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Home My WebLink AboutBZA 3226 - 210 E. Green Street & 215 E. State Street - Decision CITY OF ITHACA BOARD of ZONING APPEALS Sign Variance Findings & Decision Appeal No.: 3226 Applicant: Green Street Redevelopment Partners LLC Property Location: 210 E. Green Street and 215 E. State Street Zoning District: CBD-60 and CBD-140 Applicable Section of City Sign Ordinance: §272-6B(2). Requirement for Which Variance is Requested: Number and Size of Permitted Signs in a Commercial Zone. Publication Dates: December 26, 2022 and December 30, 2022. Meeting Held On: January 3, 2023. Summary: Appeal of property owner Green Street Redevelopment Partners LLC for a sign variance from §272-6 B(2)(b), Number and Size of Signs Permitted in a Commercial Zone. The applicant is proposing a sign package for the new mixed-use building The Ithaca, located at 210 E. Green Street and 215 E. State Street. The applicant is proposing to install 2 building signs on the south elevation of the building located at 210 E. Green Street and 2 building signs on the north side of the project at 215 E. State Street. Eac h parcel will have one logo sign that is 9 SF and one “The Ithacan” sign that will be 22 SF. While commercial signs are permitted to be up to 50 SF in size, the Sign Ordinance limits any sign advertising a residential building is limited to 12 SF in sign area. Two of the proposed building signs (identified as Type 3 and Type 4) will exceed the 12 SF maximum by 10 SF or 45% of the allowed square footage. Public Hearing Held On: January 3. 2023. Members present: Michael Cannon Andre Gardiner Joseph Kirby Donna Fleming David Barken, Chair The following interested parties submitted comments in opposition to the appeal: - Todd Kurzweil, tenant – 215 E. State Street CITY OF ITHACA 108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690 DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT Lisa Nicholas, Director Telephone: 607-274-6550 Fax: 607-274-6558 Tompkins County Review per Section 239 -l & -m of New York State General Municipal Law: The Tompkins County Department of Planning & Sustainability has reviewed the proposal as required by New York State General Municipal Law §239-l, -m, and -n and has no comments or recommendations. Environmental Review: This variance is a component of an action that also includes site plan review. Considered together, this is a Type 1 Action under the City of Ithaca Environmental Quality Review Ordinance and the State Environmental Quality Review Act for which the Planning and Development Board, acting as Lead Agency, made a Negative Determination of Environmental Significance on August 25, 2020. Planning & Development Board Recommendation: The Planning Board has worked with the applicants to create a suitable sign package in which the applicants have made several compromises. The Board supports this sign package and variance with the following conditions met. The channel letter signs, ‘The Ithacan’ are appropriate, and the Board approves these at the size proposed 18” in height and approximately 22 square feet each. The Board approves the internally lit illumination of the channel letter sign located on Green Street and the halo approach to illumination of the channel letters on the Commons. This lighting reflects the urban conditions on both sides of the streets appropriately. As for the Logo sign, the Board approves the package with either no logo signs (this is preferred) or at a much smaller scale at 3’ each at the largest in height on both sides of the building. This equates to approximately 9 square feet for each logo sign and the Board requests no illumination for the logos. With these conditions met, the Board finds the sign package has no long-term impacts to planning. Ithaca Landmarks Preservation Commission Recommendation: Not applicable. Motion: A motion to grant variance #3226 for 210 E. Green Street and 215 E. State Street was made by M. Cannon. Deliberations & Findings: The Board noted that the signage proposed fit well within the context of the use and would have minimal impact on the character of the neighborhood. The Board appreciated the changes made from previous sign package designs. Factors Considered: 1. Environmental Impact The Planning and Development Board, acting as lead agency, has conducted appropriate environmental review and has determined the requested variance will have no negative impacts on the environment. 2. Size of sign: The purpose for which the sign is erected and the distance from which the sign is intended to be read and the character of the adjacent streets shall be taken into consideration. In all cases, the smallest sign that will suit the purpose shall be the guide, taking into account legitimate business interests to be promoted by the sign and the speed limits and traffic conditions on adjacent streets. The applicant is proposing two signs on the 215 E. State Street parcel and two signs on the 210 E. Green Street parcel. The proposed signs are within the maximum square footage allowed for the building as a whole and are under the maximum allowed for a commercial use. Two of the four proposed signs exceed the maximum 12 SF allowed for signs advertising a residential development. However, the Board finds that the 22 SF signs proposed are appropriate for the size of the building and are compatible with the existing streetscape on both State and Green Streets. 3. Number of letters: A sign with few letters need not be as large as one with many letters to be seen at the same distance. The number of letters are appropriate for the size of the sign. The proposed signs feature the name of the building or the building’s logo. It is not possible to reduce the wording or lettering on the signs and still maintain their purpose. 4. Other signs: The context of existing signs in the vicinity of the proposed sign shall be taken into considerations. Other new buildings of similar height, including City Centre, have sought and been granted sign variances for the maximum square footage requirement of the signs. Ground floor commercial uses and other tenant signage generally meet the requirements of the Sign Ordinance. 5. The character of the neighborhood: The proposed use shall not be detrimental to the general amenity of the neighborhood character so as to cause a devaluation of neighboring property or material inconvenience to neighboring inhabitants or material interference with the use and enjoyment by the inhabitants of neighboring parties. The proposed sign will not be detrimental to the neighborhood character. The new building is located in the CBD-140 district, which is intended for dense development and allows the tallest buildings in the city. The Board finds the proposed sign package to be consistent with the downtown commercial district and appropriate to the size and scale of the building. 6. Public Interest: The protection of public interest and the desirability of maintaining open spaces, views and vistas shall be considered insofar as possible. The proposed signage will not affect open spaces, views, and vistas. The proposed signage will not impact any scenic views or open spaces. The signage serves as wayfinding to the building along both streetscapes. Second Motion to Grant Variance: Made by J. Kirby. Vote: 5-0-0 Michael Cannon YES Donna Fleming YES Andre Gardiner YES Joseph Kirby YES David Barken, Chair YES Determination of the BZA Based on the Above Factors: The BZA, taking into the five factors for a sign variance, finds that the benefit to the applicants outweighs the detriment to the neighborhood or community. The BZA further finds that the variances from the Zoning Ordinance, §272-6B(2). is 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. ___________________________ January 3, 2023 Megan Wilson, Zoning Administrator Date Secretary, Board of Zoning Appeals