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HomeMy WebLinkAboutBZA 3295 - Cayuga Park - Decision (1) CITY OF ITHACA BOARD of ZONING APPEALS Sign Variance Findings & Decision Appeal No.: 3295 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: §272-4A(1); §272-6B(2); §272-6A(4). Requirement for Which Variance is Requested: Number and Size of Permitted Signs in a Commercial Zone; Projecting Signs; Directional Signs Publication Dates: August 28, 2025 and September 2, 2025. Meeting Held On: September 2, 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; §272 -4A(1), Projecting Signs; and §272-6A(4), Directional Signs. 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 is proposing the following 8 signs: 1. Two 24 SF building signs – The Aurora N and The Aurora S – that will be mounted on each of the new buildings and will project 3.5’ from the building façade. The City’s Sign Ordinance limits signs advertising the name of a residential building to 12 SF. In addition, the Sign Ordinance limits projecting signs to 18” from the building façade. 2. Two monument signs that will advertise all buildings/uses within the Cayuga Park site: a. Sign E-1 to be installed at the intersection of Rt. 13 and Fifth Street that will be 60.5 SF. The size of this sign exceeds the maximum size of 50 SF allowed by the Sign Ordinance. It is also in addition to the proposed and existing building signs, exceeding the maximum number of signs allowed by the Ordinance. b. Sign E-2 to be installed at the intersection of Cayuga Park Lane and Third Street that will be 40 SF. This sign is in addition to the proposed and existing building signs, exceeding the maximum number of signs allowed by the Ordinance. 3. Four directional signs located at internal intersections throughout the site. Each sign will be 5.83 SF and 10’ tall. The Sign Ordinance limits directional signs to a maximum of 3’ in height. 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 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. Cayuga Health will also be featured on both proposed monument signs. 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 Market View Apartments will also be featured on both proposed monument signs. Public Hearing Held On: September 10, 2024 Members present: Michael Cannon Donna Fleming Andre Gardiner Joseph Kirby David Barken, Chair There were no comments in support of or in opposition to the appeal. 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 eight requested signs and the associated variances. The Board discussed the neighborhood context as a developing district, building setbacks, and the heavy traffic flow on Route 13. The Board considered the legibility of signs as well as the usefulness of the proposed signs to community members navigating the complex. Regarding the building signs, the Board discussed the impact on the neighborhood and thought that the signs were proportionate to the building. For the monument signs, the Board discussed the size and helpfulness of these signs, specifically to customers looking for commercial tenants. For the wayfinding signs, the Board discussed the necessity of these signs, particularly in relation to medical building. The board also discussed the 10-foot height of the signs and how that impacts the usefulness of the signs. MOTION ONE: BUILDING SIGNS Motion: A motion to grant variance #3295 for two 24 SF building signs – The Aurora N and The Aurora S – 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: • While the signs do exceed the size limitations what is allowed by the Sign Ordinance, the Board considered the size of the signs to be proportional to the two buildings. 3. Number of letters: • The proposed signage features the names of the residential buildings. It is not feasible to reduce the text or number of letters. 4. Other signs: • There are a mix of signs in this area, including a variety of sizes and heights. Cayuga Park has an existing sign variance to allow additional building signs, two of which exceed 50 SF, at the medical office building on the south end of the project site. • In relation to other signs, the proposed signs are proportional to the surrounding buildings and the needs of the site. 5. The character of the neighborhood: • 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 signs will not have an adverse impact on the neighborhood because the signs are proportional to the size of the buildings and to the complex and are consistent with the surrounding commercial corridor. 6. Public Interest: • The signs will not have a negative impact on open spaces or views, as the signs are mounted to the side of large buildings. • The BZA requires that the applicant meets all requirements set by the Planning & Development Board with regard to lighting, including dark sky compliance. Second Motion to Grant Variance: Made by A. Gardiner. Vote: 5-0-0 Michael Cannon YES Donna Fleming YES Andre Gardiner YES Joseph Kirby YES David Barken, Chair YES MOTION TWO: MONUMENT SIGN – E1 Motion: A motion to grant variance #3295 for sign E-1 was made by A. Gardiner. 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 size of the sign exceeds what is allowed by the Sign Ordinance. The Board feels that the size of the sign is justified by the setback from the road, vehicular volume and speed along Rt. 13, and by the unique characteristics of trying to fill interior commercial spaces that are not easily visible from the roadway. The Board finds the sign proportional to the site and goals of the sign. 3. Number of letters: • The number of letters on the sign is proportional to the number of tenants on the site. It is not feasible to reduce the text or number of letters. 4. Other signs: • There are a mix of signs in this area, including a variety of sizes and heights. Cayuga Park has an existing sign variance to allow additional building signs, two of which exceed 50 SF, at the medical office building on the south end of the project site. • Although the total number of signs on the site exceeds what is allowed by the Sign Oariance, the Board finds this sign necessary for the site. 5. The character of the neighborhood: • 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 Board finds this sign proportionate to the overall context of the neighborhood and the minimum necessary to provide appropriate wayfinding and advertising for commercial tenants. 6. Public Interest: • The signs are proportionate while maintaining the view from the road and the sign does not block anything of public interest. • The BZA requires that the applicant meets all requirements set by the Planning & Development Board with regard to lighting, including dark sky compliance. Second Motion to Grant Variance: Made by D. Fleming. Vote: 5-0-0 Michael Cannon Yes Donna Fleming Yes Andre Gardiner Yes Joseph Kirby Yes David Barken, Chair Yes MOTION THREE: MONUMENT SIGN – E2 Motion: A motion to deny variance #3295 for E2 Cayuga Park signage was made by D. Barken. 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: • This sign exceeds the number and size limitations in the Sign Ordinance. 3. Number of letters: • Under current statute this sign is not allowed, therefore the number of letters is also not appropriate on this site. 4. Other signs: • There are a mix of signs in this general area, including a variety of sizes and heights. However, this particular side of the site does not have many signs. 5. The character of the neighborhood: • 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 proposed sign would introduce monument signage to block face that does not have significant signage. The Board also noted that those accessing the site from Third Street will already know where they are going and the signage will not contribute to wayfinding. The benefit of this sign does not outweigh the determinant to the neighborhood. 6. Public Interest: • This amount of signage does not benefit the public as it is not needed for wayfinding purposes. Second Motion to Deny Variance: Made by J. Kirby. Vote: 3-2-0 Michael Cannon No Donna Fleming Yes Andre Gardiner No Joseph Kirby Yes David Barken, Chair Yes MOTION FOUR: DIRECTIONAL SIGNS – D.1-3, D.1-4, D.1-5, D.1-6 Motion: A motion to table variance #3295 for four directional signs was made by D. Barken. 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 consideration the six factors for a sign variance with regards to the proposed building signs and Monument Sign E1, 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. The BZA, taking into account the six factors for a sign variance, finds that the benefit to the applicants does not outweigh the detriment to the neighborhood or community. The BZA has denied the request variances from §272-4A(1) and §272-6B(2) for Monument Sign E2 in order to preserve and protect the character of the neighborhood and the health, safety, and welfare of the community. ___________________________ September 2, 2025 Megan Wilson, Zoning Administrator Date Secretary, Board of Zoning Appeals