HomeMy WebLinkAboutBZA 3053-310 Taughannock Blvd.-dec ltr-01-03-2017CITY 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: dgrunder@cityofithaca.org
CITY OF ITHACA BOARD OF ZONING APPEALS
Sign Variance Findings & Decision
Appeal No.: 3053
Applicant: HOLT Architects for J.O.C.H. and F., LLC. Owners
Property Location: 310 Taughannock Blvd.
Zoning District: WF -1
Publication Dates: December 23, 2016 and December 27, 2016.
Meeting Held On: January 3, 2017.
Summary: Appeal of HOLT Architects, PC on behalf of the owner J.O.C.H. and F., LLC for a sign variance
from Section 272-613 (2) number of signs permitted and size requirements of the Sign Ordinance. The
applicant proposes to install 11 new signs at the property located at 310 Taughannock Blvd. The
proposal includes adding 9 wall signs, 1 window sign, and 1 freestanding sign to help visitors locate
various tenants and re -brand the building with the new Cayuga Wellness Center logo.
There are seven tenants that occupy the building: Island Health & Fitness, Rasa Spa, Inlet Island Caf6,
Cayuga Center for Heathy Living, Cayuga Medical Center Physical Therapy, Cayuga Medical Center Sports
Medicine and Athletic Performance, and Cayuga Medical Associates Cardiac Care. In order to direct
visitors to the multiple tenants, the applicant proposes to install, 4 wayfinding wall signs located at the
N, S, E, W entrances and 1 freestanding parking lot directional sign. The remaining 6 signs will include; 4
Cayuga Wellness Center logo signs located on the N, S, E, W of the building, 1 wall sign for Cayuga
Cardiology, and 1 window sign indicating a secondary entrance for the Physical Therapy office.
A previous sign variance # 2724, was approved on May 8, 2007 for 3 freestanding signs and 5 wall signs
for the property. Only 1 freestanding and 3 wall signs were ever installed. The new proposal includes
removing 1 of the existing wall signs for Island Health & Fitness and updating 2 of the 3 remaining wall
signs to the new design. The updated signs will not exceed the allowable area (SF) permitted by the
previous variance.
Section 272-66 (2) allows a business one freestanding sign or two wall signs and no individual sign may
exceed the maximum square footage of 50 SF. The applicant proposes to install an additional eleven
signs which exacerbates the previous variance approval. In addition, three of the eleven proposed signs
exceed the allowable square footage having 103.5 SF, 103.1 SF, and 83.5 SF of the required 50 SF
maximum.
The property at 310 Taughannock Blvd. is in the WF -1 Zoning District where business signs are allowed,
however the Sign Ordinance, Section 272-18 requires that variances be granted before a sign permit is
issued.
Requirement for Which Variance is Requested: Number of signs permitted and size of signs.
Applicable Section of City Sign Ordinance: Section 272-6B (2).
Public Hearing Held On: January 3, 2017.
Members Present:
Steve Beer, Chair
Teresa Deschanes
Marshall McCormick
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 that it has no negative
intercommunity, or county wide impacts.
Environmental Review:
Type: Unlisted Action
These actions have been determined not to have a significant impact on the environment and are
otherwise precluded from environmental review under Environmental Conservation Law. CEQR Section
176-6A. (4)(b).
Planning & Development Board Recommendation:
The Planning Board did not identify any long term planning impacts in regard to this appeal. The Board
finds that the request is reasonable due to the size of the building and its large number of tenants.
Motion: Made by Marshall McCormick with *Condition.
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.
Due to the size of the building and the different traffic approach angles, the number of services
contained within the building, and coupled with the speed and traffic conditions, the Board did not find
that size of any individual sign or the signs as a whole were too large.
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.
The number of letters of each sign are as few as needed to convey the message. Many are the name of
the building or the services contain therein.
3. Other signs. The context of existing signs in the vicinity of the proposed sign shall be taken into
considerations.
There are other large signs and businesses contained within the commercial district and the signs fit within
the context of the neighborhood.
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.
The Board did not find a change or detriment to the character of the neighborhood. Should there have
been lit signs with mounted flood lights casting light up or down upon the sign from many floors below
there could have been a negative determent to the neighborhood across the inlet. The variance is
approved provided the signs within this variance are not lit, including flood lights. A comprehensive
lighting plan must be presented to the Board for approval before lighting is provided for these signs.
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.
Having signage on the building will make it easier for the public to find and access this building for various
appointments and other amenities within this building.
Second Motion to Grant Variance: Made by Teresa Deschanes.
Vote: Steve Beer, Chair: Yes
Teresa Deschanes: Yes
Marshall McCormick: 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 Sign Ordinance, Section 272-613 (2) is 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.
*Condition: Signs cannot be illuminated either externally or internally. Any modification to the signs
permitted by this variance must seek a new appeal from the Board of Zoning Appeals.
_ January 4, 2017
Secretary, �oard of oning Appeals, Date
Director f Zonin dministration
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