HomeMy WebLinkAboutMN-BZA-2025-04-01City of Ithaca Board of Zoning Appeals Minutes – April 1, 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 Maura Baldiga, Planner
Applicants: Mark Cushing and Corbin Streett (BZA #3292) Charlie O’Connor, Mike Barnoski, Craig Modisher (201 Oak Ave) Charlie O’Connor, Nick Robertson, Anni Pi (215 College Ave)
Vice-Chair Andre Gardiner called the meeting to order at 5:35 pm and read the opening statement.
I. TELECOMMUNICATIONS APPEAL – NONE II. CONTINUED APPEALS - NONE III. NEW APPEALS
APPEAL #3292 119 FIRST STREET Request for an area variance from §325-8, Column 10, Lot Coverage by Buildings, Column 11, Front Yard, and Column 14/15, Rear Yard as well as 325-25, Location of Accessory Structure requirements, of the City of Ithaca Zoning Ordinance to allow the construction of 12’ x 18’ deck
at the rear of the home, exacerbating existing deficiencies in Lot Coverage by Buildings and Reary
Yard. The property has existing deficiencies in the required front yard and location of accessory structure that will not be exacerbated by this proposal. Corbin Streett, property owner, and Mark Cushing, Rocco Design Build, presented the appeal.
The appellants described the physical characteristics of the proposed deck and the request for variances. Board members asked questions regarding the existing conditions of the site and feasible
alternatives that would comply with the requirements of the Zoning Ordinance.
Public Hearing Vice-Chair A. Gardiner opened the public hearing. The following parties submitted comments regarding the appeal:
Board of Zoning Appeals April 1, 2025-Meeting Minutes
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- Linda Holdsbar, 111 Monroe Street, requested the fence at 119 First Street be placed entirely within that property's boundaries rather than on the shared property line.
There being no further comments from interested parties, Vice-Chair A. Gardiner closed the public hearing. The appellants requested the opportunity to consider zoning-compliant options for the new deck.
On a motion by Andre Gardiner, seconded by Joseph Kirby, the Board of Zoning Appeals voted
unanimously to table appeal #3292 for 119 First Street. IV. PRELIMINARY PRESENTATIONS a. 201 Oak Avenue (Modern Living Rentals)
The Board sought clarification regarding the necessity of the building connection and fire
safety requirements, noting that separated buildings would maintain individual aerial access and egress capabilities. Members noted that the connected configuration would eliminate stairwell and elevator installations while permitting additional floor area in the eastern building section. The Board expressed interest in whether the variance request
stemmed from genuine site limitations or represented a design preference for economic
efficiency. The Board noted that it believed there were feasible alternatives to the variances and requested that the applicant consider a zoning-compliant project. b. 215 College Avenue (Nick Robertson)
The Board reviewed the necessity of the variances, with attention to height justification.
Board members noted comparable developments on Linden Street acheived zoning compliance without similar variances. The Board requested specific demonstration of site-imposed design constraints as opposed to economic optimization strategies. Board members questioned whether the height variance was required due to site topography or to
maximize development, particularly given the additional floor area allowed by recent
Collegetown zoning amendments. V. APPROVAL OF MINUTES – NONE
VI. ADMINISTRATIVE MATTERS
a. Next Meeting: May 6, 2025 - CANCELLED VII. ADJOURNMENT Vice-Chair Andre Gardiner adjourned the meeting at 6:35 pm.
Respectfully submitted,
___________________________ April 1, 2025 Megan Wilson, Zoning Administrator Date Secretary, Board of Zoning Appeals