HomeMy WebLinkAboutBZA Decision Letter - Appeal 2973 - 707 E. Seneca St. - 02-06-15CITY OF ITHACA BOARD of ZONING APPEALS
Area Variance Findings & Decision
Applicant: 707 East Seneca Street., Tom Schickel,, AIA, for 707 East Seneca Street, LLC
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Hearing Held On: February 3., 2015
Property Location: 707 East Seneca Street
Requirement for Which Variance is Requested: Required lot size
Applicable Section of City Zoning Code: Section 325-8, Column 6, Minimum Lot Size
Public Hearing: No one spoke in favor or against variance request.
Motion: A motion to grant the variance requests was made by Marshall McCormick.
Environmental Review: Type: Type 1 Action. City of Ithaca Planning and Development Board
determined the proposed project will result in no significant impact on the environment and that a
Negative Declaration for purposes of Article 8 of the Environmental Conservation Law be filed in
accordance with the provisions of Part 617 of the State Environmental Quality Review Act.
Planning & Development Board Recommendation: Planning Board supports granting this appeal. The
project implements several long-range planning goals. It also provides needed housing in a walkable
neighborhood and is on a scale and level of quality that fits character of the neighborhood.
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1. Whether an undesirable change would be produced in the character of the neighborhood or a
letriment to nearby properties: Yes F] No E
Reasons: The project was reviewed and approved by the Ithaca Landmarks Preservation Commission
(ILPC). The building reflects the character of other homes built in the neighborhood. It is also in the R-
3a zoning district where multiple residential uses are allowed.
2. Whether the benefit sought by the applicant can be achieved by a feasible alternative to the
variance: Yes [] No [Z
Reasons: There is no other achievable way to make up for the lot area deficiency than to grant the
variance, if the desired six units are to be constructed. Applicant testified that the upper third floor was
designed with a steep roof pitch to imitate the character • similar housing in the neighborhood. This
creates a large open space on the third floor that would be empty attic space without the variance.
Reasons: The applicant could have constructed this building as a four-unit building without the need for
a variance. To have a six-unit building benefits the City by providing greater density in a multi-residential
neighborhood.
Second Motion to Grant Variance: Made by Teresa Deschane.
Vote: Teresa Deschane: Yes
Steve Beer: Yes
Marshall McCormick: Yes
Moriah Tebor: Yes
Determination of BZA Based on Above Factors:
The BZA., taking into consideration the five factors, finds the Benefit to the Applicant outweighs the
Determinant to the Neighborhood or Community. The BZA further finds that a variance from Zoning
Ordinance, Section 325-8, Column 6, Minimum Lot Size, is the minimum variance that should be granted
in order to p reserve and protect the character of the neighborhood and the health, safety, and welfare
of the community.
February 6, 2015
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Secreta d of Zoning Appeals, Date
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Director7or ing Administration
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