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Board grants area variance for Breeze Apartments, reduces required loading spaces from four to two
Summary
The Ithaca Board of Zoning Appeals granted an area variance for the Breeze Apartments to reduce required loading spaces from four to two after applicants said brownfield remediation and unexpected soil conditions forced a redesign of the northeast corner of the site.
The Ithaca Board of Zoning Appeals on March 4, 2025 granted an area variance to the Breeze Apartments project to reduce the number of required loading spaces from four to two.
Applicant representatives said extensive brownfield cleanup and unexpected subsurface conditions at the site required removal of more contaminated soil than planned and exposed areas without the anticipated bedrock. To create a stable long‑term slope in the northeast corner, the design team said it must import fill and revise grading, which reduced space available for loading and the emergency vehicle turnaround plaza.
Laura Mathes, presenting with Todd Fox, said the project had to "redesign the area" at the northeast corner after "more soil had to be removed than we anticipated" and that as a result "the Northern Plaza area [was] reduced down to 1, for a total of 2 on the site." Mathes said the loading area near the main entrance will remain and that the emergency vehicle turnaround remains functional "in and according to the fire department regulations." She also said the developer plans to deliver furnished, turnkey apartments to limit large move‑in events.
Board members discussed potential operational impacts: how often delivery or moving trucks might block Lake Street or internal lanes, whether the fire department had provided written approval, and whether the applicant should convert parking spaces to loading if needed. Megan (board staff) confirmed no written public comments had been received and that the planning board's environmental review—a negative declaration of environmental significance—remained in effect from December 20, 2022. Mathes said she expected written fire department confirmation to be submitted to the board.
Discussion included the project's parking supply: the applicant said the site is planned with roughly one parking space per unit and that surface parking is complemented by an underground garage (presenter estimated "maybe 44" spaces but did not provide a firm figure). Board members suggested that if loading becomes a problem the applicant could return to convert parking spaces to loading spaces.
A board member moved to grant the variance and the motion carried on roll call. The minutes record affirmative votes from Mister Cannon, Miss Fleming, Mister Kirby and Mister Gardner. The board directed staff to prepare written documentation of the variance and to forward it to the planning board and building division.
