HomeMy WebLinkAboutMN-BZA-2023-05-02City of Ithaca Board of Zoning Appeals
Minutes – May 2, 2023
Board Members Present: David Barken, Chair
Michael Cannon
Donna Fleming
Andre Gardiner
Marshall McCormick, Alternate
Staff Present: Megan Wilson, Deputy Director of Planning and Development
Samuel Quinn-Jacobs, Assistant Planner
Applicants: 109-111 Valentine Place, John Janguey and Nick Robertson (BZA
#3248)
66 Woodcrest Avenue, Chris Milner and Cindy Milner, Property
Owners (BZA #3251)
Chair D. Barken called the meeting to order at 5:35 pm and read the opening statement.
I. TELECOMMUNICATIONS APPEALS - NONE
II. NEW APPEALS
APPEAL #3248 109-111 Valentine Place
Request for an area variance from §325-8, Column 4, Off-Street Parking, and Column 6, Minimum
Lot Area, requirements of the Zoning Ordinance to allow the construction of a new four-story
multiple dwelling with 25 apartments with 9 off-street parking spaces.
D. Barken, Chair, recused himself, turning the meeting over to A. Gardiner, Vice Chair. M.
McCormick joined the meeting as an alternate member.
John Langey and Nick Robertson spoke on behalf of the appellant, Valentine Place Associates,
LLC. The appellants presented updates on the efforts the property owner has undergone to increase
the amount of parking and lot area in the proposal and decrease the variances as previously
requested. Presenters also stated that the appellant has reduced the number of units associated with
the proposal, in an effort to alleviate the deficiencies.
J. Langey addressed the board regarding the five criteria for approving area variances, speaking to
each and how the proposal has addressed them.
Board members responded favorably to the proposal, stating that they believe the appellant has
adequately addressed their concerns from the previous proposal.
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May 2, 2023-Meeting Minutes
2
Public Hearing
Vice Chair A. Gardiner opened the public hearing.
There were no comments in support of the requested variances.
The following interested parties spoke or submitted comments in opposition to the requested
variances:
- Gretchen Crognale, 933 E. State Street
Staff read the Planning and Development Board’s recommendation on the appeal: The Lead
Agency finds the applicants’ mitigations for the off-street parking variance, which include a
parking lot on a recently acquired adjacent parcel, a large amount of parking available on the
adjacent property, car share, transit accessibility, private shuttle, and walkability to be substantial
and do mitigate the need for on-site parking. The Lead Agency also believes this is an
appropriate location to achieve density and that the potential tenant population of students are
less likely to need and have cars. They find this is in line with what the city wants to accomplish
in Collegetown and nearby locations. The Lead Agency finds that due to the proposed unit mix
in the proposed apartment building it is actually not as dense as it could be with fewer units in
terms of headcount. Further, they support this variance as they support density in this location.
They find no long-term effects to planning. The Planning Board recognizes the extensive efforts
by the applicants to mitigate and reduce their variances since the last time the project was before
them.
There being no further comments from interested parties, Vice Chair A. Gardiner closed the
public hearing.
D. Fleming responded to the public comment submitted by Gretchen Crognale, stating that she
hopes the city will look into legislation that addresses demolishing habitable homes in favor of
larger developments. D. Fleming also stated that this will not impact her consideration of these
specific variances.
Deliberation & Decision
On a motion by D. Fleming, and seconded by M. McCormick, the Board of Zoning Appeals
voted 4-0-0 to approve appeal #3248 at 109-11 Valentine Place.
D. Barken returned to the meeting and resumed his duties as Chair. M. McCormick, alternate,
left the meeting.
______________________________________________________________________________
APPEAL #3251 66 Woodcrest Ave
Request for an area variance from §325-8, Column 10, Lot Coverage by Buildings; Column 11,
Front Yard; Column 13, Side Yard; and Column 14/15, Rear Yard to allow the construction of
screen porch on the rear of the single-family dwelling.
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May 2, 2023-Meeting Minutes
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Chris and Cindy Milner, property owners, presented as the appellants. The appellants explained to
the Board, that the proposal was approved in 2019, but construction never took place. The
appellants went on to describe the changes in design since the last approval.
Board members had no questions for the appellant and stated their support.
Public Hearing
Chair D. Barken opened the public hearing.
No comments were submitted.
Staff read the Planning and Development Board’s recommendation on the appeal: The Planning
Board supports these variances as they support owner-occupied improvements and appreciate the
design of the porch. The Planning Board finds no long-term negative impacts to planning.
There being no further comments from interested parties, Chair D. Barken closed the public
hearing.
Deliberation & Decision
The board noted that this is a great project and the new screen room will be a nice addition. The
appeal is for minor variances, and the rationale that supported the original 2019 area variance
still applied to this revised design. The board had no objections to this request.
On a motion by M. Cannon, and seconded by D. Fleming, the Board of Zoning Appeals voted 4-
0-0 to approve appeal #3251 at 66 Woodcrest Avenue.
III. PRELIMINARY PRESENTATIONS
A. 601 East State Street
IV. APPROVAL OF MINUTES - NONE
V. ADMINISTRATIVE MATTERS
A. Continued Discussion of Staff Level Approvals
B. Next Meeting - June 6, 2023
VI. ADJOURNMENT – Chair D. Barken adjourned the meeting at 6:40 pm.
Respectfully submitted,
___________________________ July 11, 2023
Megan Wilson, Zoning Administrator Date
Secretary, Board of Zoning Appeals