HomeMy WebLinkAboutBZA Decision Letter - Appeal 2999 - 1106 N. Cayuga St. (Noah Demarest) - 10-19-15�p00
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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 (BZA)
Area Variance Findings &Decision
Applicant: Noah Demarest, STREAM Collaborative (for Sarah and Craig Cummings)
Appeal No.: 2999
Zoning District: R -2b
Hearing Held On: October 6, 2015
Property Location: 1106 N. Cayuga Street
Requirement for Which Variance is Requested: Lot Width, Percentage of Lot Coverage, Front Yard, and Side
Ya rd.
Applicable Section of City Zoning Code: Section 325 -8, Columns 7, 10, 11, and 12
Members Present:
Steven Beer, Chair
Moriah Tebor
Teresa Deschanes
Steven Wolf
Marshall McCormick
Motion: A motion to grant the variance requests was made by Teresa Deschanes.
Environmental Review: Type: Type 2 (exempt)
Planning & Development Board Recommendation: The Board did not identify any long -term planning issues
and recommends granting this appeal.
Factors Considered:
1. Whether an undesirable change would be produced in the character of the neighborhood or a
detriment to nearby properties: Yes ❑ No F;j
Reasons: The addition will comply with all required setbacks. The only thing it will do is exacerbate the
percentage of lot area, which is minor. The others variance requests are for existing deficiencies related to
the original house. The character of the neighborhood would not be impacted by the proposal.
2. Whether the benefit sought by the applicant can be achieved by a feasible alternative to the variance:
Yes ❑NoZ
Reasons: To build an addition, the applicant has to obtain variances from the BZA for the existing deficiencies
that are related to the existing house, which is non - conforming. However, in order to build the addition that
will meet the owners' needs to house a grand piano, a variance is also required for the increased percentage
of lot coverage.
3. Whether the requested variance is substantial: Yes ❑ No
Reasons: The applicant is only increasing lot deficiency by a small amount.
4. Would the variance have an adverse impact on the physical or environmental conditions in the
neighborhood: Yes ❑ No
Reasons: The proposal is a mirror image of the house next door (1108 N. Cayuga Street) and will not
adversely impact the physical or environmental conditions of the neighborhood.
5. Whether the alleged difficulty was self- created: Yes Z No ❑
Reasons: Yes, but that does not mean they should not be granted a variance. There is only one existing
deficiency that is being increased.
Second Motion to Grant Variance Made By: Marshall McCormick
Vote: Steven Beer, Chair:
Yes
Moriah Tebor:
Yes
Teresa Deschanes:
Yes
Steven Wolf:
Yes
Marshall McCormick:
Yes
Determination of BZA Based on the 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 variances from Zoning
Ordinance, Section 325 -8, Column 7, 10, 11, and 12, Lot Width, Percentage of Lot Coverage, Front Yard, and
Side Yard, 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.
October 19, 2015
Secreta Board of oning Appeals Date
Directo Zoni Administration
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