HomeMy WebLinkAboutZBA Minutes 1986-06-25 BOARD OF ZONING APPEALS
TOWN OF ITHACA
A regular meeting of the Town of Ithaca Board of Zoning
Appeals was held on June 25 , 1986 at 7 : 00 p . m . in the Town Hall ,
126 East Seneca Street , Ithaca , New York ,
PRESENT : Henry Aron , Edward Austen , Edward King , Joan
Reuning , Jack Hewitt , Code Enforcement Officer Gary Wood , Town
Planner Susan Beeners , and Town .;; Attorney John C . Barney
ALSO PRESENT : Lana Gokey , James W . Mayer , Elizabeth B .
Mayer , Bonnie VanAmburg , John Mageroni , Tom Niederkorn , Stewart
Knowlton .
Before the meeting officially opened , Chairman Henry Aron
requested that the Board offer a minute of silence in tribute to
Lewis Cartee , Building Inspector , who passed away recently .
Also , Mr . Aron acknowledged receipt of a letter of
resignation from former recording secretary , Nancy Fuller . He
recognized Mrs . Fuller for her loyal , conscientious and devoted
service for many years to the Board of Zoning Appeals . Mr . Aron
remembered the many times that Mrs . Fuller had helped not only
• him but other members of the Board , and had seen them through
many difficult times . He accepted Mrs . Fuller ' s resignation with
sadness and thanked her for her participation and contribution to
the Board over the years .
The meeting officially opened at 7 : 05 p . m .
Chairman Aron stated that all posting and publication of the
public hearing had been completed .
The appeal of Southern Tier Management , Inc . ,, Appellant ,
Stewart D . Knowlton , was called . Mr . Knowlton was not present at
the time , and a motion was made by Jack Hewitt to adjourn this
appeal to the last part of the meeting to await Mr . Knowlton ' s
presence . Mr . King seconded the motion and it was unanimously
carried .
Therefore , the next item was presented for consideration as
follows :
APPEAL of The Mayer School , Appellant , Elizabeth B . Mayer ,
Agent , from the decision of the Building Inspector denying
permission for the operation of a private school in the Grand
Lodge of the former I . O . O . F . buildings at 1251 Trumansburg Road ,
Town of Ithaca Tax Parcel No . 6 - 24 - 3 - 3 . 2 . Permission is denied
under Article V , Section 18 , Paragraph 4 of the Town of Ithaca
Zoning Ordinance .
Before this appeal was heard , Town Attorney John C „ Barney
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• interjected that his firm , Buyoucos , Barney , Grossman & Roth ,
represented Mr . and Mrs . Mayer and have represented them for a
number of years .
Mr . James W . Mayer spoke to the Board . The Mayer School
proposes to operate an independent school in the Odd Fellows
Grand Lodge currently owned by Cornell University . They will
initially lease ithe building from Cornell with the intention to
purchase in the future . All necessary documents had been filled
out regarding the school and had been presented to the Board
previously .
He went on , to say that the building was an ideal location
for the school . iIt has had extensive renovations done in 1980 to
bring it nearly to code with the exception of the rear stairs to
the second floor that require shortening of the top step . The
other item is that a water fountain may be moved presently in one
of the exits . The smoke alarm , fire alarm , sprinkler system , and
exit doors seem to be in very good shape .
Their plan is to operate the school at first with only
minimal changes in the building , with operation to be only on
first and ground floors . On June 5 , 1986 Thomas E . Hogan of the
State Education Department of Albany has evaluated the school and
gave it very high ratings as a pre - kindergarten to eighth grade
• school . Mr . Mayer then read a letter from Mr . Hogan dated June
12 , 1986 , a copy " of which letter is attached hereto as Exhibit 1 .
Mr . Mayer stated that he and Mrs . Mayer had made an
intensive search,, for a place to relocate their school after the
Ithaca School Board informed them that their lease at West Hill
School would not ; be renewed . They had searched in Lansing ,
Ithaca , Trumansburg and Jacksonville , among other places . They
found that there were not many buildings that met their
requirements . That is why they chose the Odd Fellows Grand
Lodge .
He further went on to say that this was Phase I only which
is permission to operate a private school in the basement and
first floor only at the present time .
Phase II would be to complete the purchase of the building
and they would then come back to get a building permit to remove
four interior walls .
Phase III would be an attempt to havea supervisor who would
be a member of their family living in the building in residence
quarters on the third floor .
Mr . Mayer then explained that they would need to vacate the
West Hill property on July 1 , 1986 and since Mrs . Mayer would be
• running a summer school program in preparation for students
entering in the fall , they would wish to operate the property on
July lst . Theyneed to move books and equipment in before then .
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• Mr . Aron asked if there was anyone from the public who
wished to speak on this matter . There was no one .
Mr . Wood was asked to address the matter as to safety . He
commented that there are a few concerns all of which come within
the province of the building code . A fire separation wall will
have to be provided on the third floor when they enter Phase III .
There are some minor restrictions on passageways but none that
cannot be worked out .
Mr . Aron asked if there was anyone on the Board who wished
to comment .
Mr . Barney asked how many students would be in the school .
Mr . Mayer responded that this summer there would be 30 . In the
fall there will be approximately 65 students . Later on if- Phase
II is in operation and classrooms provided on the upper floor
there would be more .
Mrs . Reuning asked how many teachers there would be for
these students . Mr Mayer responded that there would be seven
teachers .
Ed King asked for clarity that Phase I - permission to
operate a private school - was the only concern to the Board at
• this time .
Mr . Mayer responded that it was .
Mr . Aron reiterated that Phase I was the only concern a t
this time and that from now on Mr . and Mrs . Mayer would need to
work with the building inspector as well as some other agencies
on the staff for Phases II and III .
Mr . Aron went on to say that this matter had been before the
Planning Board on June 24 , 1986 and that an adopted resolution
had been drawn . , Mr . Aron read such- resolution , a copy of which
is attached as Exhibit 2 .
Chairman Aron also stated that as to the Environmental
Assessment Form , the Board of Zoning Appeals declared themselves
the lead agency in this matter .
Mr . Aron then read the Reviewer' s Recommendations - SEQR EAF
from Susan C . Beeners , Town Planner dated June 19 , 1986 , a copy
of which is attached hereto as Exhibit 3 .
Mr . King then asked as to the changes in Route 96 mentioned
in the above and Ms . Beeners responded that there are several
minor improvements to the existing Route 96 which have been
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requested by various sources including petitions from residents
of West Hill . Such improvements include the installation of a
traffic light at the hospital entrance and an extension of the 45
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• mile per hour ' speed zone in that area . She felt that with
respect to the matter before the Board there should be adequate
signage indicating school use .
After further discussion , Mr . Aron requested a motion as to
the land and impact study for a negative declaration .
Joan Reuning made a motion that conditional upon the
Planning Board ' s recommendation to the Zoning Board of Appeals ,
the Board adopt '' a conditional negative declaration as in No . 4 of
the Planning Board Minutes of June 24 , 1986 . Ed Austin seconded
the motion and it was unanimously carried .
Mr . Aron then asked for a motion as to the approval for Mr .
and Mrs . Mayer to operate a private school in a R30 zone .
Jack Hewitt moved that the Board of Zoning Appeals grant
special approval to operate a private school on the premises of
I . O . O . F . Building at 1251 Trumansburg Road , Ithaca , New York -
operation to be Phase I only .
The motion was seconded by Joan Reuning and unanimously
carried .
The next item on the agenda was as follows :
• APPEAL of Cornell University , Appellant , Thomas P .
Niederkorn , as ° Agent , from the decision of the Planning Board
denying Subdivision Approval with respect to the subdivision of
Cornell University lands which , as proposed , would create side
yard deficiencies , at 1251 - 1253 Trumansburg Road , Town of Ithaca
Tax Parcel No . 6 - 24 - 3 - 3 . 2 . Approval is denied under Article V ,
Section 21 , of the Town of Ithaca Zoning Ordinance ,
Mr . Thomas Niederkorn addressed the Board . He stated that
he was accompanied by Bonnie VanAmburg and John Majeroni from
Cornell Real Estate . They were requesting , on behalf of Cornell
University , owner , an area variance to waive sideyard
requirements in a situation created by a proposed subdivision .
The parcel in question is about 118 acres of land owned by
Cornell University . Cornell intends to subdivide and sell this
land and has submitted a proposed plan to the Planning Board . In
addition Cornell had an auction on the basis of the subdivision
plan to find buyers for this land . The auction resulted in a
buyer for the large parcel of 104 acres connected to a small
parcel down by the lake . Another buyer was found for Parcel 2
and 3 . No buyer was found for the large parcel including the
building which ' was originally Parcel 1 . With the idea of
splitting the building it made it possible for Mr . and Mrs . Mayer
to consider purchase of part of the land and for the other part
to be available for someone else . No purchaser has been found as
• yet . Splitting the cost of the large parcel makes it much more
possible for people to buy at the price Cornell is asking .
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• He went on to say that as part of the subdivision it is
proposed that a 60 foot right of way be preserved for future
access to whatever backlands happen to be remaining after the
proposed alternative Route 96 is built . A line has been drawn
through the center of the parcel through the two buildings . By
splitting the building it eliminates a sideyard on both parcels .
What is needed from the Board is to have a variance for the
sideyard provision . If the building is split there would be a
zero lot line .
Mr . King asked i f the Mayer School would be operated on
Parcel 1 . Mr . Niederkorn responded that it would . Mr . King then
asked if the other part of the building would be Parcel 5 , and if
so it would require two side yard variances , the north yard of
Parcel 1 and the south side yard of Parcel 5 . Mr . Niederkorn
responded that that was correct . Mr . Niederkorn stated that they
had done more detailed investigation and it will become necessary
for the lot line not to be located as on the small drawings but
to move north about 13 - 1 / 2 feet to the south wall of the old
infirmary building . The proposed subdivision line goes down
along the south face of the infirmary building right at the wall .
The reason for that is that the Mayers. would be able to have
handicapped access into the basement which is the only area which
has that kind of level access at the moment . It creates certain
conditions relative to the mutual use of the vestibule for fire
• safety purposes . That is being taken care of by a common
easement or joint sharing easement that is being written into the
purchase agreement for both parcels . It would work out alright
with a combination of fire doors and alarms . Both buildings
could use the fire safety stairs that are available . Also in the
agreement of sale is a provision for easements to use the
existing driveways and also to have access to the existing
utility lines .
Until the new road is built parcel 2 , parcel 1 and parcel 4
have mutual right to use the facilities there now .
Mr . Austen asked how Cornell planned to split up all the
utilities between the buildings , e . g . electrical , heating , fire
alrm system , etc .
Mr . Majeroni that they were planning on separating the
meters . The only one not being separated is the water and that
will be sub - metered between the two buildings .
Mr . Austen asked if the fire alarm system would be separated
and Mr . Majeroni responded that depending upon the requirements
of the buildings it would be .
Mr . Wood asked if there was a provision for maintenance of
the road particularly for fire apparatus since it would be a
• joint use between several users .
Mr . Mayer stated that they had agreed with Cornell that they
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• will maintain the snow clearance of the road until a sale of the
other parcel .
Mr . Aron then read an adopted resolution by the Planning
Board on June 24 , 1986 as to the Cornell University Preliminary
Subdivision , a copy of which is attached hereto as Exhibit 4 .
Mr . King commented for the record that there had been
reference to the old building and that the old building clearly
means the Grand Lodge which the Mayer School intends to use .
The reference to the new building is apparently to the former
infirmary .
Mr . Austen wanted to know what was required by New York
State Building Code for the passageway to make it comply with the
building codes . Mr . Niederkorn responded that as far as they had
been able to determine everything was in order .
It was considered fire safe as a single unit and there is nothing
in the code that indicates that drawing the boundary line there
would change those requirements .
Mr . Aron asked if they would have to build a fire wall and
Mr . Niederkorn responded that they would not .
Mr . Barney asked about exits . Mr . Mayer responded that the
sales agreement would provide that both parties would have access
to the vestibule on all floors and to the fire stairs in the
infirmary building .
There was no one from the public who spoke .
After further discussion , a motion was made by Edward King
as follows :
Conditional upon the Planning Board final approval of the
subdivision , the Board of Zoning Appeals grants a variance from
the usual side yard requirements in order that a subdivision line
between Parcels l and 5 may be drawn between the north line of
the Grand Lodge Building and the south line of the Infirmary for
the purposes of the applicant and further conditional upon
appropriate cro. ss - easements relating to the exits to the
vestibule and the fire stairs in the Infirmary be approved by the
Town Attorney ,
Ed Austen seconded the motion and it was unanimously
carried .
The last item on the agenda was the following :
APPEAL of Southern Tier Management , Inc . , Appellant , Stewart
D . Knowlton , as Agent , from the decision of the Building
Inspector denying a Sign Permit for the phased installation of
two single - sided signs projecting approximately 5 feet above
eave - line , Phase I being one 96 square foot eave - mounted sign ,
and Phase II being one 96 square foot eave - mounted sign , for
proposed Best Western University Inn , East Hill Plaza , Town of
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. Ithaca Tax Parcel No . 6 - 62 - 2 - 13 . 2 . Permit is denied under
Section 5 . 01 . 3 of the Town of Ithaca Sign Law , Local Law No . 6 -
1980 *
Stewart Knowlton presented his sketches and addressed the
Board .
He stated that the motel complex will encompass four acres
in a u - shape around the easternmost end of East Hill Plaza on the
right of way that would be Summerhill Road . Reference was made
to the sketches and to the 96 square foot sign over the portico .
Mr . Knowlton stated that they would place one of these signs on
the parking lot side of the portico and then when Summerhill went
on through Route 366 a similar sign would then be placed on the
other side of the portico . On the present specifications for the
Town of Ithaca one square foot of sign for every one lineal foot
of frontage is allowed . In this particular case there are 468
lineal feet of frontage which would then allow in wall signage a
total of 468 feet . The sign in question is a specified Best
Western franchise sign with .a black background with a gold crest
and white letters , a very low key type of sign and identifies the
Best Western Motel . The sign is 16 feet long and 6 feet high . It
would keep the whole project in better taste to have this sign
over the portico which identifies the entry area . It would also
be more visible to traffic mounted this way .
• Mr . Aron asked what the lighting would be at night as he was
concerned about the people who live in the area . Mr . Knowlton
responded that the intensity and illumination is very low and he
did not think it would be offensive to residents .
Mr . Knowlton further stated that along with these signs ,
there would be a little wall crest sign with an arrow which
points to the lobby and another sign similar to it on the other
side of the building . These signs would be 4 x 6 feet , and with
all signs taken into consideration , they were well within the
requirements of the sign ordinance .
Mrs . Reuning asked why the Planning Board mentioned 350 feet
when it was less than they were allowed and Mr . Barney responded
that if in the future another party wanted to add more signs in
order to bring it up to 468 square feet of wall sign it would not
be possible . He went on to say that if a variance were granted
the Board might get something in exchange , that being a smaller
limitation on the total signage that would be allowed . The 350
feet was a negotiated figure he suggested .
No one from the public appeared on this matter .
Chairman Aron then read the adopted resolution from the
Planning Board dated June 24 , 1986 , a copy of which is attached
hereto as Exhibit 5 .
Mr . Aron then called for a motion . Ed Austin made a motion
to grant a variance from the sign ordinance for two eave - mounted
signs approximately 96 square feet each that would project
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• approximately 5 feet above the eave line of the motel portico at
tax parcel 6 - 62 - 2 - 13 . 2 to be installed one on the east side of
the motel and one on the west side as shown on drawing depicted
as Job 8625 dated June 10 , 1986 deleting the sign of 200 square
feet with the condition that all signage for the facility not to
exceed a total of 350 square feet .
Jack Hewitt seconded the motion and it was unanimously
carried .
There being no further business to come before the Board ,
the public hearing was closed at 9 : 00 P . M .
R pectfully submitted ,
, 3� 4L�6 '
Beatrice Lincoln
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r
` . : NEW YORK
ir
THE IMATE OF LEARNING
THE STATE EDUCATION DEPARTMENT THE UNIVERSITY OF THE STATE OF NEW YORK ALBANY, N • Y. 12234
ASSISTANT COMMISSIONER FOR DISTRICT SUPERINTENDENTS,
SCHOOL DISTRICT ORGANIZATION AND DEVELOPMENT
DIRECTOR, DIVISION OF SCHOOL REGISTRATION AND SUPERVISION
June 12 , 1986
Mrs . Elizabeth B . Mayer
Headmistress
The Mayer School
416 Cayuga Heights Road
'Ithaca , NY 14850
Dear Mrs . Mayer :
Thank you for showing me your school on Thursday afternoon ,
• June S . 1986 . As discussed , I will forward a recommendation
that your school ' s provisional charter be extended for a period
of three years .
Your new site looks very promising . We look forward to
receiving an Absolute charter petition once you have rel-ocated .
Again , thank you ,
Sincerely ,
Thomas E . Hogan , Associate
Bureau of School Supervision
TEH/ jc
cc : Edward R . Leonard
Exhibit 1
• ADOPTED RESOLUTION .& Proposed Mayer School Relocation into the
former Odd Fellows Grand Lodge : Report to Zoning Board of Appeals
Planning Board , June 24 , 1986
WHEREAS :
1 . This action is a request for Special Approval of a School
Use pursuant to Article V , Section 18 , Paragraph 4 of the Town of
Ithaca Zoning Ordinance , for -the operation of the Mayer School
in the former Grand Lodge , I . O . O . F . , at 1251 Trumansburg Road .
2 . This project is an Unlisted Action for which the Zoning
Board of Appeals ' is the Lead Agency ,
3 . The following material has been reviewed by the Planning
Board at a Public Hearing on June 24 , 1986 in regard to this
project :
a . " Application to the Town of Ithaca Planning Board and
Zoning Board of Appeals " , June 4 , 1986 , including a SEQR Long
Environmental Assessment Form .
b . " Proposed Mayer School Relocation into the Former Grand
Lodge " , June 13 , 1986 , by William Downing Associates , including
an architectural report .- and plans of the former Grand Lodge .
• 4 . A Conditional Negative Declaration - Determination of
Non - significance has been recommended by the Town Planner based
on the following conditions :
a . That access onto Route 96 from . the school be evaluated in
relation to traffic safety improvements currently under
consideration for other parts of Route 96 .
b . That any future proposal for the use of the former Infirmary
be subject to review by both the Planning Board and the Zoning
Board of Appeals to determine the compatibility of such, use with
the. school use of the ' Grand Lodge . Such review should include
evaluation of the compatibility of future Infirmary use with the
activities of the school , the consideration of site access ;
building access and the potential joint use of . the enclosed
passageway which connects the former Grand Lodge and the former
Infirmary .
5 . The Planning Board finds that there is a need for the
proposed use in this location on the grounds that :
a . The Mayer School is - an established private school that
fulfills a community educational need , and that requires a
permanent location with adequate room for its operation .
b . Such a school use will complement existing residential
and institutional uses on West Hill .
•
Exhibit 2
• y
6 . The Planning Board finds that the existing probable and
', • future character of the neighborhood will not be adversely
affected on the grounds that' .
a . The former Grand Lodge was originally constructed for
institutional use . The Mayer School does not plan to change the
exterior of . the . building .
b . There is adequate room on the site ' for separate parking
and playground areas . A considerable amount of open space will
be retained between the building and Trumansburg Road , and will
assist in preserving the existing campus - like setting .
70 The Planning Board finds that the proposed school use is in
accordance with a comprehensive plan of development of the Town
on the grounds that :
a . Existing institutional uses related to research and
health care are located in the general vicinity and are
considered compatible with the proposed school use .
b . The adaptive institutional reuse of a building which
was originally constructed for institutional use is considered
desirable .
THEREFORE , IT IS RESOLVED :
• That the Planning Board recommend and hereby does recommend
to the Zoning Board of Appeals that a conditional Negative
Declaration - - Determination of Non - Significance be made , and that
the application for Special Approval
and for future - phase residential use of the third floor of the
building be granted , with the following condition .
That any future proposal for the use of the former. Infirmary
be subject to review by both the Planning Board and the Zoning
Board of Appeals to determine the compatibility of such use with
the school use of .the Grand Lodge . Such review shall include
evaluation of the compatibility of future Infirmary use with the
activities of the school , the consideration of site access ,
building access and the potential joint use of the enclosed
passageway which connects the former Grand Lodge and the former
Infirmary .
•
• REVIEWER ' S RECOMMENDATIONS - SEQR EAF - PROPOSED MAYER SCHOOL
RELOCATION INTO ,THE FORMER ODD FELLOWS GRAND LODGE
Reviewer : Susan C . Beeners , Town Planner
Date Reviewed : June 19 , 1986
Type of Action : Unlisted
Lead Agency : Zoning Board of Appeals
A Conditional Negative Declaration - Determination of
Non - Significance - is recommended for the request for Special
Approval of the school use based on the following :
The . proposed school use would complement the residential and
institutional character and uses of this West Hill area .
The building was originally constructed for institutional use .
An architect ' s report accompanying this proposal indicates the
suitability of the former Grand Lodge for school use and for
future -phase residential use of the third floor . The reviewer
considers future residential use of the third floor as a means of
providing security to the school facility , as long as pertinent
life safety requirements are met .
The traffic volumes expected 'to be generated by the school
will not adversely impact traffic capacities of the existing
Route 96 . Access onto Route 96 from the school should not be of
significant adverse impact as long as such access is evaluated in
relation to traffic safety improvements currently under
consideration - for other parts of Route 96 , such as at the
Tompkins Community Hospital entrance_ .
Because use of the former Odd Fellows Infirmary which
adjoins the Grand Lodge is not known at this time , it is
recommended that any approval of the proposed Mayer School use be
conditioned with the following , which should mitigate any
potential incompatibility associated with mixed use of the
building complex :
That any future proposal for the use of the former. Infirmary
be subject to review by both the Planning Board and , the Zoning
Board of Appeals to determine the compatibility of such use with
the school use of the Grand Lodge . Such review should include
evaluation of the compatibility of future Infirmary use with the
activities of the school , the consideration of site access ,
building access and the potential joint use of the enclosed
passageway which connects the former Grand Lodge and the former
Infirmary .
•
Exhibit 3
• ADOPTED RESOLUTION : Cornell Univ . Preliminary Subdivision
Consideration , former Odd Fellows property .
Planning Board , June 24 , 1986
WHEREAS :
1 . This action is the proposed 5 - lot subdivision of lands zoned
R- 30 and R- 15 located at 1251 - 1253 Trumansburg Road , Town of
IthacakTax Parcel No . 24 - 3 - 3 . 2 , and a request for a variance of
the side yard requirements as set forth in Article V , Section 21 ,
of the Town of Ithaca Zoning Ordinance , such variance necessary
to the subdivision of the former Grand Lodge located on proposed
Parcel 1 from the former Infirmary located on proposed Parcel 5 .
The Planning Board has reviewed this action at a Public: Hearing
on June 24 , 1986 .
2 . The following maps and documents have been presented in
regard to thi's ' proposal ;
a . " Preliminary Plat , Proposed Subdivision , Lands of
Cornell University , N . Y . State Route 96 , Town of Ithaca ,
N . Y . , June 17 , 1986 " , by Planning / Environmental Research
Consultants .
P
. " Real Estate Agreement of Sale , May 14 , 1986 "
c . Appeal form requesting a variance of the
above -mentioned sideyard requirements .
3 . The Planning Board has reviewed a Short Environmental
Assessment Form for this proposed subdivision and has made a
conditional determination of negative environmental significance
on June 24 , 1986 based on ' the following conditions :
' That the use arrangement of the enclosed passageway which
connects the former Grand Lodge on Parcel 1 and the, former
Infirmary on Parcel 5 be clarified , and that a variance be
obtained in regard to the sideyard deficiency .
4 . The proposed subdivision line between the former Grand Lodge
and the Former Infirmary would create a situation of
non - conformity for which the granting of a variance of the side
yard requirements of Article V . Section 21 , of the Zoning
Ordinance .would be required .
Exhibit 4
V
• THEREFORE , IT IS RESOLVED ,
1 . That the Planning Board provisionally deny and hereby does
provisionally deny Preliminary Subdivision Approval for this
proposed subdivision , with further consideration of Preliminary
Subdivision Approval to. be based on the following conditions :
a .. That the use arrangement of the enclosed passageway
which connects the former Grand Lodge on Parcel 1 and the former
Infirmary on Parcel 5 be accomplished in accordance with New York
State Building Code requirements , and that a variance be obtained
in regard to the sideyard deficiency .
b . That prior to final subdivision approval , if such
approval is sought , appropriate cross easements for the use of
the passageways and exits between the former Grand Lodge and
former Infirmary be approved by the Town Attorney .
•
•
.r
. . . ADOPTED RESOLUTION : Sign Review , Recommendation to Zoning Board
of Appeals on Proposed Signage for Best Western University Inn ,
East Hill Plaza
Planning Board , June 24 , 1986
14
WHEREAS :
The Town of Ithaca Planning Board has reviewed a proposal
for Phase I and Phase II eave -mounted signs to be installed on
the portico of the Best Western University Inn at East Hill Plaza
as presented at a Planning Board meeting on June 24 , 1986 , and
considers the design of such signs to be appropriate in regard to
sign visibility and aesthetics .
THEREFORE IT IS RESOLVED :
That the Planning Board recommend and does recommend to the
Zoning Board of Appeals , in regard to the proposed Phase I and
Phase II eave -mounted signs for Best Western University Inn at
East Hill Plaza , that ' a variance of the requirements of Town of
Ithaca . Local Law No . 6 , 1980 , Section 5 . 01 - 3 , which permits 9
inches maximum for wall sign extension , be granted so that a 96
square foot eave -mounted sign identifying the motel and .
projecting approximately 5 feet above the eave - line of the motel
portico may be installed on the west side of the motel portico in
phase I of the motel construction , and so that the identical type
and size of sign may be installed on the east side of the motel
portico in phase II , such phase II being defined as that time at
which increased use of the Summerhill Lane entrance to the motel
would , in the determination of the developer , warrant such an
i.nstallation , , with the condition that all signage for the
facility isnot to exceed a total of 350 square feet .
•
Exhibit 5