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HomeMy WebLinkAboutZBA Minutes 2025-09-23 Town of Ithaca Zoning Board of Appeals Tuesday, September 23, 2025, at 6:00pm 215 N. Tioga St. AGENDA  Public Hearing and Consider: ZBAA-25-18 Appeal of Cornell University, Owner; Kim Van Leeuwen, Agent of 110 Rufus Dr, Ithaca, NY 14850 is seeking relief from Town of Ithaca Code section 270-254 (Residential and Conservation Zones). Town of Ithaca Code section 270-254 and limits signs to 32 square feet of aggregate area, limits one sign to 24 square feet, where the applicant is proposing to have multiple signs, exceed the aggregate sign area, exceed the maximum size allowed for a single sign, and exceed the aggregate for all sign area. The property is located in the Low- Density Residential District Zone, Tax Parcel Number 62.-2-6.  Public Hearing and Consider: ZBEN-25-2 Appeal of Donald Moore, owner of 213 King Rd W, Ithaca NY 14850: is seeking relief from Town of Ithaca Code section 144-5 (Residential Building Provisions). Town of Ithaca Code section 144-R501.2 requires a building to comply with the Ithaca Energy Code in a prescriptive/performance manner, where the applicant is proposing to acquire eleven prescriptive points, where twelve prescriptive points are required per section 144- R502, of Town of Ithaca Code, for construction of a new residential building. The property is located in the Low -Density Residential Zone, Tax Parcel Number 37.-1-6.2.  Public Hearing and Consider: ZBAA-25-20 Appeal Cornell University, Owner; Travis Fisher, Agent: is seeking relief from Town of Ithaca Code sections 270-254 (Residential and Conservation Zones) and 270-61D (Computation of sign area) Town of Ithaca Code section 270-254 limits signs to 32 square feet of aggregate area, limits one sign to 24 square feet, and limits the maximum freestanding sign height to 6 feet, where the applicant is proposing to exceed the aggregate sign area, exceed the maximum size allowed for a single sign, and exceed the maximum height for free standing signs. Town of Ithaca Code section 270-261D requires the cumulative area of sign bases, supports, and decorative elements to not exceed 1.5 times the maximum allowable sign area for the zoning district, where the applicant is proposing to exceed the values listed. The property is currently located in the Low-Density Residential District Zone, Tax Parcel Number 67.-1- 1.1.  Public Hearing and Consider: ZBAA-25-21 Appeal of Beginnings Credit Union, Owner; John Snyder, Agent of 1022 Ellis Hollow Rd., Ithaca NY, 14850: is seeking relief from Town of Ithaca Code section 270-256 (Commercial and Industrial Zones) Town of Ithaca Code section 270-256 F(1)(a) only allows for a free-standing sign to have no more than two faces, where the applicant is proposing free standing signs with more than two faces. Town of Ithaca Code section 270-256B allows for one free standing sign, where the applicant is proposing to have multiple free-standing signs. Town of Ithaca Code section 270-256 allows for a maximum aggregate sign area, where the applicant is proposing to exceed the total aggregate sign area allowed. The property is located in the Community Commercial District Zone, Tax Parcel Numbers 62.-2-1.125.  Executive Session: Discuss the current litigation from Verizon Wireless pertaining to 111 Wiedmaier Ct  Consideration of mediation agreement between the Town of Ithaca and Verizon Wireless *Appeal materials are available at the Town website via the “Public Meetings”. *Comments on the appeal(s) can be made in person or via ZOOM during the meeting. Comments & questions can be emailed to codes@townithacany.gov up until 3pm the day of the meeting. All comments become part of the official record. Accessing the Meeting:  Zoom: Meeting ID: 852-5587-1576  Zoom: Call (929) 436-2866 same meeting ID as above Marty Moseley Director of Code Enforcement ZBA 2025-09-23 (Filed 10/6) Pg. 1 TOWN OF ITHACA ZONING BOARD OF APPEALS September 23, 2025 MINUTES Present: Board Members, Connor Terry Chair; Kim Ritter, Matthew Minnig, and Larry Sallinger Absent: Chris Jung Marty Moseley, Director of Code Enforcement; Paulette Rosa, Town Clerk; and Susan Brock, Attorney for the Town Mr. Terry opened the meeting at 6:00 p.m. 1. Public Hearing and Consider: ZBAA-25-18 Appeal of Cornell University, Owner; Kim Van Leeuwen, Agent of 110 Rufus Dr, Ithaca, NY 14850 is seeking relief from Town of Ithaca Code section 270-254 (Residential and Conservation Zones). Town of Ithaca Code section 270-254 and limits signs to 32 square feet of aggregate area, limits one sign to 24 square feet, where the applicant is proposing to have multiple signs, exceed the aggregate sign area, exceed the maximum size allowed for a single sign, and exceed the aggregate for all sign area. The property is located in the Low-Density Residential District Zone, Tax Parcel Number 62.-2-6. Kim Van Leeuwen gave a presentation: • This is Phase 2 of the project, focusing on the team’s building consisting of a clubhouse and indoor practice space. When fully built out, you will not see the practice space from the public roadway. • 4 signs – depictions and different views from Game Farm Rd and from the field were shown and depictions of the signs that have already been approved in Phase 1. • All signs are unlit Public Hearing Mr. Terry opened the public hearing; there was no one wishing to speak and the hearing was closed. Determination The Board discussed the signs as they composed the findings incorporated into the resolution. ZBAA-25-18 Area Variance (Signs) 110 Rufus Dr 62.-2-6 LDR Resolved that this Board grants the appeal of Cornell University, seeking relief from Town of Ithaca Code section 270-254 (Residential and Conservation Zones) which limits signs to 32 Page 2 of 6 square feet of aggregate area and limits one sign to 24 square feet where multiple signs exceeding both limitations are being granted, with the following Conditions 1. That the signs be installed substantially as shown in the application materials, and with the following Findings: That the benefit to the applicant outweighs any detriment to the health, safety and welfare of the community, specifically 2. That the benefit the applicant wishes to achieve, standard signage typical for a sports field, cannot be achieved by any other means feasible given that the number and size are necessary for attendees to identify buildings and for wayfinding purposes, and 3. That there will not be an undesirable change in character or detriment to nearby properties given that Cornell owns a substantial amount of nearby properties, many of the signs will not be visible from Game Farm Rd and face inward toward the fields and the signage is typical of collegiate sports fields, and 4. That there will not be any adverse physical or environmental effects as this is a Type 2 action under SEQR, and 5. That the request is substantial with multiple signs being granted that exceed the aggregate sign area and size, and 6. That the alleged difficulty is self-created in that the college wishes to have these signs, but this is mitigated by the current low density residential zone not fitting with the needs of a college sports facility’s needs and the area is predominately collegiate uses. Moved: Connor Terry Seconded Kim Ritter Vote: ayes – Terry, Ritter, Sallinger and Minnig • PULLED: ZBEN-25-2 Appeal of Donald Moore, owner of 213 King Rd W 2. Public Hearing and Consider: ZBAA-25-20 Appeal Cornell University, Owner; Travis Fisher, Agent: is seeking relief from Town of Ithaca Code sections 270-254 (Residential and Conservation Zones) and 270-61D (Computation of sign area) Town of Ithaca Code section 270-254 limits signs to 32 square feet of aggregate area, limits one sign to 24 square feet, and limits the maximum freestanding sign height to 6 feet, where the applicant is proposing to exceed the aggregate sign area, exceed the maximum size allowed for a single sign, and exceed the maximum height for free standing signs. Town of Ithaca Code section 270-261D requires the cumulative area of sign bases, supports, and decorative elements to not exceed 1.5 times the maximum allowable sign area for the zoning district, where the applicant is ZBA 2025-09-23 (Filed 10/6) Pg. 3 proposing to exceed the values listed. The property is currently located in the Low-Density Residential District Zone, Tax Parcel Number 67.-1-1.1. Leslie Schill, Cornell, gave a presentation. • Intended to be a “gateway” sign for Cornell Campus at Pleasant Grove Rd. and Cradit Farm Dr., with a second gateway planned for Route 366 in the future. • Complements 23 wayfinding signs installed this year. • The size is necessary to guide travelers as they approach the entryway to campus at 35-40 mph • This is a monument sign made of granite with Cornell University, the logo and a “Cornell red” top mount. • Landscaping details shown • Goal is a spring installation Questions Mr. Moseley asked about the lettering and a reference to that being reflective. Ms. Schill responded that they are considering a reflective paint or illumination, but they did not have details or a decision on that at this time. Discussion followed, noting that another public hearing would have to be held as that was not advertised. Ms. Schill decided to move forward as presented and come back for an amendment if it became necessary. Mr. Minnig asked about the orientation of the sign. Ms. Schill responded that it is oriented in that way to encourage people to use that gateway on to Campus rather than through Forest Home, which has been a hot topic for years. The size and height are needed to help with that, and it is intended as a statement piece and landmark for visitors. Public Hearing Mr. Terry opened the public hearing; there was no one wishing to speak, and the hearing was closed. Determination The Board discussed the appeal as they composed the findings for the resolution. Page 4 of 6 ZBAA-25-20 Area Variance (Signs) TP 67.-1-1.1 LDR Resolved that this Board grants the appeal of Cornell University seeking relief from Town of Ithaca Code sections 270-254 (Residential and Conservation Zones) and 270-61D (Computation of sign area) which limits signs to 32 square feet of aggregate area, limits one sign to 24 square feet, and limits the maximum freestanding sign height to 6 feet, where the applicant is proposing to exceed all three maximums permitted, with the following Conditions 1. That the sign be constructed substantially as shown in the application materials, and with the following Findings That the benefit to the applicant outweighs any detriment to the health, safety and welfare of the community, specifically 1. That the benefit the applicant wishes to achieve cannot be achieved by any other means feasible given the location has been designated as the primary North Campus vehicular entrance and is sited adjacent to a pedestrian path along Cradit Farm Dr, and visible from Pleasant Grove Dr. to work in concert with the series of vehicular wayfinding signs installed on North Campus, and the size and height are necessary for drivers to see at the speed they approach the entrance, and 2. That there will not be an undesirable change in neighborhood character or detriment to nearby properties given that this is typical for campus entrances and the residential apartments across the street are Cornell owned and operated for students and their families, and 3. That the request is substantial in area at 75 sqft where 24’ sqft is the maximum and not substantial in that the height maximum is 6’ft where 6’2” ft is granted, and there are similar monument signs at other campus-type businesses in Ithaca, and 4. That there will not be any adverse environmental or physical impacts given this is Type 2 under SEQR, and 5. That the request is self-created in that Cornell wants a statement entrance feature that will become a landmark for the campus, but not self-created in that these types of monument signs are typical for campus entrances. Moved: Connor Terry Seconded: Matthew Minnig Vote: ayes – Terry, Minnig, Sallinger and Ritter ZBA 2025-09-23 (Filed 10/6) Pg. 5 3. Public Hearing and Consider: ZBAA-25-21 Appeal of Beginnings Credit Union, Owner; John Snyder, Agent of 1022 Ellis Hollow Rd., Community Commercial District Zone, TP 62.-2-1.125 seeking relief from Town of Ithaca Code section 270-256 F(1)(a) (Commercial and Industrial Zones) which allows for one free-standing sign with no more than two faces, and a maximum of 246’ sqft where the proposal is for multiple freestanding signs and exceeding the maximum aggregate area. John Snyder gave a presentation depicting the proposed signage. • The signage faces are necessary on the drive through service canopies • The blue background or non-graphic component in the lettering box is part of the logo of the bank is considered a part of the sign, significantly increasing the measurements • The mast of the canopies is necessarily high to accommodate various vehicles and the structure’s size also accommodates safety cameras and lighting for the standard use of these types of drive throughs • The site and locations are fairly shielded by a tree line from the neighboring residential complex on the one side and the other sides are a major roadway and existing commercial plaza Public Hearing Mr. Terry opened the public hearing; there was no one wishing to speak and the hearing was closed. Determination Mr. Minnig stated that the variance seems reasonable and in part is needed because they are replacing a large canopy with multiple smaller ones and those canopies have a purpose that is not simply for advertising, but it is standard to take advantage of that area for logos and advertising. Mr. Terry stated that the site is surrounded by a plaza and other businesses and agreed that they are replacing the existing ATM lane with teller lanes, necessitating the canopies. placing teller lanes. The Board felt the request was not unreasonable and fit the neighborhood character. ZBAA-25-21 Area Variance (Signs) 1022 Ellis Hollow Rd TP 62.-2-1.15, Community Commercial Zone Resolved that this Board grants the appeal of Beginnings Credit Union Owner seeking relief from Town of Ithaca Code section 270-256 F(1)(a) (Commercial and Industrial Zones) which allows for one free-standing sign with no more than two faces, and a maximum of 246’ sqft where the proposal is for multiple freestanding signs and exceeding the maximum aggregate area, with the following Conditions