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BZA grants use variance for Freeman Chiropractic at 920 North Cayuga, broadens allowable use to 'professional office'
Summary
The Ithaca City Board of Zoning Appeals granted a use variance that allows Freeman Chiropractic Wellness to move into 920 North Cayuga Street and broadened the permitted category to 'professional office.' The board declared itself lead agency for environmental review and found the change would not have significant environmental impact.
The Ithaca City Board of Zoning Appeals granted a use variance April 14 allowing Freeman Chiropractic Wellness to operate at 920 North Cayuga Street and widened the approved category from a narrowly defined medical office to "professional office." The motion included declaring the board lead agency for the environmental review; board members said the short environmental assessment indicated no significant impact.
Applicant Spencer Freeman told the board he and his wife, Rosie, opened their practice in Ithaca about a year ago and need more space. Freeman testified the build-out to operate at the site would cost approximately $70,000, while converting the property to a residential use would cost far more and not be economically viable for a buyer. He told the board, “We will have at most 30 people coming through in a day,” and said the applicant intended to make no exterior changes beyond a new sign and a coat of paint.
Staff read written support from neighbors and clients; Megan Wilson summarized letters from Rebecca James and Anne Robbins endorsing the variance and noting minimal traffic concerns. During deliberation, board members cited the high conversion estimate, the property’s unique commercial history, and testimony that current daily traffic through the site (a hair salon) is higher than the applicant’s projected volume. Andre Gardner, noting the comparative numbers in the record, described the financial evidence as persuasive and moved to grant the variance. The motion as passed also broadened the permitted category to "professional office" so the variance would not be locked to a narrowly defined medical classification.
What the board considered: the BZA reviewed whether a reasonable return could be obtained through a zoning-compliant use, whether the hardship was unique, and whether granting the variance would alter neighborhood character. The board found the applicants had shown a lack of feasible alternatives, that the proposal would not increase neighborhood traffic, and that the benefits to the applicant outweighed the self-created difficulty.
Following the vote, the board’s staff said the written decision would be prepared and provided to the applicant later in the week.
The board’s decision allows the chiropractic practice to proceed with the interior build-out and is recorded as a use variance with the environmental review designation made at the meeting.
