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8. SIGN BY-LAW
MINOR VARIANCE - 2636 INNES ROAD DÉROGATION
MINEURE AU RÈGLEMENT SUR LES ENSEIGNES - 2636, CHEMIN INNES |
Committee recommendation
That Council
approve the application to vary Sign By-law 2005-439, to permit
additional tenant identification to the existing round sign, resulting in a
total signage area of 28.4 square metres for this shopping centre sign instead
of the maximum permitted area of 20 square metres, as shown on Document 2.
Recommandation du Comité
Que le Conseil approuve la demande de dérogation au Règlement sur les enseignes
2005-439 afin de permettre l’identification d’un locataire supplémentaire sur
le panneau rond actuel, ce qui résultera en une superficie totale pour le
panneau de 28,4 mètres carrés pour ce centre commercial au lieu de la
superficie maximale permise de 20 mètres carrés, comme il est indiqué dans le
Document 2.
Documentation
1.
Deputy
City Manager's report Planning, Transit
and the Environment dated 11 June 2008 (ACS2008-PTE-BLD-0024).
Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
11 June 2008 / le 11 juin 2008
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager
Directrice municipale adjointe,
Planning,
Transit and the Environment
Urbanisme, Transport en commun et
Environnement
Contact Person/Personne ressource : Sandra Garnett,
Manager,
Business Integration Services/Services d'integration des activites
Building
Code Services Branch/Direction des services du code du bâtiment
(613)
580-2424 x 41544, sandra.garnett@ottawa.ca
SUBJECT:
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OBJET :
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DÉROGATION
MINEURE AU RÈGLEMENT SUR LES ENSEIGNES - 2636, chemin innes |
REPORT RECOMMENDATION
That Planning and Environment Committee recommend Council approve the application to vary Sign By-law 2005-439, to permit additional tenant identification to the existing round sign, resulting in a total signage area of 28.4 square metres for this shopping centre sign instead of the maximum permitted area of 20 square metres, as shown on Document 2.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil d’approuver la demande de dérogation au
Règlement sur les enseignes 2005-439 afin de permettre l’identification d’un
locataire supplémentaire sur le panneau rond actuel, ce qui résultera en une
superficie totale pour le panneau de 28,4 mètres carrés pour ce centre
commercial au lieu de la superficie maximale permise de 20 mètres carrés, comme
il est indiqué dans le Document 2.
BACKGROUND
This application is requested to increase the size of an existing shopping centre sign located at 2636 Innes Road in Blackburn Hamlet (see Document 1 location plan).
This community commercial centre is listed as a District 4 use zone in the sign by-law and zoned Cc in the zoning by-law. Adjacent uses to the mall are a retirement home to the north, town homes to the east, institutional uses to the south and local commercial uses west of this site.
The new Tim Horton's restaurant located just west of the current ground sign has requested permission to add an extension to this sign that would exceed the by-law area limits. This would allow for the installation of an additional tenant panel to advertise the new Tim Horton’s use. A shopping centre use is permitted to have one sign with a total area of 20 square metres, provided that three square metres (within the 20 square metres) is used for the shopping centre identification.
The existing ground sign was approved by the former Gloucester Sign Review Committee to have a signage area of 23 square metres. An area of 1.75 square metres of this area was reserved for the mall identification. The sign currently has an "as-built" area of 24.5 square metres (see Document 3 photo). If approved, the requested ground sign, with the Tim Horton's extension, would have a total area of 28.4 square metres with the mall identification remaining with the existing area of 1.75 square metres.
DISCUSSION
Although the use has existing wall signage and is located near the roadway, the applicant has requested the additional tenant panel on the existing mall sign instead of proposing a separate ground sign placed in front to the Tim Horton's. The additional panel would have an area of 3.9 square metres and be inserted in between existing tenant identification panels of the mall ground sign. The shopping mall utilizes this ground sign as the most prominent identification indicator of the retail complex.
The Sign By-law allows commercial development in this zone to have 14 square metres of ground signage area per frontage, with a special exception for a shopping centre allowing it to have one frontage that may have an area of up to 20 square metres. The intent of this provision is to allow a shopping centre development additional tenant identification based on the larger scale of the use and the fact that there are multiple tenants on site. Shopping malls are often located on busy collector or arterial roadways.
In this case, the Blackburn Shoppes mall has a gross floor area of 6155 square metres with at least 15 tenants that are located in the two buildings of the mall. Many of the units are setback a substantial distance from the two roadways given the orientation and layout of the shopping centre. A review of the site has determined that the subject ground sign is located a distance of 44 metres away from the adjacent retirement home to the north and 66 metres to the town homes to the east. The sign is also located perpendicular to Innes Road which lessens the visual impact of the sign to the retirement home located across roadway.
The proposed variance application would have minimal imposition to this community, based on the significant setback distance from adjacent uses and would serve this multi-tenant shopping centre to identify the various services in the mall. In addition, the standard technical circulation to the public and the Department of Public Works and Services did not generate any opposition to the variance request.
The Department is satisfied the application is in keeping with the intent of the Sign By-law and approval of the requested variance is recommended.
CONSULTATION
In response to the standard circulation to property owners, occupants, business and community groups and the Ward Councillor, there was no opposition to the application. The area Ward Councillor and the Blackburn Community Association supported this variance request.
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document 2 - Elevation Plan
Document 3 - Photo of Existing Sign
DISPOSITION
City Manager's Office, City Clerk's Branch to notify the applicant, The TDL Group, Attention: Tony Gatti, on behalf of Blackburn Shoppes Ltd., 874 Sinclair Road, Oakville, ON L6K 2Y1 and the Ward Councillor of Council's decision. Building Code Services will process the sign permit resulting from the Council direction in accordance with Sign By-law 2005-439.
LOCATION PLAN DOCUMENT 1
ELEVATION PLAN DOCUMENT 2
PHOTO OF EXISTING SIGN DOCUMENT
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