HomeMy WebLinkAboutBZA 3218 - 108 Campbell Ave - Decision
CITY OF ITHACA BOARD of ZONING APPEALS
Area Variance Findings & Decision
Appeal No.: 3218
Applicant: Firehouse Architecture Lab on behalf of property owners Sam and Jennifer Alcaine
Property Location: 108 Campbell Avenue
Zoning District: R-1a
Applicable Section of City Zoning Code: §325-8, Column 10.
Requirement for Which Variance is Requested: Lot Coverage by Buildings.
Publication Dates: June 2, 2022 and June 6, 2022.
Meeting Held On: June 7, 2022.
Summary: Appeal of Firehouse Architecture Lab, PLLC on behalf of property owners Sam and Jennifer
Alcaine for an area variance from §325-8, Column 10, Lot Coverage by Buildings, requirement of the
Zoning Ordinance. The applicant proposes to construct a new single-story addition and deck at the rear of
single-family dwelling located at 108 Campbell Avenue. The new additional will provide a bedroom,
bathroom, and living space for aging family members, and the new deck will connect the new addition to
the original home. The new addition and deck will add 1,128 SF of building area to the lot, bring the total
building footprint to 2,484 SF. This results in 23% lot coverage by buildings, which exceeds the maximum
20% allowed by the Zoning Ordinance.
108 Campbell Avenue is located in a R-1a district in which the proposed use is permitted. However, Section
325-38 requires that an area variance be granted before a building permit is issued.
Public Hearing Held On: June 7, 2022.
Members present:
Michael Cannon
Andre Gardiner
Joseph Kirby
David Barken, Chair
Tompkins County Review per Section 239 -l & -m of New York State General Municipal Law:
Not applicable.
Environmental Review: This is a Type 2 Action under the City of Ithaca Environmental Quality
Review Ordinance and the State Environmental Quality Review Act and is not subject to Environmental
Review.
CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Zoning
Megan Wilson, Secretary to the Board of Zoning Appeals
Telephone: 607-274-6550 Fax: 607-274-6558 E-Mail: mwilson@cityofithaca.org
Planning & Development Board Recommendation:
The Planning Board supports home improvement and ownership investments in homes and neighborhoods.
They find the addition to be an improvement to the property’s appearance and support designs that allows
for aging in place. The Board finds no long-term negative impacts to planning.
Ithaca Landmarks Preservation Commission Recommendation:
Not applicable.
Motion: A motion to grant variance #3218 for 108 Campbell Avenue was made by M. Cannon.
Deliberations & Findings:
Board members noted that the addition and deck will be located in the back of the property and will not be
highly visible from the public realm. The square footage of building footprint that exceeds the zoning
maximum is relatively small in comparison to the 10,500 square foot lot size. The property owners have
attempted additional landscaping to help mitigate the drainage issues in the back yard. While these
plantings have been a nice addition to the yard, they have not been successful enough to allow use of the
yard in the location of the proposed deck.
Factors Considered:
1. Whether an undesirable change would be produced in the character of the neighborhood or a
detriment to nearby properties: Yes No
• The new addition and deck will be located at the rear of the property and will have minimal
visibility from the street. The project will meet rear and side yard setback requirements.
• The Board has not received any comments from interested parties on this variance request.
2. Whether the benefit sought by the applicant can be achieved by a feasible alternative to the
variance: Yes No
• The applicants could propose a smaller deck and meet the lot coverage requirements. However,
the smaller deck would not meet the needs of the property owners and would not have a different
or reduced impact.
3. Whether the requested variance is substantial: Yes No
• The new addition and deck will add 1,128 SF of building area to the site. The total lot coverage by
buildings exceeds the maximum allowed by 366 SF or 3.4%.
4. Would the variance have an adverse impact on the physical or environmental conditions in the
neighborhood: Yes No
• Based on the submitted materials and testimony of the applicant, there is no evidence of adverse
physical or environmental impacts resulting from the lot coverage deficiency.
5. Whether the alleged difficulty was self-created: Yes No
• The alleged difficulty is self-created in that the property owners are proposing new construction
that does not meet the requirements of the Zoning Ordinance. However, the requested variance will
allow a project that better meets the needs of the homeowners and not have a negative impact on
the character of the neighborhood or a detrimental impact on nearby properties.
Second Motion to Grant Variance: Made by D. Barken
Vote: 4-0-0
Michael Cannon YES
Andre Gardiner YES
Joseph Kirby YES
David Barken, Chair YES
Determination of the BZA Based on the Above Factors:
The BZA, taking into the five factors for an area variance, finds that the benefit to the applicants outweighs
the detriment to the neighborhood or community. The BZA further finds that the variances from the Zoning
Ordinance, §325-8, Column 10, is the minimum variance that should be granted in order to preserve and
protect the character of the neighborhood and the health, safety, and welfare of the community.
___________________________ June 7, 2022
Megan Wilson, Zoning Administrator Date
Secretary, Board of Zoning Appeals