HomeMy WebLinkAboutZoning Analysis - 109-111 Valentine Place - 3-9-22
TO: Lisa Nicholas, Acting Director of Planning & Development
Nikki Cerra, Environmental & Landscape Planner
FROM: Megan Wilson, Zoning Administrator
DATE: March 9, 2022
RE: Zoning Analysis – 109-111 Valentine Place
I have reviewed the site plan review application for 109-111 Valentine Place, dated January 18, 2022. I have
determined that the project does not meet the requirement s for the R-3a district and will require two area
variances in order to be constructed as currently proposed.
Off-Street Parking: The proposed multiple dwelling will require 34 off-street parking spaces,
and the applicant is proposing to construct no on-site parking. The project will require a
variance for all 34 spaces or 100% of the required parking.
Lot Area: The new multiple dwelling will provide 30 dwelling units. New construction with
30 dwelling units in the R-3a district requires a minimum lot area of 26,250 square feet. The
property is has a lot area of 17,119 square feet. The property is deficient in minimum lot area
by 9,131 square feet or 34.8% of the required area.
Any changes to the proposal may result in the need to attain additional variances. The complete zoning analysis
is attached. Please feel free to contact me with any questions or if you need any additional information.
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
City of Ithaca Board of Zoning Appeals Worksheet
Appeal Number - Address 109 Valentine Place
Use District R-3a Date 2/16/2022
Applicant Trowbridge Wolf Michaels Owner Valentine Place Associates, LLC
Application Type:SPR Zoning Analysis
Column
Number 2 3 4 5 6 7 8 9 10 11 12 13 14/15 16 325-25
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
Location of
Accessory
Structures
Existing
Condition
and Use
Mutiple
Dwelling 11 17,119 102.2'2 ~27'18.1%>10 >10 >10 ~32' or 18%0
District
Regulations
for Existing
Multiple
Dwellings 6 14,000 50 4 40 35%10 10 5 20% or 50' but not
less than 20'None 3'
Note Non-
Conforming
Conditions
OK OK OK OK OK OK OK OK OK OK Def.Def.
Proposed
Condition
and/or Use
Mutiple
Dwelling 0 2 17,119 102.2'4 44'35.0%14' 4.5"26' 7"14'45' 2" or 25.7%
District
Regulation
for Proposed
Multiple
Dwellings 34 2 26,250 50 4 40 35%10 10 5 20% or 50' but not
less than 20'None None
Note Non-
Conforming
Conditions
for Proposal
OK Def.OK Def.OK OK OK*OK OK OK OK OK
Notes: