HomeMy WebLinkAboutBZA 3077-409 N. Meadow St.-Decision Letter-7-13-2017CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Zoning
Gino Leonardi, Secretary to the Board of Zoning Appeals
Telephone: 607-274-6550 Fax: 607-274-6558 E -Mail: gleonardi@cityofithaca.org
CITY OF ITHACA BOARD of ZONING APPEALS
Special Temporary Permit
Findings & Decision
Appeal No.: 3077
Applicant: Chrys Gardener for Cornell Federal Credit Union, Owner
Property Location: 409 N. Meadow Street (Property Address 401-415 N. Meadow Street)
Zoning District: WEDZ-lb and R -2b
Applicable Section of Zoning Ordinance: Section 325-9C (4) (e) and Section 325-9C (4) (e) [6] [d]
Requirement for Which Variance is requested: Special Temporary Permit for a Community Garden and Required
Parking.
Publication Dates: June 21, 2017 and June 23, 2017.
Meeting Held On: July 13, 2017.
Summary: Appeal of Chrys Gardener on behalf of the owner Cornell Federal Credit Union, for a Community Garden
Special Permit as required by Section 325-9C (4) (e) of the Zoning Ordinance. The applicant proposes to install a
community garden at the Cornell Federal Credit Union property located at 409 N. Meadow Street. The community
garden will be located on the portion of the property that fronts Esty Street and will contain 7 garden plots for
neighbors. The applicant proposes to maintain the existing buffer landscape and install a fence along the Esty Street
sidewalk portion of the property. In addition, the applicant requests a variance for the required parking space due to the
bank's need for customer parking and the lack of available spaces on site. Section 325-9C (4) (e) [6] [d], requires the
applicant to provide at least one off-street parking space for the use of the gardeners.
The property is located in two zone districts, WEDZ-lb and R -2b use districts in which the proposed accessory use is
permitted. However, Section 325-9C (4) (e) requires that Community Gardens be permitted only by special permit
granted by the Board of Zoning Appeals.
Public Hearing Held On: July 13, 2017.
No public comment is opposition.
Christina Culver from Loaves and Fishes spoke in favor of the proposal.
Members Present:
Steven Beer, Chair
Teresa Deschanes
Marshall McCormick
Motion: Made by Teresa Deschanes
Environmental Review: Type: Type 2
These actions have been determined not to have a significant impact on the environment and are otherwise precluded
from environmental review under Environmental Conservation Law. CEQR Section 176-5 C (14).
Tompkins County Review per Section 239 -1 & -m of New York State General Municipal Law:
N/A
Planning & Development Board Recommendation:
The Planning Board recommends approval of this appeal, as it would provide a major neighborhood benefit by making
much better use of the current vacant lot. Furthermore, the Comprehensive Plan emphasizes the desirability of locating
community gardens throughout the City.
Factors Considered:
The location and size of the use, the size of the site in relation to it and the location of the site with respect to the
existing or future streets giving access to it shall be such that it will be in harmony with the existing or intended
character of the neighborhood and will not discourage the appropriate development of adjacent land and buildings or
impair the enjoyment or value thereof. Yes ❑ No
The applicant has stated that this lot is owned by a bank and currently vacant. The bank intended to use this portion of the
property as a parking lot but this portion of the lot is in a R -2b zone and is not zoned for that use. The lot is currently a
sunny, treeless vacant lot, with fertile soil and positioned between a bank and a residential neighborhood. The applicant
is moving forward with using this lot as a garden and a community garden would be in harmony with the character of the
neighborhood.
2. Operations in connection with any special use shall not be more objectionable to nearby property by reason of noise,
fumes, increased vehicular traffic or parking demand, vibration or flashing lights than would be the operations of any
use permitted without a special permit. Yes ❑ No
Without any type of permit, the use of the lot as a garden would be permitted. But, the applicant would like to have a
community garden on the lot. There is the matter of providing a parking space for a community garden and the applicant
is asking for a variance from that requirement. The Board considered whether the variance for not providing a parking
space would be a detriment to the vehicular demand for that area. The applicant stated that they would provide some
nearby alternative parking spaces within walking distance to mitigate the parking requirement.
Second Motion to Grant Variance: Made by Marshall McCormick
Vote: Teresa Deschanes: Yes
Steven Beer: Yes
Marshall McCormick: Yes
Se tBdZoning Appeals
July 14, 2017
Date