HomeMy WebLinkAboutBZA 3295 - Cayuga Park - November Decision (1)
CITY OF ITHACA BOARD of ZONING APPEALS
Sign Variance Findings & Decision
Appeal No.: 3295B
Applicant: Whitham Planning & Design on behalf of property owner Park Grove Realty
Property Location: Cayuga Park Lane
Zoning District: Market District (MD)
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: August 28, 2025 and September 2, 2025.
Meeting Held On: September 2, 2025 and November 4, 2025.
Summary: Appeal of Whitham Planning & Design on behalf of owner Park Grove Realty for a sign
variance from §272-6 B(2), Number and Size of Permitted Signs in a Commercial Zone. The applicant
is constructing two new mixed-use buildings with ground floor commercial space and upper story
residential units as part of the Cayuga Park project, located on Cayuga Park Lane. The project site includes
multiple parcels with internal circulation and external access via Third Street and an intersection at Route
13 and Fifth Street. The applicant previously presented a proposal for four 10’ freestanding signs
to assist with wayfinding throughout the project site. The BZA tabled the appeal at its meeting
on September 2, 2025. The applicant also proposed a freestanding monument sign at its Third Street
entrance, and the Board denied the request for the additional freestanding sign at the September
meeting. The applicant has revised the sign package and is now proposing five freestanding signs that will
be 44” tall. Four of the proposed signs will feature a 9 SF single panel. The fifth sign is a 18 SF double
panel sign.
The Cayuga Health was granted a sign variance (BZA #3207) to install 5 building signs on its building
within Cayuga Park, and three of those signs exceed the maximum size of 50 SF.
The Market View Apartments was granted a sign permit to install a 24 SF, internally illuminated building
sign. This sign should have been reviewed by the Board of Zoning Appeals, as it exceeds the maximum 12
SF allowed for a residential building; however, the sign permit was issued without this review.
The Cayuga Park campus was granted additional sign variances (BZA #3295) on September 2, 2025 for
the following signs:
• Aurora North: 24 SF projecting sign
CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING & DEVELOPMENT
Lisa Nicholas, Director
Telephone: 607-274-6550 Fax: 607-274-6558
• Aurora South: 24 SF projecting sign
• Cayuga Park (intersection at Rt 13 and Fifth Street): 60.5 SF monument sign
The property is located in the Carpenter Circle Planned Unit Development in which the proposed
uses are permitted. However, the Sign Ordinance, §272-18, requires that variances be granted before a
sign permit is issued.
Public Hearing Held On: September 2, 2025.
Members present:
Michael Cannon
Donna Fleming
Joseph Kirby
Andre Gardiner
David Barken, Chair
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 Declaration of Environmental Significance on June 26,
2025.
Deliberations & Findings:
The Board discussed the five requested signs and the associated variances. The Board noted that signs are
smaller and lower than the signs previously presented, based on previous feedback from the Board. The
signs are an improved design and are a much better fit for the site.
MOTION FIVE: WAYFINDING SIGNS
Motion: A motion to grant variance #3295B for five wayfinding signs was made by D. Fleming.
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. The Board of Zoning Appeals finds no additional evidence of environmental
impact.
2. Size of sign:
• The applicant is proposing five freestanding signs that will be 44” tall. Four of the proposed signs
will feature a 9SF single panel. The fifth sign is a 18 SF double panel sign.
• The signs are proportionate to the site, the appropriate distance from other buildings and signs, and
legible for the public.
3. Number of letters:
• The proposed signage will feature the names of the residential buildings and/or types of uses
(e.g., medical offices, parking). It is not feasible to reduce the text or number of letters. The signs
are easy to read and meet the wayfinding objectives of the applicant.
4. Other signs:
• There are a mix of signs in this area, including a variety of sizes and heights. The proposed signs
are proportionate to the site and previously approved site signage. They are consistent with one
another and work well as a wayfinding system.
5. The character of the neighborhood:
• The proposed signs are not detrimental to the general neighborhood character.
• The project site is surrounded by the Market District, which was recently established to help
implement the City of Ithaca Waterfront Plan. The area is expected to see significant redevelopment
and change in the coming years, and this project will be the first of several that will transform the
area into a more vibrant, mixed-use area.
• The project site is located across Route 13 from a predominantly residential neighborhood.
6. Public Interest:
• The signs will not negatively impact the public interest, including lighting, open spaces, and views.
Second Motion to Grant Variance: Made by M. Cannon.
Vote: 4-0-0
Michael Cannon YES
Donna Fleming YES
Andre Gardiner YES
David Barken, Chair YES
Determination of the BZA Based on the Above Factors:
The BZA, taking into consideration the six factors for a sign variance finds that the benefit to the applicant
outweighs the determinant to the neighborhood or community. The BZA further finds that variances from
the Sign Ordinance, §272-4A(1) and §272-6B(2) are 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.
__________________________ November 4, 2025
Megan Wilson, Zoning Administrator Date
Secretary, Board of Zoning Appeals