HomeMy WebLinkAboutBZA Decision Letter - Appeal 3033 - 120 S. Aurora StCITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Phyllis Radke, Director of Zoning Administration
Telephone: 607-274-6550 Fax: 607-274-6558 E -Mail: cpyott@cityofithaca.org
CITY OF ITHACA BOARD of ZONING APPEALS
Sign Variance Findings & Decision
Applicant: Appeal No.: 3033
Zoning District: CBD -140
Hearing Held On: August 23, 2016
Property Location: 120 South Aurora Street
Publication Dates: August 15 & 16, 2016 (The Ithaca Journal)
Requirement for Which Variance is Requested: Number of Signs in a Commercial District
Applicable Section of City Sign Ordinance: 272-6 B. (2)
Public Hearing: August 23, 2016
Summary: Appeal of Matt Jalazo for Hotel Ithaca, LLC, owners of 120 South Aurora Street, for a variance
from Sign Ordinance, Section 272-6 B. (2), which allows a maximum of two wall signs per business in the
commercial zoning district and limits the size of each sign to a maximum 50 SF. Hotel Ithaca is currently
constructing a multi -story Marriott Hotel at 120 South Aurora Street at the east end of Ithaca Commons.
On November 4, 2014, Hotel Ithaca was granted Sign Variances from Section 272-6 B. (2), which provides
that each business in a commercial district is limited to two building (wall) signs and each sign cannot be
larger than 50 SF. In 2014, Hotel Ithaca requested the Board grant variances to erect six wall signs. The
Board approved four of the six signs. Two of the approved signs are directional signs to be located on
west side of the hotel. The third approved sign advertises the hotel's restaurant. The fourth approved
sign was a combination address and "name" sign at the front entrance facing Aurora Street. On March 1,
2016, the Board approved one additional sign to be located on the third -floor level, facing the Commons.
Hotel Ithaca's current appeal to the Board is a request for one additional sign for the hotel at 120 South
Aurora Street. The proposed sign is a wall sign with the "Marriott" name, to be located on exterior of the
10th -floor level and facing East Green Street. This proposed sign will be 50 7 —*SF, which also exceeds
the 50 -SF Sign Ordinance maximum size threshold. Hotel Ithaca believes the size and lighting scheme of
the requested sign are appropriate for the hotels' massing and location. The 120 South Aurora Street
property is in a CBD -140 Zoning District where wall signs are permitted; however, Section 272-18 requires
the applicant receive variances for the number and size of the additional signs requested, before a Sign
Permit can be issued.
* Changed during the August 23, 2016 hearing to 50 SF, the allowable maximum size for any one sign.
Tompkins County Review per Section 239 -1 & -m of New York State General Municipal Law: Tompkins
County has reviewed the proposal, as submitted, and has determined it has no negative intercommunity,
or county -wide impacts.
Environmental Review: The City of Ithaca Planning and Development Board determines the proposed
project will result in no significant impact on the environment and a Negative Declaration for purposes of
Article 8 of the Environmental Conservation Law be filed in accordance with the provisions of Part 617 of
the State Environmental Quality Review Act.
Planning & Development Board Recommendation: The Board previously approved the size and location
of this signage and has no further issues with this appeal.
Motion: Made by Marshall McCormick.
Factors Considered:
1. 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:
Reasons: The elevation drawings of sightlines submitted by the applicant demonstrate the sign is not
overly large for the massing of the building.
2. 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.
Reasons: There could not be many fewer letters for this proposed sign. The 11 letters are one more than
the actual name of the company occupying the building.
3. Other signs. The context of existing signs in the vicinity of the proposed sign shall be taken into
considerations. Existing signs on the Commons are similar to the proposed sign: Yes ® No ❑
Reasons: In context to other signs, this sign is not too large. It is within the 50 -SF limitation. The number
of signs for this building is justified because of the building's unique location and adding this additional
sign further helps identify the building.
4. 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.
Reasons: The construction of the sign allows light to be reflected off an opaque surface behind the sign,
greatly decreasing glare and light pollution. The size and shape of the sign are similar to other signs in
Downtown Ithaca.
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5. 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:
Reasons: Though the sign will be in public view, it will not affect any vistas and, as shown in the line of
sight information submitted by the applicant, the visual impact on neighboring streets will be very
minimal.
Second Motion to Grant Variance: Made by Teresa Deschanes.
Vote: Teresa Deschanes: Yes
Steven Beer: Yes
Marshall McCormick: Yes
Moriah Tebor: Yes
Determination of BZA Based on Above Factors: The BZA, taking into consideration the five factors for a
Sign Variance, finds the Benefit to the Applicant outweighs the Determinant to the Neighborhood or
Community. The BZA further finds that variances from Sign Ordinance, Section 272-6 B. 2, are the
minimum variances that should be granted in order to preserve and protect the character of the
neighborhood and the health, safety, and welfare of the community.
August 25, 2016
Secretav, Boa rd o o n i ng Appeals Date
Director f 'ng Administration
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