HomeMy WebLinkAboutBZA 3278 - 917 West State Street - Decision
CITY OF ITHACA BOARD of ZONING APPEALS
Sign Variance Findings & Decision
Appeal No.: 3278
Applicant: Bartush Signs on behalf of property owner Steve Shannon Tire & Auto
Property Location: 917 W. State Street
Zoning District: WE/WF
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: September 5, 2024 and September 10, 2024.
Meetings Held On: September 10, 2024 and October 1, 2024.
Summary: Appeal of Bartush Signs, on behalf of property owner Steve Shannon Tire & Auto, for a sign
variance from §272-6B(2), Signs in the Commercial Districts, of the City of Ithaca Sign Ordinance to allow
the installation of a sign package that includes one freestanding sign and 3 wall signs at 917 W. State Street.
The property is located in the West End-Waterfront District where a business is allowed either one
freestanding sign or two walls signs. Individual signs are limited to 50 SF each. The applicant presented
a larger sign package at the September 2024 and has submitted a revised sign packaged based on feedback
from the Board. The applicant is now proposing a freestanding sign structure with one attached 50 SF sign.
In addition, the applicant is proposing 3 wall signs that will be 40-43 SF each. The entire site is allowed a
maximum of 315 SF but an individual business is limited to 50-100 SF as described above. The applicant
is proposing a total of 176 SF of signage for the business.
Steve Shannon Tire & Auto is locating in the former Goodyear Automotive location, which has existing
signs that exceed the number of allowed signs and the allowed square footage. According to the applicant,
the existing signage is equal to 307 SF.
Public Hearing Held On: September 10, 2024
Members present:
Michael Cannon
Andre Gardiner
Joseph Kirby
Donna Fleming
David Barken, Chair
Tompkins County Review per Section 239 -l & -m of New York State General Municipal Law:
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
Lisa Nicholas, AICP, Director
Planning & Development – 607-274-6550 Community Development/IURA – 607-274-6565
E-Mail: dgrunder@cityofithaca.org
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 is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance (“CEQRO”), and State Environmental Quality Review Act (“SEQRA”), and is subject
to Environmental Review. The City of Ithaca Board of Zoning Appeals, on September 10, 2024 declares
itself Lead Agency for the environmental review for the approval of zoning appeal 3278, a sign variance
for the property located at 917 W. State Street in the City of Ithaca. The City of Ithaca Board of Zoning
Appeals, acting as Lead Agency, on September 10, 2024, reviewed the Short Environmental Assessment
Form (SEAF) and determined the requested variance will result in no significant impact on the environment.
Planning & Development Board Recommendation:
The Planning Board does not approve of the pylon/podium sign as it does not fit into the character of the
transitioning neighborhood and would have long term negative planning impacts. They want to see the
Goodyear sign removed and no free-standing sign on the parcel. The Board recommends all of the other
signs within the sign package and would advocate for external downcast lighting if lighting is necessary for
signs. They do not recommend this appeal for the current sign package which includes the pylon s ign.
Without the pylon sign, the Board would recommend the appeal.
Ithaca Landmarks Preservation Commission Recommendation:
Not Applicable.
Motion: A motion to grant a modified sign variance #3278 for 917 W. State Street was made by D. Fleming.
Deliberations & Findings:
This appeal was presented at the September 10, 2024, meeting of the BZA, and the Board asked the
applicant to provide additional information on the necessity and appropriateness of the proposed signage.
The applicant has submitted sufficient evidence showing that the proposed signage is not out of character
for the neighborhood and agreed to modify their request to limit the signage to two building signs and one
freestanding sign. Board members found the modified proposal to be necessary due to the unique location
of the lot and visibility of the building.
Factors Considered:
1. Environmental Impact
• The Board of Zoning Appeals, acting as lead agency, has completed appropriate environmental
review and does not identify adverse impacts on the physical or environmental conditions of the
neighborhood resulting from the proposed signage.
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 1 freestanding and 2 wall signs. The business on the property is
allowed either one freestanding sign or two walls signs.
• The proposed signage meets the square footage requirements.
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 signage features the name of the business and the logo. It is not feasible to reduce
the text or number of letters.
4. Other signs:
The context of existing signs in the vicinity of the proposed sign shall be taken into considerations.
• There are a mix of signs in this area, including a variety of sizes and heights.
• The property has existing signs that exceed the number of allowed signs and the allowed square
footage. According to the applicant, the existing signage is equal to 307 SF, reducing the amount
of signage from existing conditions.
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 property is located on the corner of W. State St. and Taughannock Blvd. This area has high
traffic volumes and higher than average vehicular speeds.
• Many existing signs in this neighborhood were installed prior to the adoption of the current sign
ordinance and thus exceed maximum size requirements. However, most new buildings as well as
new signs for existing structures meet the requirements of the sign ordinance.
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 Board does not identify any impacts on open spaces, views, and vistas that will result from the
installation of the signage.
CONDITIONS:
1. The applicant shall submit updated drawings showing two wall signs and the freestanding sign to
be approved by the Zoning Administrator.
2. The illumination of the freestanding sign shall adhere to the conditions approved by Planning staff
as part of limited site plan review: sign letters may be illuminated individually; no other
illumination is permitted.
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 BZA Based on the Above Factors:
The BZA, taking into consideration the five 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, Section 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.
___________________________ October 1, 2024
Megan Wilson, Zoning Administrator Date
Secretary, Board of Zoning Appeals