HomeMy WebLinkAboutBZA 3133 900 W. State St-Decision Letter-9-16-2019CITY 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.: 3133
Applicant: Thomas Epolito, Epoch Advertising for Ishka Alpern, Owner
Property Location: 900 W. State Street
Zoning District: WE/WF
Applicable Section of City Sign Ordinance: Section 272-6 B (2).
Requirement for Which Variance is requested: Number of permitted signs.
Publication Dates: September 11, 2019 and September 13, 2019.
Meeting Held On: September 16, 2019.
Summary: Appeal of Thomas Epolito on behalf of the owner Ishka Alpern for a sign variance from Section
272-6 B (2), Number of Permitted Signs. The applicant presented the previous sign proposal for three signs
at the August 6th meeting. The appeal was postponed at that time and the applicant would like to present a
revised appeal for two additional signs for the property located at 900 W. State Street. The building is
located on a comer lot that fronts on three streets, W. Seneca St., Taughannock Blvd., and W. State Street.
Due to the unique location of the property, the applicant proposes to position the two sign to be visible for
oncoming traffic. The property currently has two existing signs mounted on the building that are peiuutted
by the sign ordinance. The ordinance permits a total of two signs per business and the two addition signs
will exceed the number of signs permitted by the ordinance.
The property is located in the WE/WF West End Water Front use district in which the proposed use is
permitted. However, the Sign Ordinance, Section 272-18 requires that variances be granted before a sign
permit is issued.
Public Hearing Held On: September 16, 2019.
No public comments in favor or in opposition.
Members present:
Steven Beer, Chair
Teresa Deschanes
Stephanie Egan -Engels – non-voting new member
Steven Wolf
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: This is a Type 2 Action under the City of Ithaca Environmental Quality
Review Ordinance ("CEQRO"), and State Environmental Quality Review Act ("SEQRA"), and is
not subject to Environmental Review.
Planning & Development Board Recommendation:
The Planning Board does not identify any negative long term planning impacts and supports this appeal.
This is a unique site with three street facing sides and seems to require additional signage.
Motion: A motion to grant the variance request was made by Steven Wolf.
Deliberations & Findings:
Factors Considered:
1. Size of sign:
The size of the signs is reasonable given the objectives and unique character of the building. The
signs are adequately sized in relation to the various streetscapes. The text that needs to be
supported, the name of the business and other community considerations for fundraising, could
not reasonably accommodated on a smaller sign and still achieve the objectives given the traffic,
speed, and distance. .
2. Number of letters:
The business uses initials on the sign, but there are other considerations that suggest that the text
has already been minimized and the business logo has its own branding significance. The
conclusion for the community fundraising text is a public gesture and one that the Board supports.
3. Other signs:
Other signs were not considered because the Board viewed the four signs as an integrated
package. The location of the building facing three streets, where visibility is an issue, was the
consideration for the vicinity
4. The character of the neighborhood:
The character of the neighborhood is mixed and the building exists already as a place where
people bring cans and bottles for repurposing. This is consistent with the previous use of the
building. The paining of the building and the clean lines associated with this sign package can
only be viewed aesthetically as staying the same or perhaps an improvement.
5. Public Interest:
The protection of public interest was stated with reference to community fundraising
opportunities. The signs invite peoples' interest in redeeming bottles and cans for community
projects. This is a clear signal within the requested signs as to where this can be achieved. The
painting of the exterior and the community fundraising is an added value of the view of this
building.
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Second Motion to Grant Variance: Made by Teresa Deschanes.
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, fmds that the Benefit to the
Applicant outweighs the Determinant to the Neighborhood or Community. The BZA further fmds that
variances from Sign Ordinance, Section 272-6B (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: The 3' x 8' sign located above the garage door is to be centered on the door.
Gin: LR ona , Zoning Administrator
Secretary, Board of Zoning Appeals
September 20, 2019
Date
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