Loading...
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 Board of Zoning Appeals February 6, 2024-Meeting Minutes 2 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 Board of Zoning Appeals February 6, 2024-Meeting Minutes 3 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