2 Stories Min.35
OK
40% Bldg.
30% Green 10 5 5 20'
*10' Veg. Buffer Req.
Doors & Entries
Floor Height Parking Setback
CR-3 FORM BASE REQUIREMENTS
City of Ithaca Board of Zoning Appeals Worksheet
Appeal Number:-Address Catherine South
Use District:MU-1 Date 1/13/2022
Applicant:Trowbridge Wolf Michaels Owner Cook Coll LLC
Application Type:SPR Zoning Analysis
Column
Number 2 3 4 5 6 7 8 9 10 11 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 3rd Front
Yard
Rear yard:
% of depth or number of
feet, whichever is less
Minimum
Building Height
Proposed
Condition
and/or Use
Multiple
Dwelling 0 0 19,945 221'7 78'68.4% Building
12.9% Green 5'5'10'7, 78'
1-2 Fam 3000 1-2 Fam 30'
Others 3500 Others 40'
Note Non-
Conforming
Conditions
for Proposal
OK OK OK OK OK Def.Def.OK OK OK OK OK
Parking Location Setback
Street
Level Upper Stories Garage Parking
Space
Proposed
Condition
and/or Use
Primary 10'10'Flat Roof
Proposed
District
Regulation
for Proposed
Primary
Res 10'
min.
Com 12'
min.
10'min.
Internal or
Underground
not visible
from Street
30' min.
from front
façade
Pitch or Flat
Roof:
Permitted
Note Non-
Conforming
Conditions
for Proposal
OK OK OK
NOTES:
Cook St - 1 entry;
College Ave -
multiple entries,
Catherine St - 1
entry; 35' apart;
Recessed Entry Required 5' Min.
Receessed Entries Provided
Distance between
entries: 35' max.
At least 1 on each
street façade
OK
6'
OKOK
MU-1 FORM BASE REQUIREMENTS
Column Title Structure
Type Doors & Entries
Floor Height
Porches
Primary
Structure
Spacing
Roof
5'
Catherine South includes 4 existing parcels in the MU-1 district that will be consolidated into a single lot, along with 118 Cook Street. The proposed consolidatation creates three front yards
along College Avenue (primary), Cook Street, and Catherine Street. The rear yard is interior to the lot.
12
District
Regulation
for Proposed
Mixed Use None None
2nd Front Yard
Street Façade
Blank Wall: 12' Max.
Façade Length: Row House 150'
All others 75'
30' Min.
3 Stories
OK
5 70'70% Bldg. 10%
Green 5'5'
Building 3A: 150'
Building 3B: 56' 7"
Blank Wall <12'
OK
5'
10' Minimum
City of Ithaca Board of Zoning Appeals Worksheet
Appeal Number -Address Catherine North
Use District CR-4 Date 1/13/2022
Applicant Trowbridge Wolf Michaels Owner Coll-Cath LLC
Application Type:SPR Zoning Analysis
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 Side Yard Other Side Yard
Rear yard: % of depth or
number of feet,
whichever is less
Minimum Building
Height
Proposed
Condition
and/or Use
Multiple
Dwelling 0 19,698 147' 8"4 44' 8"49.9% Bldg.
36.7% Green 10' 6"5'5' 4, 45'
1-2 Family 3000 30 Row
House- 0'Row House- 0'
Multiple 3500 40 All Others-
5 All Others-5'
Note Non-
Conforming
Conditions
OK OK OK OK OK OK OK OK OK Def.OK
Street
Level
Upper
Stories Garage Parking
Space
Proposed
Condition
and/or Use
Primary 9' 4"9' 4"
Recessed
Entries
Proposed
2A: 73' 6"
2B: 42' 7"
District
Regulation
for Proposed
Primary 9' min.9'min.
20' min.
from front
façade
At front
façade
Front Porch,
Stoop or
Recessed entry
Required
Row House:
100'
All Other: 45'
Blank Wall: 8'
Max.
Note Non-
Conforming
Conditions
Proposal
OK OK OK OK
5' Min. between
primary structure on
the same parcel
10
Pitched or Flat Roof is Allowed
District
Regulations
for Proposed
4 45
OK OK
Roof
13'Flat Roof Proposed
Building 2A: 3 entries (1 per
rowhouse module)
Building 2B: 1 entry
Functioning entry: on street-facing
façade 1 min.
Corner lots: 1 functioning entry on
street facing façade.
OK
CR-4 FORM BASE REQUIREMENTS
Column Title Structure
Type
20'20' Min.
2 Stories Min.
Parking SetbackFloor Height
Doors & Entries Street Façade
Length
50% Bldg.
25% Green
Porches
Primary Structure
Spacing
None with
TDM Plan
None
Required
City of Ithaca Board of Zoning Appeals Worksheet
Appeal Number -Address Catherine North
Use District MU-2 Date 1/13/2022
Applicant Trowbridge Wolf Michaels Owner Coll-Cath LLC
Application Type:SPR Zoning Analysis
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
2nd
Front
Yard
Side
Yard
Rear yard: % of depth or
number of feet, whichever
is less
Minimum
Building Height
Proposed
Condition
and/or Use
Commercial
& Multiple
Dwellings
0 0 13,334 153'8 90'86% Bldg.0 0 0 8, 90'
District
Regulation
for Proposed
Mixed Use None None 2500 25'6 80'
100% except as
required for rear yard
Green: 0%
0' Min.
2' Max.
0' Min.
2' Max.0 10' Minimum 45' min. 4
Stories
Note Non-
Conforming
Conditions
for Proposal
OK OK OK OK OK Def.Def.OK OK OK PL OK
Street
Level
Upper
Stories Garage Parking
Space
Proposed
Condition
and/or Use
Primary 12'10'Flat Roof
Proposed
District
Regulation
for Proposed
12' min.10'min.
Underground
not visible
from St.
30' min.
from front
façade
None None Flat Roof
Required
Note Non-
Conforming
Conditions
for Proposal
OK OK OK
Glazing: 90%
Blank Wall: <12'
No building chamfer & setback on street level only
Street Level Active Use currently proposed
Glazing: 65%
Blank Wall: 12' Max.
Chamfer: 10' from Corner
Street Level Active Use: Req.
Def.
MU-2 FORM BASE REQUIREMENTS
Primary Structure
Spacing Street Façade
Distance between
functioning entries:
60' max.
At least 1 on each
street façade
OK
Roof
3 recessed entries,
spaced less than 57'
apart
Parking Location Setback
PorchesColumn Title Structure
Type Doors & Entries
Floor Height