Zoning board unanimously grants sign variance for business at 13 Water Wagon Road

The Town of Lansing Zoning Board of Appeals voted unanimously to grant an area variance that will allow two 30-square-foot signs for Hicks Excavation and East Shore Storage at 13 Water Wagon Road, overriding the R2 district limit of 18 square feet.

Applicant Scott Hicks told the board the signs are mounted on the new shop, face the parking area rather than the road and are roughly 150 feet from the road. "Really can't be seen from the road. It's 150 ft from the road," Hicks said, adding the signage is intended to direct customers once they are on the property.

Planning staff explained the parcel remains technically zoned residential even though it has a long history of commercial use. Nathaniel, planning staff, said the commercial signage allowance in commercial districts is 48 square feet, and that the variance was required because the site remains classified R2. He also clarified a short-form environmental form that had initially shown wetlands was updated after staff found a wetland affecting less than 10 square feet on the parcel.

During deliberation the board applied the standard five-part area-variance test. Board members said the sign is proportionate to the building, would not harm neighborhood character, and would improve on-site wayfinding. Members acknowledged the size difference is substantial compared with the 18-square-foot limit and that the difficulty was technically self-created, but concluded those factors did not outweigh the practical considerations favoring approval.

A motion to grant the variance — to allow two 30-square-foot signs where commercial signs are not to exceed 18 square feet in the R2 district — was made and seconded. The chair announced the motion carried and the variance was granted. The board recorded all members present at roll call (John Bottom, Jamie Jones, Mary Stow, Susan Treesy and Roger Vander) as voting in favor.

Board members discussed whether to condition approval on lighting; Nathaniel said any future lighting would have to follow residential-district standards or return to the board. The board did not add a lighting condition; staff noted the applicant would need to apply again if lighting is later proposed.

The chair reminded the applicant of a 30-day window during which a complaint or appeal of the board’s determination may be filed. The board concluded its business with the applicant and moved on to liaison and staff reports.