HomeMy WebLinkAboutMN-BZA-2024-03-05City of Ithaca Board of Zoning Appeals
Minutes – March 5, 2024
Board Members Present: Andre Gardiner
Donna Fleming
David Barken, Chair
Staff Present: Megan Wilson, Deputy Director of Planning
Sam Quinn-Jacobs, Planner
Applicants: 356 Elmira Road, Emma Cheek, Jax Signs (BZA #3268)
210 Lake Street, Yifei Yan and Michelle Palmer, Whitham
Planning and Design (BZA #3269)
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 #3268 356 Elmira Road
Request for a sign variance from §272-7A to allow the installation of a 75 SF freestanding sign
that exceeds the 75 SF maximum sign allowance. The sign will also be 24' 6" tall when a maximum
of 22' in height is permitted by the Sign Ordinance.
Emma Cheek of Jax Signs spoke on behalf of the appellant, Seneca Valley Properties. E. Cheek
presented the proposed signage to the Board, highlighting the ways in which the signage was
nonconforming.
Board members, staff and the appellant discussed the permitting history of the proposed signage
and clarified the existing conditions of the site.
Board members expressed concern over the materials presented and stated that not enough
information was given to approve the appeal.
Public Hearing
Chair D. Barken opened the public hearing.
Staff read the Planning and Development Board’s recommendation on the appeal: In general, the
Planning Board does not advocate for fabricating larger signs than the sign ordinance allows
along Elmira Road, as oversized signs create the planning impact of an over-signed thoroughfare
that is car oriented versus people oriented. However, in this case the Board considered that the
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sign permit had already been granted and thus the sign is already fabricated and see that this
might be a mitigating factor. It is a unique circumstance the Board finds this to be acceptable.
There being no further comments from interested parties, Chair D. Barken closed the public
hearing.
The applicant asked the table the appeal to gather additional information to present to the Board.
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APPEAL #3269 210 Lake Street
Request for an area variance from §325-8, Column 4, Off-Street Parking to reduce the required
off-street parking for the Auden Ithaca apartments and allow existing parking spaces at the
Auden parking lot (216 Lake Street) to be leased to the proposed Lake Street Townhomes project
at 261 Lake Street.
Yifei Yan of Whitham Planning and Design spoke on behalf of the appellant, DMG Investments.
Y. Yan presented a site plan of the parking lot in question and provided information detailing the
underutilization of the lot. A lease was shown describing the agreement to lease 16 parking
spaces to a neighboring property 261 Lake Street. 261 Lake Street is also owned by DMG
Investments and is currently seeking Site Plan approval for a new development.
Board members expressed their support for the proposal and asked clarifying questions regarding
pedestrian access between the parking lot and 261 Lake Street.
The Board agreed that the Planning and Development Board shall approve the location of the
designated parking spaces during site plan review.
Public Hearing
Chair D. Barken opened the public hearing.
Staff read the Planning and Development Board’s recommendation on the appeal: The Planning
Board finds no long-term negative impacts to planning and strongly recommends this variance.
The Board notes this is an underutilized parking lot and as there are available paved open spots
they should be used by nearby developments. As the City requires sidewalks over curb cuts in
large parking lots and as more people will be walking up the hill to use the parking lot, the Board
recommends the owners create a continuous, at-grade sidewalk across the two curb cuts at the
Auden parking lot.
There being no further comments from interested parties, Chair D. Barken closed the public
hearing.
Deliberation & Decision
The Board was supportive of this appeal and noted that they strongly encourage the shared use of
existing underutilized parking. The applicant has demonstrated that the property has a history of
excess parking capacity, with a maximum of 60 spaces out of 115 rented. The applicant will be
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providing a sidewalk to create pedestrian access between the properties that would utilize the
parking spaces.
The Board would like the spaces that are leased to the Lake Street Townhomes (or other future
projects) to be designated with a sign and the location of these spaces to be approved by the
Planning and Development Board.
On a motion by A. Gardiner, seconded by D. Fleming the Board of Zoning Appeals voted 3-0-0
to approve appeal #3269 210 Lake St.
III. CONTINUED APPEAL - NONE
IV. APPROVAL OF MINUTES
o March 5, 2024
On a motion by A. Gardiner, seconded by D. Fleming the Board of Zoning Appeals voted
3-0-0 to approve the March 5, 2024 meeting minutes.
V. ADMINISTRATIVE MATTERS
A. Next Meeting - April 2, 2024
VI. ADJOURNMENT – Chair David Barken adjourned the meeting at 6:15 pm.
Respectfully submitted,
___________________________ March 5, 2024
Megan Wilson, Zoning Administrator Date