[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6045424,"mediaKeyId","3582227-94da6ededa8e807d93a3c908fc64536d","parentId",3582227,"title","Planning Board denies 716 Realty window‑sign waiver; owner told to resubmit compliant application","audioSeconds",671,"startMs",1207000,"endMs",1878000,"viewUrl","/Search/View?dp=1&key=3582227-94da6ededa8e807d93a3c908fc64536d&start=1207&end=1878","thumbnailUrl","https://assets.pipeline.soar.com/3582227-94da6ededa8e807d93a3c908fc64536d/thumbnail_1207000.jpg","articleUrl","/articles/6045424/Williamsville/Erie-County/New-York/Planning-Board-denies-716-Realty-windowsign-waiver-owner-told-to-resubmit-compliant-application","mediaUrl","https://secure.pipeline.soar.com/6045424-875dcb3de46dda41d1ceefb6451b7f6e/orig.mp4?Expires=1771187537&Signature=GP-OZSojUGcykCr~7~By7-zB7aPlHMhmHZMFmklNPBZpssXJomu28EV7O4fyA73Y0s43iwDkIp5zYzHQ7E3i10fjFj2fHCQGNtCBif0rCYdkwxG7qF5zBjLUmFeV1b~4P~zYH8m4jFFYuP3j8unI8tlijd6vuYSLmz6ZC1SHMbzLpMo7S4JJ9iOjMZtslNTAABgkz4IdpDsdsmp61l9wNfhlKfo7yVG72dxQSk~mbw~VMiL4RyGQDpwK6HTwu4~5w~uCP5YN5FGdGO7D-rd1Snw8TSVvwD67G6SpliKbgo680FMBEzMZl3rpRtpvUguVupuEhcckKEtgg5vWIYgy~A__&Key-Pair-Id=KUT5TJCACFTXG","author","Williamsville Village","date","2025-05-06T12:07:27Z","article","The Planning Board voted 6-0 to deny a waiver request for a second‑floor window sign at 5560 Main Street filed by Gregory Strauss, owner of 716 Realty Group, and instructed staff to ask the applicant to submit a revised, compliant application, board members said.

Board members said the application did not meet the standards for a waiver because the sign did not demonstrate an exceptional design or unique property circumstances that would render compliance impractical. \"There's nothing exceptional about this,\" a board member said during the discussion.

Strauss told the board he had installed a small vinyl sign in a second‑floor window and filed an application after the fact. \"We put it in the window,\" he said. The sign officer and board members explained that window signage is limited to 25% of window area; using the example discussed in the record, a 30‑square‑foot window would permit up to 7.5 square feet of signage. The board also noted that second‑floor signage is generally discouraged in the village character guidelines and suggested alternative, conforming sign types such as a projecting sign or a fascia sign at the building entrance.

Formal action and follow-up: the board made a motion to deny the waiver request for 5560 Main Street (suite 2) on the basis that the submission did not meet the waiver standards; the motion passed 6‑0. Board members asked planning staff to contact the applicant and request a new, compliant permit application with revised drawings and dimensions.

During the discussion the board referenced local code sections when explaining the waiver standard, citing a section described in the record as \"84Dash5C44\" and later as \"84‑5‑c‑4.\" Planning staff reminded the applicant that to seek a waiver the applicant must show (1) a unique characteristic of the property that renders strict application impractical and (2) that the waiver would be consistent with the overall code.

The board did not approve any alternate signage in this meeting; members said the applicant could return with a conforming design or a different sign type and a full drawing package for review.","mediaType","Video","parentTitle","Village of Williamsville Planning Board May 5, 2025","oneSentenceSummary","The Planning Board denied a request from Gregory Strauss of 716 Realty Group to waive window sign limits for a second‑floor office and directed staff to ask the owner to submit a compliant, revised permit application.","taxTitle","Williamsville, Erie County, New York","taxId",73019,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6045429,"Planning Board approves Wilbur Apartments sign, waives 10-foot setback to 5 feet",1110,88000,1198000,"/Search/View?dp=1&key=3582227-94da6ededa8e807d93a3c908fc64536d&start=88&end=1198","https://assets.pipeline.soar.com/3582227-94da6ededa8e807d93a3c908fc64536d/thumbnail_88000.jpg","/articles/6045429/Williamsville/Erie-County/New-York/Planning-Board-approves-Wilbur-Apartments-sign-waives-10-foot-setback-to-5-feet","https://secure.pipeline.soar.com/6045429-41e1cb78f35852c2af83b6c30969f23f/orig.mp4?Expires=1771187537&Signature=bhUz~kL9bsnZXU18tirVWnaOf6GoJJ4SrncJn19r80esKB4~h89ajNsc~YhgbU4RjGVR4w475uVxFsjDaqexs-aCHtfxXKYSmCLN3hepvcfe~fBq0BTmv2KBkI2X0xU~F8-ofVi9P2Jdqk7KEukZJR16AMuYitfhviLd0VbIxfvFPytHZ7ioIKJ~UHd~532k-vLibUXkQd2BoO7R~JuJFv01C5xbIotTD5tCr44NUlkQPIv8h-hhe-vLd7vbK5hqrlRoLM1LQDuh9lYstuG~6ZCfil9vQYVo3NEv2y8zm-n~LlZUivpn6ME9VlUwX9or-grLPG24wwTZpLa2cvC8qA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Board voted 6-0 to grant a waiver from the ordinance requiring a 10-foot minimum setback and approved a non‑illuminated ground sign, sign materials and landscaping for the Wilbur Apartments and Peoples Inc. development, board members said.

The waiver allows the applicant to place the ground sign 5 feet from the property line between Buildings B and C, perpendicular to the center of the walkway circle shown on drawing C2 of the construction set dated 07/05/2023. \"The minimum setback of 10 feet is waived for a sign to be located 5 feet in the property,\" planning staff said during the motion.

Why it matters: the board approved the sign location, the sign design and landscaping together so the development can proceed with a single coordinated installation rather than return for separate approvals.

Applicant representative Chris McCaffrey of Alder Design Company told the board the team had moved the sign toward the center of the property “and we agree with that suggestion.” The board approved an exhibit A sign drawing dated 02/18/2025 (revised 03/10/2025) and clarified materials and dimensions before voting.

Board approvals specified the sign construction: a high‑density urethane (HDU) double‑sided sign with an aluminum cabinet painted a color described in the record as “deep ocean blue,” with the flanking brick to match the building and a foundation to match the building base. The record shows a maximum dimension noted during discussion as \"36\" (unit not specified in the transcript) and that the applicant may lower the foundation to achieve appropriate proportions given the new location.

Landscape approval covered the plantings shown on Exhibit C (sign elevation with landscaping dated 04/08/2025). The board accepted the applicant’s proposed groundcover, listed in the record as Canada anemone and smooth blue aster, around the sign.

Formal actions: the board made and passed separate motions to (1) grant the waiver from the 10‑foot setback to permit a 5‑foot setback, (2) approve the sign as depicted on exhibit A with the material and color clarifications, and (3) approve the landscaping on exhibit C. Each motion passed 6‑0.

The board noted that the sign will be non‑illuminated and that the applicant will provide marked-up location drawings to be kept with the file. Planning staff said they would circulate the approved exhibits and the permit paperwork to the applicant.

Additional details recorded in the meeting: the waiver was referenced to ordinance language identified in the record as \"84Dash61818\" and later as \"84‑18 c 1\" during the motion. The sign location was described in the record as between Buildings B and C and centered on the walkway circle shown on drawing C2 of the construction set dated 07/05/2023.

The board closed the item after confirming permit submittal steps and moved on to other business.","The Planning Board voted 6-0 to grant a waiver from a 10-foot minimum setback and to approve a non-illuminated ground sign, landscaping and materials for the Wilbur Apartments/Peoples Inc. development after applicants agreed to move the sign toward the center of the property.","actionData","errors"]

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Planning Board denies 716 Realty window‑sign waiver; owner told to resubmit compliant application

Planning Board approves Wilbur Apartments sign, waives 10-foot setback to 5 feet