HomeMy WebLinkAboutBZA 3140-111-15 The Knoll-Decision Letter-11-5-2019CITY OF ITHACA
108 E. Green Street — 3rd Floor Ithaca, NY 14850-5690
sZ DEPARTMENT OF PLANNING, BUILDING, ZONING, & ECONOMIC DEVELOPMENT
Division of Zoning
��� Gino Leonardi, Secretary to the Board of Zoning Appeals
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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.: 3140
Applicant: STREAM Collaborative for Chesterton House Inc., Owner
Property Location: 111-15 The Knoll
Zoning District: R -U
Applicable Section of City Sign Ordinance: Section 272-6 B (1).
Requirement for Which Variance is requested: Number of permitted signs.
Publication Dates: October 30, 2019 and November 1, 2019.
Meeting Held On: November 5, 2019.
Summary Appeal of STREAM Collaborative on behalf of the owner Chesterton House Inc. for a Sign
Variance from Section 272-6 B (1), Number of Peimitted Signs. The applicant proposes to install two
banner signs at the property located at 111-115 The Knoll, known as the Chesterton House. The
Chesterton House is located at the end of a long narrow dead-end street that causes way find confusion for
the visitors. The two banner signs will be positioned on each side of the driveway to indicate to the visitor
that they have reached their destination. The property is located in an R -U residential zone, which allows
one 12 square foot sign per property. The applicant proposes to install two 12 square foot banner signs at
the property.
The property is located in an R -U use district in which the proposed use is perinitted. However, the Sign
Ordinance, Section 272-18 requires that variances be granted before a sign permit is issued.
Public Hearing Held On: November 5, 2019.
No public comments in favor or in opposition.
Members present:
Steven Beer, Chair
Teresa Deschanes
Steven Wolf
Stephanie Egan -Engels
Suzanne Charles
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Tompkins County Review per Section 239 -I & -m of New York State General Municipal Law:
N/A
Planning & Development Board Recommendation:
The Planning Board is sympathetic to the applicant's need for wayfinding. However, it finds that the one
of the two signs is not for wayfinding and therefore should be removed.
Environmental Review: This is an Unlisted Action under the City of Ithaca Environmental Quality
Review Ordinance ("CEQRO"), and State Environmental Quality Review Act ("SEQRA"), and is subject
to Environmental Review.
Lead Agency: The City of Ithaca Board of Zoning Appeals did, on November 5, 2019 declare
itself Lead Agency for the environmental review for the approval of zoning appeal 3140, a sign
variance for the property located at 111-115 The Knoll in the City of Ithaca.
Environmental Determination: The City of Ithaca Board of Zoning Appeals, acting as Lead
Agency, on November 5, 2019, reviewed the Short Environmental Assessment Form (SEAF) and
determined the requested variance will result in no significant impact on the environment.
Motion: A motion to grant the variance request was made by Steven Wolf.
Deliberations & Findings:
Factors Considered:
1. Size of sign:
The two signs, in aggregate represent 12 square feet, which is allowed by right. Although, a property is
only allowed one sign and a variance is required for the additional sign. The size of the banner signs is
adequate for the purpose.
2. Number of letters:
The number of letters as depicted, cannot be reduced any further to minimize the text. The majority of the
sign has more graphics than letters.
3. Other signs:
There is a monument sign, but it is located off-site and it also displays the Chesterton House name.
4. The character of the neighborhood:
Some Board members did question the aesthetic appearance of the signs, but the overall view of the signs
can only be seen by tenants and visitors traveling down the driveway. Since there is a long narrow road
that must be traveled before you get to the property, and the signage is approximately another 100 feet
from that point, there can be no real deteiniine to the neighborhood.
5. Public Interest:
The signs will make it easier to navigate The Knoll to find the Chesterton House. In addition, the signs do
celebrate the anniversary of the Chesterton House which has some value to the public interest. Overall,
the signs will not affect the views or open spaces of the area.
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Second Motion to Grant Variance: Made by Suzanne Charles.
Vote:
Steven Beer, Chair Yes
Teresa Deschanes No
Steven Wolf Yes
Stephanie Egan -Engels Abstain
Suzanne Charles 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 272-6 B (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.
November 26, 2019
Gino , o `ardi oning Administrator Date
Secretary, Board of Zoning Appeals
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