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HomeMy WebLinkAboutCOC Minutes 2025-07-101 TOWN OF ITHACA CODES AND ORDINANCES COMMITTEE (COC) Meeting of July 10, 2025 – 5:30 p.m. Shirley A. Raffensperger Board Room, Town Hall Minutes Members Present: Rob Rosen, Chair; Bill Arms; Chris Jung; Eva Hoffmann; Susie Gutenberger- Fitzpatrick; Margaret Johnson. Staff Present: C.J. Randall, Director of Planning; Dana Magnuson, Senior Code Officer; Marty Moseley, Director of Code Enforcement; Susan Brock, Attorney for the Town. Guests: None The meeting was recorded on Zoom and streamed live on the Town of Ithaca YouTube channel. 1. Privilege of the Floor. Rob noted there was a person who expressed interest in addressing the committee, however no one was in attendance in person or on Zoom. Side entrances to the Town Hall were checked to be sure there were no guests waiting. 2. Member comments/concerns. None. 3. Review minutes from May 8, 2025, COC meeting. Susan Brock suggested minor changes. Rob moved to accept the minutes, Chris seconded. All members voted in favor to accept May 8, 2025, COC meeting minutes as amended. 4. Review of proposed amendments to Accessory Buildings in the following Zones: Conservation (Town Code § 270-17); Low Density Residential (Town Code § 270-60); Medium Density Residential (Town Code § 270-71); and High Density Residential (Town Code § 270-82). Draft amendments to the respective Yard Regulations sections for each of the aforementioned Zones were provided to the committee as well as a chart with the Town of Ithaca front, side, and rear yard dimensional requirements with columns for garages, accessory buildings, and woodsheds by zoning district. Rob explained that a lot of property owners have been seeking variances for shed placement, and the variances have been granted. This prompted a proposal to amend the code to reduce the frequency of these types of area variance applications. Marty added that the Zoning Board of Appeals passed a resolution in June 2024 referring to the matter to the Town Board and the Town Board subsequently asked for the COC’s input. Marty summarized the proposed amendments and associated background research. There was a straw poll to indicate whether members wanted to consider recommending an increase to five feet from any side or rear lot line in the Medium and High Density Residential zones; the current language requires accessory buildings be not less than three feet. The majority of the committee members did not want to pursue the change. C.J. mentioned community character and potential considerations for regulating the form of the accessory structure types, such as height, roof styles, materiality, dimensional requirements, etc. She offered to 2 investigate these factors if they were of concern to the committee. Rob replied that he did not feel the town is ready to regulate the appearance of sheds. Chris agreed that it would seem like too much regulation. Marty went over the thresholds that triggered a building permit for accessory buildings. This was not in the sections proposed for revisions however the committee discussed the height in detail. The size of 144 sq.ft.or larger comes from NYS code and the 12 ft. height maximum is in the Town Chapter 125 along with additional requirements to trigger a permit. All agreed in the end to leave the 12 ft. height maximum with the new allowance of sheds in the side yard and remove the existing allowance for up to 20 ft. height max. Rob asked for that new change to be made in the code. Susan stated the change would be a Town Board action; she would prepare re-worded language based on the concept discussed. Susan clarified that sheds exceeding this height in a side yard already could be pre-existing non-conforming; if said structure did not comply with existing zoning or predated zoning altogether it could not be moved or enlarged. Yard Regulations in Conservation Zones: Susan referred to F.2 and asked if the 400 sq. ft. in area is cumulative to all accessory buildings in the side yard, are more than one allowed and the total of all is not to exceed the 400 sq. ft, and whether this law supersedes the other sections which have the cumulative total of 600 sq. ft. for all accessory buildings on the lot. Marty confirmed the amendments are worded that the 400 sq. ft. total is to fall under the 600 sq.ft. maximum/cumulative and not supersede it, also more than one could be permitted. Susan stated she may need to re-word the revisions to be more clear that more than one could be permitted, not more than 400 sq. ft. total in the side yard, no more than 600 ft. total including the rear lot. For example, two 200 sq. ft. sheds could be in the side yard along with a third accessory structure in the rear yard up to 200 sq. ft. and still be within the regulations. Yard regulations in Low Density Residential Zones: Bill asked if there was interest in accommodating the typical 12’ x 28’ accessory buildings to be in the side yard and increase the proposed amendment from 300 sq. ft. total to 350 sq. ft. Committee members agreed to the change. 5. Review of proposed amendment to extend expiration of variances granted by Zoning Board of Appeals from 18 months to 36 months (Town Code § 270-235J). A draft of the proposed amendment was provided to the committee and discussed. Rob explained that applicants are having trouble meeting the deadline due to various reasons and it is causing unnecessary hardships. Marty added the pandemic delayed materials and workforce and changing the 18 months to 36 months would match the Town’s Site Plan Review regulations and proposed subdivision amendments, be consistent as well as give more time for applicants to build. All were in favor of the proposed amendment. Susan asked for a typical motion and second to refer the proposed two amendments to the Town Board that the committee has discussed and approved. Rob moved to approve the referral to the Town Board of the proposed amendments as discussed, Bill seconded. The vote in favor was unanimous. 6. Other business: The next regularly scheduled meeting is August 14, 2025, however C.J. mentioned that there are no known agenda items for the August meeting. The revised draft Subdivision regulations are anticipated back to the committee in September. Cancellation of the August meeting was proposed and all agreed. C.J offered to give the committee an interim update on the revised Subdivision draft in August rather than cancel the meeting. Rob made a motion to cancel the August meeting; Bill seconded the motion. The vote in favor was unanimous. The meeting adjourned around 6:35 p.m.