HomeMy WebLinkAboutMN-BZA-2024-02-06City of Ithaca Board of Zoning Appeals
Minutes – February 6, 2024
Board Members Present: Andre Gardiner
Donna Fleming
Marshall McCormick, Alternate
David Barken, Chair
Staff Present: Megan Wilson, Deputy Director of Planning
Sam Quinn-Jacobs, Planner
Applicants: Leslie Ackerman from Ithaca Neighborhood Housing Services
(INHS) (BZA #3264)
Chair D. Barken called the meeting to order at 5:35 pm and read the opening statement.
I. TELECOMMUNICATIONS APPEAL
None
II. NEW APPEALS
BZA #3264 113-119 SEARS STREET
Request for an area variance from §325-8, Column 6, Lot Area; Column 11, Front Yard; and
Column 14/15, Rear Yard, requirements of the Zoning Ordinance to allow the construction of four
single-family homes at 117-119 Sears Street. This lot will be subdivided into 4 smaller lots with
one for-sale home on each lot.
Leslie Ackerman presented the appeal on behalf of the appellant, Ithaca Neighborhood Housing
Services (INHS). L. Ackerman described the proposed development and the constraints of the lot
that led to the need for variances.
A. Gardiner asked a question regarding the feasibility of building zoning compliant duplexes or
townhomes on the lot rather than single-family homes.
The applicant responded to A. Gardiner’s question, by stating that the duplexes or townhomes
would not fit the character of the neighborhood and not suit the goals of building homes with
useable outdoor space.
Board members and the applicant discussed the project alternatives and the feasibility of each.
Public Hearing
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February 6, 2024-Meeting Minutes
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Chair D. Barken opened the public hearing.
Megan Wilson read a comment submitted by George Maltezos, 428 N. Tioga Street, in
opposition to the appeal.
Staff read the Planning and Development Board’s recommendation on the appeal: The Planning
Board finds no long-term negative impacts to planning. The Board also notes this lot line
adjustment reflects the historical parcels and the change fits in with neighborhood context as the
parcels on the block have front and rear yards that extend from South Albany Street to South
Geneva Street.
There being no further comments from interested parties, Chair D. Barken closed the public
hearing.
Deliberation & Decision
The Board acknowledged that many of the homes on Sears Street are not compliant with the
existing zoning setbacks and found that the proposed setbacks, particularly the front yard, are
more compatible with the neighborhood. The Board debated whether there was a feasible
alternative to the proposed project that would be zoning-compliant with lot area requirements
and still meet the applicant’s goals of providing multiple affordable units on the site. Members
noted that it would be impossible to find a viable alternative project that would be fully zoning
compliant.
On a motion by D. Barken, seconded by D. Fleming the Board of Zoning Appeals voted 3-1-0 to
approve appeal #3264 113-119 Sears Street.
III. CONTINUED APPEAL
None
IV. APPROVAL OF MINUTES
A. December 12, 2023
On a motion by A. Gardiner, seconded by D. Barken the Board of Zoning Appeals
unanimously approved the December 12, 2023 meeting minutes.
V. ADMINISTRATIVE MATTERS
A. Annual Lead Agency Concurrence
Motion by D. Fleming, seconded by D. Barken.
On a motion by D. Fleming, seconded by D. Barken, the Board of Zoning Appeals
unanimously approved the annual lead agency concurrence.
B. Next Meeting-March 5, 2024
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February 6, 2024-Meeting Minutes
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VI. ADJOURNMENT –Chair David Barken adjourned the meeting at 6:35 pm.
Respectfully submitted,
___________________________ February 6, 2024
Megan Wilson, Zoning Administrator Date
Secretary, Board of Zoning Appeals