HomeMy WebLinkAboutMN-BZA-2024-05-07City of Ithaca Board of Zoning Appeals
Minutes – May 7, 2024
Board Members Present: Andre Gardiner, Acting Chair
Donna Fleming
Michael Cannon
Jospeh Kirby
Staff Present: Megan Wilson, Deputy Director of Planning
Sam Quinn-Jacobs, Planner
Applicants: William Hurley, Centerline Communications (Appeal #3275)
Brian Rahm and Summer Killian (Appeal #3274)
Acting Chair A. Gardiner called the meeting to order at 5:35 pm and read the opening statement.
I. TELECOMMUNICATIONS APPEALS
APPEAL #3275 115 NORTHCROSS ROAD
Appeal of Centerline Communications and AT&T on behalf of property owner Cornell
University for an area variance from Section 325-29.8C(1), Design Standards for Personal
Wireless Service Facilities (PWSF), of the City of Ithaca Zoning Ordinance. The applicant
proposes upgrades to AT&T’s existing telecommunications equipment on the rooftop of Mary
Donolon Hall to include the following:
• Replacement of 3 existing antennas and installation of 6 new antennas
• Removal of 3 tower mount amplifiers
• Installation of 3 remote radio units
• Replacement of 3 surge arrestors
The proposal is considered a modification of the existing PWSF. The City recently amended
Article VA, Telecommunications Facilities and Services, of the Zoning Ordinance, and the
amendment requires all PWSF to be located at least 250’ from adjacent residences. The existing
PWSF at this site is located on the rooftop of a residential building. This is an existing deficiency
that will not be exacerbated by this proposal.
William Hurley, of Centerline Communications, LLC on behalf of AT&T presented the appeal.
The presentation included a brief verbal overview of the proposed project.
Public Hearing
Acting Chair A. Gardiner opened the public hearing.
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May 7, 2024-Meeting Minutes
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Staff read the Planning and Development Board’s recommendation on the appeal: The Planning
Board has reviewed this variance and has no comments.
There being no further comments from interested parties, Acting Chair A. Gardiner closed the
public hearing.
Deliberation & Decision
The Board acknowledged that this is an existing installation and the equipment modifications
will not exacerbate the existing deficiency.
On a motion by M. Cannon, seconded by J. Kirby, the Board of Zoning appeals voted 4-0-0 to
approve appeal #3274 114 Northcross Road.
II. NEW APPEALS
APPEAL #3274 521 N ALBANY STREET
Appeal of property owners Brian Rahm and Summer Killian for an area variance from §325-
8§325-8, Column 7, Lot Width; Column 10, Lot Coverage by Buildings; Column 11, Front Yard;
Column 12, Side Yard; and Column 13, Other Side Yard, requirements of the Zoning Ordinance.
The property at 521 N. Albany Street is three-bedroom single-family home. The property owners
propose to demolish an existing 185 SF, two-story porch and construct a new 650 SF addition at
the rear of the home. The addition will enlarge an existing bedroom, add a bathroom, and
provide additional living area for the family. The new addition will align with the existing home
on both sides. The property has existing deficiencies in both side yards, and the construction
will extend these deficiencies laterally further into the lot. Furthermore, the new addition will be
located slightly closer to the south property line and will reduce this side yard from 5.3’ to 4’
8”. A minimum of 10’ is required. Additionally, the proposal will result in a net increase in
building footprint of 465 SF and lot coverage by buildings of 44.1% in the R-2b district where a
maximum of 35% is permitted.
Brian Rahm and Summer Killian, property owners, presented the appeal. The presentation
included a brief verbal description of the proposed project and images of the existing conditions
of the site were shown.
Public Hearing
Acting Chair A. Gardiner opened the public hearing.
Staff read the Planning and Development Board’s recommendation on the appeal: The Planning
Board supports these variances. They find no negative long-term impacts to planning and support
property owners investing in and renovating their homes in order to stay in place. They find the
addition to be an appropriate scale and consistent with the character of the neighborhood.
There being no further comments from interested parties, Acting Chair A. Gardiner closed the
public hearing.
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May 7, 2024-Meeting Minutes
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Deliberation & Decision
Board members noted that the proposal is for a tasteful addition that feels comfortable on the
relatively-small site. While the requested variances are substantial in terms of percentages, this
is largely a reflection of the size of the lot, and the benefits far outweigh any impacts from the
request. The Board commended the property owners for finding a way to accommodate their
family on the property while ensuring that the new addition is compatible with the neighborhood.
On a motion by D. Fleming, seconded by J. Kirby the Board of Zoning Appeals voted 4-0-0 to
approve appeal #3274 521 N. Albany Street.
III. CONTINUED APPEALS - None
IV. APPROVAL OF MINUTES
A. April 2, 2024
On a motion by J. Kirby, seconded by A. Gardiner the Board of Zoning Appeals
unanimously approved the April 2, 2024 meeting minutes.
V. ADMINISTRATIVE MATTERS
A. Next Meeting – June 4, 2024
B. Zoning Permit Update
VI. ADJOURNMENT – Acting Chair A. Gardiner adjourned the meeting at 6:06 pm.
Respectfully submitted,
___________________________ May 7, 2024
Megan Wilson, Zoning Administrator Date
Secretary, Board of Zoning Appeals