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ORATE I
CITY OF ITHACA
108 E. Green Street 3rd Floor Ithaca, NY 14850 -5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Zoning
PHYLLIS RADKE, DIRECTOR OF ZONING ADMINISTRATION
Telephone: Planning & Development — 607 - 274 -6550 E -Mail: cpyott@cityofithaca.org
CITY OF ITHACA BOARD of ZONING APPEALS
Area 4ariance Findings &Decision
Applicant: Noah Demarest for Todd Fox, owner of 108 Ferris Place
Appeal No.: 2984
Zon'Mg District: R -2a
Hearing Held ®n: June 2, 2015
Property Location: 108 Ferris PI.
Requirement for Which variance is Requested: off- Street Parking, Front Yard, and Other Side Yard
setback requirements.
Applicable Section of City Zoning Code: Section 325 -8, Column 4, Column 11, and Column 13.
Public Hearing: No one spoke in favor or against variance requests.
Motion: A motion to grant the variance requests was made by Marshall McCormick.
Environmental Review: Type 2 Action.
Planning & Development Board Recommendation: The Planning Board could identify no long -range
planning issues with this appeal and supported granting it.
Factors Considered:
1. Whether an undesirable change would be produced in the character of the neighborhood or a
detriment to nearby properties: Yes ❑ No
Reasons: The front and side yard deficiencies are typical throughout the City and the tenants would
have access to nearby bus service. This area is zoned for one- and two - family dwellings and the City
would benefit by having another desirable two - bedroom apartment.
2. Whether the benefit sought by the applicant can be achieved by a feasible alternative to the
variance: Yes ❑ No Fj
Reasons: Ot is impossible for the tenant to create a parking area on the steep grade or rent parking from
another location, because parking must be on the same lot as the use in the R -2a zone. The applicant
cannot fix the existing yard setback deficiencies.
3. Whether the requested variance is substantial: Yes ❑ No Fj
Reasons: The new apartment actually only needs one parking space, although the existing single - family
home is also deficient by one parking space. There has been no public comment concerning the overall
lack of parking on the property, suggesting the parking request is not substantial. The other area
variances are small.
4. Would the variance have an adverse impact on the physical or environmental conditions in the
neighborhood: Yes ❑ No
Reasons: There will be no adverse impact on the physical or environmental conditions, because the
application will support that the tenants use public transportation or alternative transportation, as
opposed to parking on site.
S. Whether the alleged difficulty was self- created: Yes E No ❑
Reasons: The applicant wants to create an apartment in his single - family home. The fact this is a self -
created hardship should not affect the decision by the Board to grant the requested variances. The
City's benefit in having the two - bedroom apartment available for tenants outweighs the issue of self -
created hardship.
Second /lotion to Grant Variance: Made by Teresa Deschanes.
Vote:
Teresa Deschanes: Yes
Steve Beer: Yes
Determination of BZA Rased on the Above Factors:
Taking into consideration the five factors, the BZA finds the Benefit to the Applicant outweighs the
Determinant to the Neighborhood or Community. The BZA further finds that variances from Zoning
Ordinance, Section 325 -8, Column 4, Column 11, and Column 13, are the minimum variances that should
be granted in order to preserve and protect the character of the neighborhood and the health, safety,
and welfare of the community.
VARIANCES GRANTED
June 5, 2015
Secret YBoard Zoning Appeals, Date
Director of` oning Administration
2
Marshall McCormick:
Yes
Moriah Tebor:
Yes
Steve Wolf:
Yes
Determination of BZA Rased on the Above Factors:
Taking into consideration the five factors, the BZA finds the Benefit to the Applicant outweighs the
Determinant to the Neighborhood or Community. The BZA further finds that variances from Zoning
Ordinance, Section 325 -8, Column 4, Column 11, and Column 13, are the minimum variances that should
be granted in order to preserve and protect the character of the neighborhood and the health, safety,
and welfare of the community.
VARIANCES GRANTED
June 5, 2015
Secret YBoard Zoning Appeals, Date
Director of` oning Administration
2