BZA’s pylon flip-flop – a change from 221″ wide to 220″ wide!

 

30ftPylonCompare This evening (Thursday, Nov. 16), with virtually no discussion among themselves, the Schenectady Board of Zoning Appeals granted Mohawk Harbor’s request for a large, strip-mall style pylon sign, 30’ high, 220″ wide, with a 6′ x 12′ LCD screen and 22 lighted tenant signs. Brendan Keller, the Board member who had moved its rejection on October 4, moved its acceptance this time, noting that bigger [than the 22′ pylon approved on November 1] was better and that it was “not a significant” variance. The Code of Signage Regulations calls for a limit of 7′ h on a freestanding sign, with an area of 25 sq. ft if not a shopping mall, and 75 sq. ft. for a shopping mall.

This renewed Application was virtually unchanged from the October 6 version — except:

  1. It went from 221″ wide to 220″ wide [Really! Click on image to the Left above];
  2. The Applicant gave up wanting only a 1′ setback from Erie Blvd., rather than the required 3′ setback in the Zoning Code [which, of course, assumes a much-smaller sign so near a road]; and
  3. The Applicant now claims the LCD screen, which it pointed out would be clearer and brighter, would be “dimmable” [There is no promise of whether or when it would be dimmed or what its normal illumination will be; and, no explanation of why the prior, high-tech and surely expensive version would not also have been dimmable. Mr. Fallati mumbled so much that I could not hear most of his presentation to the Board. But the Minutes of the meeting state: BZA Member “Connelly asked if the previously approved electronic message board could also have an adjustable screen. Mr. Fallati responded that he is not certain if the smaller screen is available in the higher quality.” Ignorance is bliss around BZA.]
  • Neither the setback nor the dimmability issue were mention by the Board on October 6, when the original 30′ pylon was rejected. The focus on October 6 was the size of the pylon structure and the brightness and glare of the screen and lighted signs.
  • By the Way: Using the Applicant’s figure, BZA called this a 265 sq. ft. sign each time it was before the Board.  The actual dimensions of the sign portion of the structure (without its base) suggest, at 27′ and 18′ 4″, an area of 495 square feet. [see discussion at the bottom of this posting on computing the Area of a Sign under the Schenectady zoning code.]

update (Nov. 18, 2017): This morning’s Gazette article  (“30-foot sign approved for Mohawk Harbor: Detractor cites city code, fears distracted motorists”, p. A1, by Stephen Williams) has a pithy summary of the decision (emphasis added):

honest Zoning Board Chairman James Gleason said the application was modified from the one the board rejected on Oct. 4, and the board collectively determined the variance was not significant. Board members who opposed the sign in October were primarily concerned about its size, according to meeting minutes.

update (Nov. 19, 2017) BZA Minutes: Much more quickly than usual, the Board has posted the minutes for the November 16, 2017 BZA Special Meeting to review Mohawk Harbor’s pylon sign Application. (E.g., the Minutes for its Nov. 1, 2017 regular meeting are not up as of this morning, Nov. 19.) I’d like to make a few points about this summary of the Special Meeting:

  1. The is no mention that the “prior variances” permitting a 22′ h structure, 122 sq. ft., with an 8′ LCD screen took place only 15 days earlier (Nov. 1, 2017).
  2. There is no mention that a virtually identical 30′ pylon was requested and rejected by BZA only 6 weeks earlier, on October 4, 2017).
  3. There is no mention of the significant discussion in my submitted Comments of the Traffic Safety Issue and Lack of Evidence of Safety, and of the Self-Created Hardship issue, or my summary of them at the meeting.

Here are the conclusions in the Minutes, which I believe should embarrass each member of the Board of Zoning Appeals:

CONTINUED DISCUSSION

Mr. Keller stated that he believes that the bigger sign looks better and is more in keeping with the scale of its surroundings. Mr. Connelly and Mr. Gleason agreed.

AREA VARIANCE APPROVAL

NoEvil-see Motion by Mr. Keller, seconded by Ms. D’Alessandro-Gilmore, to approve the Area Variances based on the following findings of fact:

1. No undesirable change will be produced in the neighborhood.

2. The benefit sought by the applicant cannot be achieved by another method.

3. The variance is not substantial.

4. There will be no adverse effect on physical or environmental conditions in the neighborhood.

5. The alleged hardship is not self-created

To use a legal term I remember from law school, these findings are a joke. They surely do not pass the “blush test” — whether an assertion can be made without blushing. Of course, the scariest thing may be that the members of this Board and of the Planning Commission in Schenectady can no longer blush when asked to ignore the law and common sense by a special few members of the business and development community.

This quote from Wikipedia on “Variance (land use)” is a good summary of the variance issue:

     In either case [an area/dimension variance or a use variance], the variance request is justified only if special conditions exist on the lot that create a hardship making it too difficult to comply with the code’s normal requirements. Likewise, a request for a variance on a normal lot with no special conditions could judiciously be denied. The special conditions or hardship typically must arise from some physical configuration of the lot or its structures. The financial or personal situation of the applicant normally cannot be taken into consideration. Under most codes governing variances, approval of the variance must not result in a public health or safety hazard and must not grant special privilege to the property owner. In other words, when a variance is granted, any other property owner with similar site conditions should be able to obtain a similar variance; this criterion is often addressed by citing precedent.

There are many other points that could and need to be made, but I will stop now by citing interested readers to the Zoning Board of Appeals guidelines published by the NYS Department of State (2005, reprinted 2015), and reminding BZA of this quote (at p. 19, emphasis added):

Minimum variance necessary

The statutes codify what the courts had previously held: When granting either a use or an area variance, a zoning board of appeals must grant the minimum variance that it deems necessary and adequate, while at the same time preserving and protecting the character of the neighborhood and the health, safety and welfare of the community. Thus, the board need not grant to an applicant everything he/she has asked for. Rather, the board is required to grant only the approval that is absolutely necessary to afford relief.

. . . and this passage from page 18 (emphasis added):

Substantiality

percentsignBlackRed It is difficult to quantify “substantiality.” The board should, however, make a reasoned judgment as to whether the nonconformity being proposed is too great, as compared to the lawful dimensions allowed by the zoning law. Some courts have looked favorably upon a board’s application of a simple mathematical analysis. In Heitzman v. Town of Lake George Zoning Board of Appeals , the court upheld the 67 denial of a variance based in part on the showing that construction would have exceeded the allowable lot coverage by 15%.

[original posting continued]

Just seventeen days ago, after virtual begging by Metroplex Chairman Ray Gillen, BZA granted a variance to permit a 22’ tall, 122 sq. ft in size, at the same location, in a spot where the City’s Sign Regulations limit such signs to 75 sq. ft and 7’ tall.

The motion to grant this newest application states that the variance is not significant. Other businesses in Schenectady may take this as a good precedent for larger, more distracting signs, with larger and brighter LCD screens.

Only Paul Fallati, on behalf of Mohawk Harbor, spoke in favor and, only I [David Giacalone], spoke in opposition. I started by reminding the Board that the Intention provision of our Signage Code, §264-59, states that the article is intended:

“to reduce sign or advertising distractions and obstructions that may contribute to traffic accidents, reduce hazards that may be caused by signs overhanging or projecting over public rights-of-way, provide more visual open space and improve the community’s appearance.”

I also pointed out:

  1. the rendition board displayed by Mr. Fallatti showed the LCD screen much duller than it will be when in use, reminding them of the Lighthouse screen at Freeman’s Bridge and the LCD screens on the Casino.
  2. the total lack of evidence presented by the Applicant to show that such a large and bright sign so close to Erie Blvd., placed there to attract the close attention of motorists, will not be a safety hazard.
  3. that Mohawk Harbor is promoted as an up-scale, planned community and neighborhood, not a shopping mall, and there are many better ways for the public to learn about the bars and restaurants and shops that are along a City street than slowing down on a busy road to check out the tenant signs and the show on the LCD screen
  4. this is a “self-created” problem, with Mohawk Harbor’s owners knowing very well the limitations on signage in the Code, and this point further weighed against the Application.

This afternoon (Nov. 16, 2017), after receiving a copy of my Comments, Camille Sasinowski, President of the Goose Hill Neighborhood Association, sent the Board an email saying:

My neighborhood association is in complete agreement with Mr.Giacalone’s comments and recommendations.

I would also add that, now that the trees are leafless, additional bright and glaring light will further contribute to our neighborhoods further erosion. Perhaps the lighting should be planted nearer the new harbor housing. What kind of reaction would be expected? The tenants certainly would not tolerate such an intrusion. However, residents that have been paying taxes and keeping this City running are being treated like 2nd class citizens.

The breaks have to be put on.

Camille A. Sasinowski,President of the Goose Hill Neighborhood Association.

By the way, this surprise “Special Meeting” of the Board was called with two days’ notice. Despite my prior significant interest and contribution in this matter, I was not given notice by the Board’s staff of tonight’s meeting, nor of the Nov. 1 regular meeting.

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-- follow-up re Area of the Sign (Nov. 16, 2017, evening): I started wondering this evening why the Board of Zoning Appeals, like the Planning Commission this summer, accepted the figure of 265 sq. ft. for the proposed 30′ tall pylon sign that was given to them by the Applicant, Paul Fallati for Mohawk Harbor.  Not counting its 36″ high base, the pylon is 27′ by 18′ 4″, which seems to yield an area of 495 square inches.  Click on the image to the right to see the sketch provided by the Applicant showing the dimensions; I have repeated the main numbers in red in a larger font to make them easier to read.

This is how the City’s zoning code defines the Area of a Sign, §264-60:

AREA OF THE SIGN The area of all lettering, wording, and accompanying designs, logos, and symbols, together with the background on which they are displayed, whether open or enclosed Where the sign consists of individual letters, designs or symbols attached to a building, awning, wall, or window, the area shall be that of the smallest rectangle which encompasses all of the letters, designs, and symbols. The structure supporting a sign shall be excluded unless the structure is designed in a way to form an integral background for the display. Only one face of a double-faced sign shall be counted as surface or area of such a sign.

The LED screen, called “ECM” by the Applicant, is of course a sign within the above definition.

Although BZA thought the variance it granted to be “not significant”, two hundred and sixty-five is significantly more than 75. And, 495 is, in my estimation, scandalously more than 75.

  • By the way, while checking the signage Code, I was reminded of the definition of a pylon sign: “PYLON SIGN — A sign that has a base that is a minimum of three feet wide and a maximum of five feet wide. At no time can the message portion exceed eight feet wide.” No further comment needed.

 

BZA denies variance for oversized Harbor pylon

variance denied

Yesterday evening, October 4, 2017, the Schenectady Board of Zoning Appeals denied the request of Mohawk Harbor’s Paul Fallati for a variance to permit a 30-foot-tall pylon sign alongside Erie Blvd, at Mohawk Harbor Way, that had a large LCD screen and 22 lighted “tenant signs”. BZA did grant a variance for a “monument’ sign at the entrance to Mohawk Harbor, on the south side of the intersection. The variance is needed because the Zoning Code only permits freestanding signs 7′ tall in the C-3 Waterfront district for signs that are not casino-related. 

For more details and discussion of the issues see our earlier posting “updates on the proposed Mohawk Harbor signs“.

update (Oct. 5, 2017): According to the Daily Gazette, “The board rejected the plan for the 30-foot sign by a vote of 4-2, said Avi Epstein, the city’s zoning officer.” In addition,

The proposal was denied because the board felt it would cause an undesirable change in the surrounding neighborhood, and that the applicant could achieve the purpose of the signage through another method, City Planner Christine Primiano said.

updates on the proposed Mohawk Harbor signs

questionmarkkeyoverRed BZA follow-up (November 16, 2017): Click for a copy of David Giacalone’s Comments to BZA regarding the Special Meeting today to review another Mohawk Harbor variance application for a 30′ pylon.

(November 15, 2017): I learned today that on November 1st, 2017, Board of Zoning Appeals granted Mohawk Harbor variances that would permit it to install a pylon sign 22′ tall and 122 sq. ft., at the location involved in the discussion below. The Zoning Code permits a sign 7′ tall of 75 sq. ft. at that location. Had I known of the application, I would have strongly opposed it as presenting the same problems as the 30′ pylon rejected by BZA on October 6, 2017.

  • Mohawk Harbor was apparently so shook up by the rejection on October 6, that Galesi sent Big Guns, to literally beg BZA to permit the pylon application. Dave Buicko, Galesi Group CEO and Ray Gillen, Chairman of Metroplex, came to press the Board members. I am told that Mr. Gillen said, “I have never asked you for a favor, but please, please, please grant this variance.”

disbelief-foreheadsmack Moreover, I learned late yesterday afternoon (Nov. 14), thanks to TU reporter Paul Nelson, that BZA had announced a special Meeting to be held tomorrow, November 16, in which Mohawk Harbor has resubmitted its previously rejected application for a 30′ pylon of 265 sq ft. The only difference is that it has given up asking for a 1′ setback instead of the required 3′ setback from the right of way. Click here for the Resubmitted 30′ pylon application.

 post BZA update (10 PM, Oct. 4, 2017)This evening, the Schenectady Board of Zoning Appeals granted a variance for a “monument’ sign at the entrance to Mohawk Harbor at Mohawk Harbor Way and Erie Boulevard, but denied the request for a variance to permit a 30’ tall pylon sign along Erie Blvd, that had a large LCD screen and 22 lighted “tenant signs”. 

 . . variance denied . .MH-pylonrenderingOct2017

  • MH representative Paul Fallati had asked BZA to allow a 265 square foot pylon sign, with a height of 30 feet, a message board 12 feet wide, and a 1 foot setback from the NYDOT right-of-way. 
  • A variance was needed because the sign schedule in the City Zoning code for the C-3 Waterfront Mixed-Use District only permits a 75 square foot sign, with a height of 7 feet, a message board 8 feet wide, and a setback of 3 feet. (Larger sizes are permitted for Casino-related signs but not for non-casino signs.)
  • The Board found that the requested variances were significant, not justified, and could adversely impact close properties.  BZA refused to merely accept the Planning Commission’s actions in support of a 30′ design. Click to see the odd and inadequate Variance Application for the Pylon Sign; also, the Variance Application for the Monument Sign, and a Site Plan illustration of the signage location and setbacks.
    •  A co-owner of Sev’s Luxury Used Car, located directly across the street from the proposed pylon on Erie Boulevard, pointed out to the Board the potential negative effects on nearby properties that desire to upgrade to more attractive uses, and asked if the large cement wall behind the proposed pylon was meant to protect Mohawk Harbor tenants from the glare of the bright pylon lights and screen.
    • deskdude David Giacalone, proprietor of this website, stated that BZA should have made its own independent review of variance issues before the Planning Commission spent two months helping MH design a 30-foot sign for a 7-foot sign location. He also stressed that (1) Mohawk Harbor is asking for a shopping-mall-style sign despite touting the development as an upscale mixed-use residential and commercial neighborhood; he presented a collage (seen below) to make the point; (2) a large, bright sign so close to a busy, complicated roadway presents many safety issues, including distracting drivers (intentionally) and creating major glare; and (3) the Applicant could not show that its difficulty under the zoning code is not “self-created”, because Mohawk Harbor was intimately involved with drafting the revamping of the C-3 District rules two years ago, and specifically left the original C-3 signage limitations for non-casino signs.  These and additional issues are more fully discussed below.
  • update (5 PM, Oct. 5, 2017): According to an article in the Daily Gazette posted this afternoon,The board rejected the plan for the 30-foot sign by a vote of 4-2, said Avi Epstein, the city’s zoning officer.” In addition, “The proposal was denied because the board felt it would cause an undesirable change in the surrounding neighborhood, and that the applicant could achieve the purpose of the signage through another method, City Planner Christine Primiano said.”

MH-pylonOct2017 [Earlier] BZA Update (October 4, 2017): This follow-up relates to the requests by Paul Fallati, on behalf of Mohawk Harbor, for area variances to permit the two signs at the Mohawk Harbor Way entrance to the complex. The matter is before the Board of Zoning Appeals for the first time this evening, October 4, 2017. (Click to see the Variance Application for the Monument Sign, the Variance Application for the Pylon Sign, and a Site Plan illustration of the signage-intersection location and setbacks.) The issues are basically the same as discussed below regarding the appropriateness of the sign for the location, but the Board of Zoning Appeals should, I believe look closely at the statutory and code requirements for granting an area variance, and not let the Planning Commission preempt variance decisions, which places BZA in a rather awkward position.

 The PYLON VARIANCE PROPOSAL: On behalf of Mohawk Harbor PAUL FALLATI requests Area Variances for 220 Harborside Drive located in the C-3 Waterfront District 

  • to allow for a 265 Square foot pylon sign, with a height of 30 feet and a message board of 12 feet wide and a 1 foot setback, 
  • where a 75 square foot sign with a height of 10 7 feet, a message board of 8 feet wide and a setback of 3 feet is allowed. 

The Application for the Pylon Sign in no way meets the criteria for granting a variance.

As in my August 2017 letter to the Planning Commission, a key issue is whether a giant pylon sign is appropriate, given the goals of the C-3 Waterfront District and the claims of the developer that this is a unique and upscale mixed-use residential-commercial neighborhood. As this updated collage suggests, the 30′ pylon, with its 22 lighted tenant signs and large LCD screen along a busy road is far more appropriate for a strip mall or shopping plaza. (click on the collage for a larger version)

compareshoppingmallsigns

This this update will be completed after this evening’s BZA meeting.  Until then, please  Click here  for an 8-page set of Comments submitted on August 16, 2017, to the Planning Commission by David Giacalone regarding the Mohawk Harbor signs, which starts with the following summary: 

 SUMMARY: First, the proposed signs are far larger than permitted for non-casino signs in the C-3 zone, and area variances must be obtained.  On the merits, the placement of a large LED screen so close to a busy intersection and complicated roadway system is particularly worrisome from a safety perspective [from driver distraction and confusion, and glare], and the use of a shopping-center/strip-mall type pylon is contrary to the stated upscale aspirations of the developer and the goals of the City’s Waterfront zoning provisions. It cheapens the image of the Harbor Area, lessens the quality of life of residents in the vicinity, and reduces the attraction of adjacent property for higher use.

 

 BELOW is a set of Updates to our post on August 4, 2017, “another sneaky pylon ploy“, on the proposed Mohawk Harbor pylon-style sign (14′ W by 32′ H, with an LED screen on top, 12′ W by 6′ H) and monument sign (40′ W by 10′ H), which are on the Schenectady Planning Commission agenda for August 16, 2017. In the Aug. 4th post, I argue that the signs are too large to be allowed in the C-3 district, because they are not casino-facility-related, and must comply with the normal regulations of Article IX of our Zoning Code. . .

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 Commission Meeting Follow-up (Aug. 17, 2017): Important points, in addition to delaying making a decision until next month:

  • As expected, the Commission declared itself the Lead Agency for purposes of SEQRA environmental review and adopted a negative impact statement.  Interested Federal and State agencies, and the public may comment — e.g., statements about the impact of the signs on traffic safety, and nearby residents — over the next 30 days. In addition, the Commission correctly demanded detailed renderings showing the appearance, exact location, and orientation to the roadways, of the signs.
  •  Despite the statement to me by the Principal Planner earlier this week, Mohawk Harbor did not reduce the size of its proposed signs in deference to the need to seek a variance for each, which State law says must be the minimum increase required to meet the valid needs of the applicant. More worrisome, no Commission member spoke of the need for a variance, nor reminded Mohawk Harbor that only casino facility signs were exempted from the Zoning Code’s Article IX restrictions on the size of signs.
  • Paul Fallati of the Galesi Group stated that one reason for such a large monument sign was to help screen out the sight of STS Steel.
  • Commissioner Bradley Lewis correctly pointed out that the proposed large pylon does not actually have the name Mohawk Harbor prominently displayed, so as to alert drivers they are approaching the development.
  • CrosstownPlazaSign-Aug2017

    Crosstown Plaza pylon

    David Giacalone [proprietor of this website] stated that variances were needed, and that a large pylon with signs for 22 tenants would make upscale Mohawk Harbor look like any old shopping mall. [image to the right is Crosstown Plaza’s sign; with $480 million to spend, I am pretty sure the Lupe family would have developed a very tasteful plaza at Crosstown.] Giacalone reminded the Commission that they need to consider the safety elements of having a large LED screen, plus the lighted tenant signs, just a few feet from a busy road.

    • To my argument that the miSci sign on Nott Terrace is adequate as a branding sign at 12′ W by 10′ H (see discussion and images below), Mr. Fallati said the traffic is much faster on Erie Blvd. so drivers could not see 22 little signs on such a small structure. See “Decision on Mohawk Harbor signs put on hold” (Gazette, by Brett Samuels, Aug. 17, 2017). He apparently missed my argument that we do not need to have a cluster of tenant signs at all, and that 22 tenant signs would not be very informative no matter how large the pylon is — i.e., the Crosstown Plaza pylon is 14′ W and 50′ H (grandfathered in at that height) and passing traffic surely does not become well-informed about the tenants..

 

ORIGINAL POSTING:

Schenectady’s Principal Planner, Christine Primiano, gave me some helpful information this morning (Aug. 11, 2017), with a quick reply to a few questions about the Mohawk Harbor signs and process. She wrote that “The signage below the LED screen [on the proposed pylon] are panels with the business names and they will be lit. The LED screen will change message, advertising events and businesses within the MH complex.” Individual products or sales will not be advertised on the screen. In addition, Ms. Primiano wrote that “The [monument sign] is intended to name the complex and provide some visual screening of the STS Steel site, however, they are already talking about making it smaller because there are size and setback issues.”  Christine also wrote that:

  • On 8/16 the Planning Commission will declare Lead Agency for the SEQR review which starts a 30 day window for interested parties (i.e., Mohawk Towpath Scenic Byway) and involved agencies (NYSDOT and Sch’dy BZA) to comment on the proposal. 

  • The Planning Commission will not take any other action on 8/16 other than to give their feedback on the design. 

  • It’s anticipated that on 9/20 the Planning Commission will take action to either issue denial or conditional approval of the proposal. If they issue approval, it must be conditioned upon approvals by NYSDOT and Sch’dy BZA.
  • 10/4 Board of Zoning Appeals to review the area variances needed to allow the signs.

DSCF3299  . . DSCF3294

. . above: proposed locations on either side of Mohawk Harbor Way at Erie Boulevard for the proposed monument sign [L] and pylon sign with LED screen atop. Click on each  image for a larger version. Click here (for the Monument Sign) and here (for the pylon sign) to see the two Special Use Permit applications.

  MHMonumentSketchDetail . . . MHpylonsketchAug2017  For additional details, please see our Pylon Ploy posting about the two MH signage applications, including the submitted sketch images of the Pylon and Monument signs, and legal discussion of the need for variances due to the excessive height and square footage. The Planning Commission staff appears to agree that variances will be needed unless there are significant reductions, and is therefore contemplating referring the final proposals (relating to allowable dimensions) to the Board of Zoning Appeals for variance review, with possible action by BZA in October.

ISSUES AND ANALYSIS

Here is the Schedule I list of signage regulations in the various districts. Mohawk Harbor is, of course, in the C-3 Waterfront Mixed Use district, and Schedule I and all Article IX provision on Signs apply to the applications before the Commission, because they are not covered by the 2015 Amendments, which exemption granted to casino-facility-related signage.

Sched1SignReg

.

SIZE & STYLE: Given the City of Schenectady’s goals for its mixed-used waterfront district, how much leeway should Mohawk Harbor’s owners have when it comes to the size and design of its freestanding roadside signs?

Here’s how Mohawk Harbor describes itself on the homepage of its website:

Mohawk Harbor is a 60 acre master planned community that integrates luxury living, high-tech offices, restaurants and retail along one mile of the Mohawk River. When complete, Mohawk Harbor will consist of over 1 million sf including 206 apartments, 50 condominiums, 15 townhouses, 2 hotels, 100,000 square feet of harborside retail/dining, 74,025 SF of Class A Office space, and  one of New York State’s 1st licensed casinos, Rivers Casino & Resort.

And, River House, the residential element of the project, is said to offer, “a new style of living in the Capital Region with its a one-of-a-kind, resort-style residences. ” And,

 Situated along the new “Mohawk Harbor”, the Riverhouse provides a unique urban lifestyle that is one-of-a-kind in Upstate New York. Featuring 206 waterfront apartments that overlook the Harbor, it provides the perfect balance of serenity and vitality with its scenic river and mountain views in combination with the vibrant energy of downtown Schenectady

THE PYLON STRUCTURE and SIGNAGE

MHpylonrequest . . . close to River House and future homes

MHpylonsketchAug2017 Given its stated aspirations and pretensions, it is difficult to understand why Maxon Alco Holdings LLC would want to put what is basically a “shopping center” pylon on Erie Boulevard as its branding sign, with twenty-two internally lighted tenant signs shown in the sketch submitted to the Planning Commission. The following collage (click on it for a larger version) asks: If Mohawk Harbor is an upscale, mixed-use “neighborhood”, why does it need a mall-style pylon with tenant signs and large LED screens?

shoppingmallsigns-002

Of course, such things are a matter of taste, but in my experience, it seems that the most “tasteful” shopping plazas and galleries, and mixed-use developments (such as Wisconsin Place, in Chevy Chase, MD, a couple blocks from District of Columbia’s northwest border) do not place tall tenant signs, much less huge LED screens, along their entrances. A kiosk inside the complex is far more palatable.

miSciPylon How large does an effective Branding Sign have to be, especially for a destination-establishment that constantly receives boatloads of free media exposure, for the entire complex and for each new “tenant” business? MiSci, the Schenectady Museum of Innovation and Science, gets far less publicity, but its branding pylon sign on Nott Terrace seems to do the job well, at 12′ W and 10′ H, with an LED screen about 9′ W and 3.5′ tall. See the image at the right. The following collage shows what a Mohawk Harbor sign of the same size might look like at miSci’s Nott Terrace location, and what it would be like at the 32′ by 14′ dimensions requested the the Applicant, including a 12′ by 6′ LED screen. [click on the collage for a larger version]

miSci-MH-signs2

Similar questions need to be asked about the appropriate size of the monument sign at the entryway to Mohawk Harbor. Just a block to the east, on Nott Street, the Golub Corporation has its headquarters, for its Price Chopper and Market 32 chains of supermarkets, in a building developed and owned by the Galesi Group. As you the see in the next collage, it does rather well making itself known to passersby with a freestanding branding sign no larger than 8′ H by 18′ W.

golub-MHsigns2

The desire of Mssrs. Galesi and Buicko to block the view of STS Steel is silly and inappropriate, and the Planning Commission and Board of Zoning Appeals should say so, especially given the brazenly excessive application for a monument sign that would be 40′ W and 10′ tall. For many of us, the STS Steel factory and complex is at least as attractive as most of Mohawk Harbor (especially its boringly ugly Rivers Casino neighbor), and symbolizes much of what was best in Schenectady’s history and desired for its future. The Planning Commission cannot simply trust the taste and good intentions of the Applicant. It must do its job, along with BZA, to assure that the size and design of Mohawk Harbor is consistent with the goals of the C-3 district, and the best interests of our entire community. That includes people who will soon be living at Mohawk Harbor or across the Boulevard in new homes, and those investors the City hopes to entice to take a chance on new businesses across from Mohawk Harbor.

One final thought: We are well past the time when the Galesi Group or Rush Street Gaming can be allowed to rush applications past our City officials and boards with exaggerated deadline claims. The Planning Commission, and then the Board of Zoning Appeals, must demand detailed descriptions and renderings of the proposed signs, especially the pylon that will be tall, very close to Erie Boulevard, and topped by a frequently-changing, high-intensity, LED screen. Crucially needed is a precise description and depiction of the location of the pylon and its orientation to the road and to residences in Mohawk Harbor. [Please see our discussion of safety issues relating to the use of electronic message displays along urban roadways at tinyurl.com/electronicdisplayfactors.]