HomeMy WebLinkAboutBZA 3084-151 Maple Ave.-Decision Letter-11-7-2017CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Zoning
Gino Leonardi, Secretary to the Board of Zoning Appeals
Telephone: 607-274-6550 Fax: 607-274-6558 E -Mail: gleonardi@cityofithaca.org
CITY OF ITHACA BOARD of ZONING APPEALS
Sign Variance Findings & Decision
Appeal No.: 3084
Applicant: Whitham Planning & Design for Cornell University, Owner
Property Location: 151 Maple Avenue
Zoning District: R -3b
Applicable Section of City Sign Ordinance: Section 272-6B (1)
Requirement for Which Variance is requested: Size of permitted signs.
Publication Dates: November 1, 2017 and November 3, 2017.
Meeting Held On: November 7, 2017.
Summary: Appeal of Whitham Planning & Design on behalf of the owner Cornell University for a Sign
Variance from Section 272-6 B (1), size requirements of permitted signs. The applicant proposes to install
a banner sign on the temporary leasing and management trailer located at 151 Maple Avenue. The
property is part of the Maplewood Redevelopment Housing Project and the applicant would like to install
the banner to advertise the apartments to potential tenants. The proposed banner will be 48 square feet and
the sign ordinance limits the size of signs in residential zones to 5 square feet. Currently, the active
construction site is visually confusing and a larger sign is needed to identify the leasing office and make it
more visible to passing motorists.
The property is located in an R -3b residential use district in which the proposed use is permitted.
However, Section 325-38 requires that a sign variance be granted before a building permit is issued.
Public Hearing Held On: November 7, 2017.
No public comments in favor or in opposition.
Members present:
Steven Beer, Chair
Teresa Deschanes
Steven Wolf
Tompkins County Review per Section 239 -1 & -m of New York State General Municipal Law: N/A
Environmental Review: 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
176-6 A (4) (b).
Planning & Development Board Recommendation:
The Planning Board did not identify any long term planning impacts with this appeal and supports its
approval provided such approval is consistent with the stated temporary time frame.
Motion: A motion to grant the variance request was made by Teresa Deschanes.
Deliberations & Findings:
Factors Considered:
1. Size of sign:
The testimony from the applicant stated that it will be less visible if it were smaller and is needed for the
legitimate business interest that they are promoting.
2. Number of letters:
There is one larger font in this sign that states "graduate housing"; it is difficult to imagine that that phrase
could be compressed and still be understandable. Therefore, the applicant has meet the standard for the
appropriate number of letters.
3. Other signs:
The applicant presented evidence that there are similar signage nearby and in addition, the temporary
nature of the sign makes this factor less important in this case.
4. The character of the neighborhood:
Because the sign is temporary, it will not alter the character of the neighborhood in a long term fashion.
5. Public Interest:
It is in the public interest to identify this building at this time and the temporary nature of this sign means
that it will not obscure vistas, views, or open spaces
Second Motion to Grant Variance: Made by Steven Wolf.
Vote:
Steven Beer, Chair: Yes
Teresa Deschanes: Yes
Steven Wolf: 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
variance from Sign Ordinance, Section 272-6B (1) 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: This temporary sign variance is valid until September 20, 2018. If the applicant desires to
extend the variance, the applicant must seek a new approval from the BZA.
l _November 14, 2017_
Secreta ',Bo d of Zoning Appeals Date