HomeMy WebLinkAboutMN-BZA-2025-03-04City of Ithaca Board of Zoning Appeals Minutes – March 4, 2025
Board Members Present: Andre Gardiner, Acting Chair Joseph Kirby Michael Cannon
Donna Fleming
Staff Present: Megan Wilson, Deputy Director of Planning
Sam Quinn-Jacobs, Planner
Applicants: Chris McDonough (BZA #3290) Laura Mattos and Todd Fox (BZA #3291)
Acting Chair Andre Gardiner called the meeting to order at 5:35 pm and read the opening statement.
I. TELECOMMUNICATIONS APPEAL APPEAL #3290 110 DRYDEN ROAD Appeal of Chrisopher McDonough, T-Mobile, on behalf of property owner Travis Hyde Properties
for an area variance from Sections 325-29.8B(1)(h), Siting Standards for Personal Wireless
Service Facilities, of the City of Ithaca Zoning Ordinance. The applicant proposes to replace one existing antenna and related equipment to the company’s existing personal wireless service facility (PWSF) located on the property at 110 Dryden Road. 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 property is located on top of a residential building. This is an existing deficiency that will not be exacerbated by this proposal. 110 Dryden Road is located in the MU-2 district in which the proposed PWSF is permitted.
However, Section 325-29.28 requires that an area variance be granted before a building permit
is issued. Chris McDonough presented the appeal on behalf of the property owner, Travis Hyde Properties. C. McDonough verbally presented the appeal describing the replacement of antenna on top of a
residential building. Board members had no questions. Public Hearing
Board of Zoning Appeals March 4, 2025-Meeting Minutes
2
Acting Chair A. Gardiner opened the public hearing.
There were no comments from interested parties in support of or in opposition to the appeal.
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 Joseph Kirby, seconded by Andre Gardiner, the Board of Zoning Appeals voted
unanimously to approve appeal #3290 for 110 Dryden Road.
II. CONTINUED APPEALS - NONE III. NEW APPEALS
APPEAL #3291 121-125 LAKE STREET
Appeal of Visum Development on behalf of property owner 121-125 Lake Street, LLC for an area variance from Section 325-8, Column 5 – Off-Street Loading, requirements of the Zoning Ordinance. The applicant is constructing a new five-story, 77-unit apartment building on the east
parcel of the former Ithaca Gun Factory site, located at 121-125 Lake Street. The Board of Zoning
Appeals granted area variances for building height in feet, building height in stories, and rear
yard in February 2023 (BZA #3234). The applicant is now seeking an area variance for two of the four required off-street loading spaces
that were included in the approved project. The Zoning Ordinance requires four off-street loading
spaces for a building of this size in the R-3a district. During the environmental remediation of the
site, it was discovered that a portion of the site that was intended to be paved is structurally unstable and steeper than anticipated. The applicant needs to reduce the paved turnaround and loading areas onsite is proposing to provide two off-street loading spaces instead of the required
four to help meet this objective.
Laura Mattos and Todd Fox presented the appeal, on behalf of the property owner, Visum Development. It was explained by the appellants that unforeseen complications from the environmental remediation of the site led to changes in the topography behind a development with
an approved site plan. The appellant proposed the removal of two required loading spaces to
accommodate the new grading plan. J. Kirby asked if a traffic study was performed for the initial review of the development. Kirby discussed the anticipated use of the loading zones with the applicants.
Board members asked staff questions regarding process. Public Hearing
Board of Zoning Appeals March 4, 2025-Meeting Minutes
3
Acting Chair A. Gardiner opened the public hearing.
There were no comments from interested parties in support of or in opposition to the appeal.
There being no further comments from interested parties, Acting Chair A. Gardiner closed the public hearing.
Deliberation & Decision
Board members noted the unique characteristics of this site, due to the change in the slope during the environmental remediation. There are site limitations on where additional off-street loading spaces could be located and it is not feasible to provide all four spaces on site.
On a motion by Michael Cannon, seconded by Donna Fleming, the Board of Zoning Appeals
voted unanimously to approve appeal #3291 for 121-125 Lake Street. IV. APPROVAL OF MINUTES – December 3, 2024 and January 7, 2025 On a motion by J Kirby, seconded by A. Gardiner.
V. ADMINISTRATIVE MATTERS a. Next Meeting: April 1, 2025. VI. ADJOURNMENT – Acting Chair Andre Gardiner adjourned the meeting at 6:00 pm.
Respectfully submitted, ___________________________ March 4, 2025
Megan Wilson, Zoning Administrator Date
Secretary, Board of Zoning Appeals