Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Signs And Business Permitting topic
No spam. Unsubscribe anytime.
Balada Kitchen & Home seeks multiple sign variances; ZBA to draft findings after review
Summary
James Balada told the ZBA he plans to reface and replace multiple existing signs and awnings at his Mamaroneck Avenue showroom and asked for variances; the board questioned which items are legal nonconforming, noted a pylon-face discrepancy (plan shows 37 inches), and asked for a draft resolution with possible lighting-hour conditions.
James Balada, who said he has operated a kitchen showroom in Mamaroneck for decades and is leasing the Calico Corners space, appeared before the ZBA on March 6 to request variances related to multiple signs and awnings at 1008 Mamaroneck Avenue. Balada described three building-mounted signs, awning logos, and an existing pylon sign he intends to reface; he also said the business planned to reuse some existing structures and replace fabrics on existing canopies rather than rebuild frameworks.
Board members examined whether the existing sign structures are legal nonconforming or require variances because of changes in ownership and whether a replacement skin or new wordmark triggers new approvals. The parties discussed the pylon sign dimension (Balada said the sign face is 36 inches, but staff and plan details indicate a 37-inch face), canopy projection rules and whether awning logos qualify as signs; building staff confirmed different rules apply depending on the structure type and whether the change constitutes a new structure.
On lighting the pylon sign, the board discussed imposing hours as a condition and tentatively proposed a timer condition restricting signage illumination between 7:00 and 23:00 as a possible condition of approval to reduce late-night illumination while permitting visibility for customers. The board also discussed recording any approvals as conditions if needed to prevent future enclosure or other unpermitted alterations.
The ZBA closed the Balada hearing and asked staff to prepare a draft resolution showing the justification (replacement of prior business signage, reuse of existing structures, no increase in size), potential lighting conditions, and whether the permit would be issued to Balada Home Center Inc. for the record.
Speakers quoted (first reference): James Balada (applicant); Committee member (building staff) on pylon dimension.
What happens next: Staff will prepare a draft approval/resolution for ZBA consideration at the next meeting; the board signaled it will include specific findings about existing structures, size and location, and suggested conditions on lighting and recording if necessary.
