HomeMy WebLinkAboutBZA 3088-920 N. Tioga St.-Decision Letter-2-6-2018CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, &
Division of Zoning
Gino Leonardi, Secretary to the Board of Zoning Appeals
Telephone: 607-274-6513
ECONOMIC DEVELOPMENT
E -Mail: gleonardi@cityofithaca.org
CITY OF ITHACA BOARD of ZONING APPEALS
Area Variance Findings & Decision
Appeal No.: 3088
Applicant: Burke Carson for Ian Greer and Virginia Doellgast, Owners
Property Location: 920 N. Tioga Street
Zoning District: R -2b
Applicable Section of City Zoning Code: Section 325-8, Column 10, 11 and 12.
Requirement for Which Variance is Requested: Percentage of Lot Coverage, Front Yard, and other Front
Yard.
Publication Dates: January 31, 2018 and February 2, 2018.
Meeting Held On: February 6, 2018.
Summary: Appeal of Burke Carson on behalf of the owner Ian Greer and Virginia Doellgast for an Area
Variance from Section 325-8, Column 10, Lot Coverage, Column 11, Front Yard, and Column 12, Other
Front Yard requirements of zoning ordinance. The applicant proposes to construct a 52 square addition to
the southwest corner of the single family dwelling located at 920 N. Tioga Street. The addition will be
used as a three season room by the owners. The one story addition will be located at the rear corner of the
dwelling and will parallel the existing side and rear of the building. The footprint of the addition will
increase the lot coverage by building from 41.5% to 42.8%. The zoning ordinance allows a maximum of
35% lot coverage by building. There are existing deficiencies in both front yards of this corner lot that
will not be exacerbated by the proposal.
The property is located in an R -2b residential use district in which the proposed use is permitted.
However, Section 325-38 requires that an area variance be granted before a building permit is issued.
Public Hearing Held On: February 6, 2018.
No public comments in favor or in opposition.
A letter of support was submitted by Michael Pastore at 209 Jay Street, dated 2/6/2018.
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Members present:
Steven Beer, Chair
Teresa Deschanes
Steven Wolf
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 12.
Tompkins County Review per Section 239 -I & -m of New York State General Municipal Law: N/A
Planning & Development Board Recommendation:
The Planning Board supports approval of this variance because it is a small addition in an area that in not
visible from either street.
Motion: A motion to grant the variance request was made by Steven Wolf.
Deliberations & Findings:
Factors Considered:
1. Whether an undesirable change would be produced in the character of the neighborhood or a
detriment to nearby properties: Yes (— No
The character of the neighborhood would be enhanced by having a slightly larger room size in this older
building. The applicant expressed the use of the additional space was to accommodate a grand piano, which
would add to the character and neighborly cheer for music.
2. Whether the benefit sought by the applicant can be achieved by a feasible alternative to the
variance: Yes fl No
The continued crowding of the living area for the applicant, to make room for the piano, is not
particularly feasible and the adjustment sought is a good alternative.
3. Whether the requested variance is substantial: Yes C No
The variance is not substantial in regards to the existing deficiencies not being exacerbated other than the
lot coverage by building. The lot coverage, being a little more than 1 percent, is negligible for this
variance.
4. Would the variance have an adverse impact on the physical or environmental conditions in the
neighborhood: Yes E No
The addition is quite small and its location is shielded from people on the street or neighbors.
5. Whether the alleged difficulty was self-created: Yes C No
They could not have anticipated the inheritance of a grand piano.
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Second Motion to Grant Variance: Made by Steven Beer
Vote:
Steven Beer, Chair Yes
Teresa Deschanes Yes
Steven Wolf Yes
Determination of BZA Based on the Above Factors:
The BZA, taking into consideration the five factors, fmds that 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 10, 11 and 12 are the minimum variance that should be granted in order
to preserve and protect the character of the neighborhood and the health, safety, and welfare of the
community.
Secret F ', Boa of Zoning Appeals
February 9, 2018
Date
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