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Zoning board approves modest waterfront addition at 148 Niagara Pointe Drive
Summary
The Erie Zoning Hearing Board on Aug. 11 granted a dimensional variance to JNB Development LLC to add a small garage and second‑story living area to a narrow cottage at 148 Niagara Pointe Drive, finding the request met variance criteria; the vote was 4–0.
The Erie Zoning Hearing Board voted unanimously on Aug. 11 to grant a dimensional variance allowing a small garage addition and a second‑story living area at 148 Niagara Pointe Drive.
Attorney Michael Agresti, representing JNB Development LLC (title owner J and B Development LLC), told the board the cottage sits on an unusually narrow lot — about 18.22 feet wide with roughly 1,200 square feet of usable land above the water line — and that the requested work exceeds the waterfront district’s 50% expansion allowance by about 100 square feet. "We are only 100 square feet above what would be allowed in this zoning district," Agresti said, asking the board to treat the request as a de minimis exception.
Owner Jody Arbonas described the property as a private family summer cottage and said the small addition is needed for safety and storage; she told the board the new attached garage would be placed away from the water and would reduce hazards from falling tree limbs and nighttime entry. "This is for family use only, which means myself and my 2 daughters and my husband," Arbonas said, explaining why the garage and modest second‑story space are important to the family.
The board reviewed the applicable zoning language for the Waterfront Commercial district (citing section 301.2b of the City of Erie zoning ordinance) and staff confirmed the maximum expansion of a nonconforming use is 50%. Agresti stated the proposed footprint adds about 22 feet to the structure plus a 6‑foot deck (total 28 feet from the existing building in that direction) and characterized the change as the smallest possible addition to make the building usable for a car.
No speakers opposed the request. The board voted 4–0 in favor of granting the dimensional variance; the board clerk indicated the applicants may proceed with the building permit process.
Authorities referenced during the hearing included section 301.2b of the City of Erie zoning ordinance. The decision was recorded as a grant of the requested variances; staff will process permit applications as appropriate.
