8. SIGN BY-LAW MINOR VARIANCE - 2420 BANK STREET

DÉROGATION MINEURE AU RÈGLEMENT SUR LES ENSEIGNES - 2420, RUE BANK

Committee recommendations

That Council:

1. Refuse the application to vary Sign By-law 2005-439, to permit two internally illuminated logo signs on the north, west and south elevations of the building situated at 2420 Bank Street, as further detailed in this submission.

2. Approve a variance to Sign By-law 2005-439, to permit a second internally illuminated logo sign on the south elevation of the building situated at 2420 Bank Street, as detailed in this submission and as shown on Document 4.

RecommandationS du Comité

Que le Conseil :

1. refuse la demande de dérogation au Règlement municipal n^o 2005-439 sur les enseignes, visant à permettre l’installation de deux enseignes à éclairage intérieur représentant un logo dans les ascenseurs Nord, Ouest et Sud de l’édifice situé au 2420, rue Bank, comme l’explique en détail la présente demande;

2. approuve une dérogation au Règlement municipal n^o 2005-439 sur les enseignes, visant à permettre l’installation d’une deuxième enseigne à éclairage intérieur représentant un logo dans l’ascenseur Sud de l’édifice situé au 2420, rue Bank, comme l’explique la présente demande et le montre le document 4.

Documentation

1. Deputy City Manager, Planning, Transit and the Environment report dated 23 September 2008 (ACS2008-PTE-BLD-0032).

Report to/Rapport au :

Planning and Environment Committee

Comité de l'urbanisme et de l'environnement

and Council / et au Conseil

23 September 2008 / le 23 septembre 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/Gestionnaire, Business Integration Services/Services d'intégration des activitiés

Building Code Services Branch/Direction des services du code du bâtiment

(613) 580-2424 x 41544, Sandra.Garnett@ottawa.ca

Gloucester-Southgate (10)

Ref N°: ACS2008-PTE-BLD-0032

SUBJECT:	SIGN BY-LAW MINOR VARIANCE - 2420 BANK STREET

OBJET :	DÉROGATION MINEURE AU RÈGLEMENT SUR LES ENSEIGNES - 2420, rue bank

REPORT RECOMMENDATIONS

That Planning and Environment Committee recommend Council:

RECOMMANDATIONS DU RAPPORT

Que le Comité de l’urbanisme et de l’environnement recommande au Conseil :

1. de refuser la demande de dérogation au Règlement municipal n^o 2005-439 sur les enseignes, visant à permettre l’installation de deux enseignes à éclairage intérieur représentant un logo dans les ascenseurs Nord, Ouest et Sud de l’édifice situé au 2420, rue Bank, comme l’explique en détail la présente demande;

2. d’approuver une dérogation au Règlement municipal n^o 2005-439 sur les enseignes, visant à permettre l’installation d’une deuxième enseigne à éclairage intérieur représentant un logo dans l’ascenseur Sud de l’édifice situé au 2420, rue Bank, comme l’explique la présente demande et le montre le document 4.

BACKGROUND

The subject property is located in an AM zone, and therefore classified as within District 4 in the Sign By-law (see Document 1). This combination storage with retail building has commercial uses to the east, mixed uses to the west, residential and commercial uses to the north and a commercial mall abutting to the south. Conforming signage has been applied for on the east face of the building to identify the storage use Dymon Self Storage and the retail tenant, Hockey Life.

The By-law limits one logo sign per building elevation, up to a total of four on the building, for design and consistency reasons. If approved, the variance would permit two logo signs per elevation, other than the Bank Street side, for a total of seven logo signs installed on the top storey of the building (see Document 2). The additional logo signs would also exceed the area maximum allowed of 15 per cent of the wall coverage, with the north elevation having 18 per cent, the west elevation having 17 per cent and the south elevation having 16.25 per cent signage coverage.

DISCUSSION

Recommendation 1

The applicant has applied for a minor variance to allow two logo signs on each elevation, other than the east elevation along Bank Street, to identify two major uses in the building. Only one logo sign will be installed on the east/Bank elevation, which complies with the by-law. A logo sign is defined as a wall sign located at the uppermost storey of a building, which consists of an identification sign that is an emblem, badge, symbol or other identifying mark. It usually is intended to display the logo or identify the main use of the building and is not intended to identify all tenants of a building. The ground orientated wall signs provide sufficient identification of tenants in a building.

The Department recommends refusal of this application as the additional logo signs would significantly impact upon adjacent uses, particularly as they face residential uses to the north and west. A variance approval allowing seven logo signs on a building is unprecedented and would detract from the building design. There are sufficient opportunities to identify the uses in compliance with sign by-law regulations. The retail tenant will have wall identification on the east face, a ground sign pylon near Bank Street and may also place a second wall sign on the first or second storey of the north face elevation.

Recommendation 2

While the north and west face elevations are not appropriate for additional logo signage given the potential impact to adjacent uses, the south elevation of the building faces towards a commercial plaza and Hunt Club Road and could accomodate a second logo sign. An additional sign on this elevation would have limited impact to adjacent uses (see photo on Document 3). The addition of a second logo sign on the south elevation would exceed the maximum percentage of total wall coverage by only 1.25 per cent (see elevation on Document 4).

Therefore, the Department is satisfied that the scale of the proposed signage location is in keeping with the intent and design regulations of the Sign By-law and recommends approval of the second logo sign on the top floor of the south elevation only, as shown on Document 4.

CONSULTATION

In response to the standard circulation to property owners, business and community groups and the Ward Councillor, 75 per cent were in opposition and 25 per cent were in agreement of the original application. The area Ward Councillor supports the staff recommendation. Comments received are as follows:

Large illuminated signs on the sides are simply going to be shining in bedroom windows all night long as the opposite side of Bank Street is all residential.
I don't see the benefit of putting the signs at the top of the building when drivers have to look up to see the signs.
I do not agree as signs may diminish property values, passing this proposal will open the doors to other businesses doing the same, there will be an unfair impact on the existing businesses that have been in this area for years that have been good neighbours, it is already a large building and increased signage is not necessary and if approved, there should be time restrictions.
Other approvals have allowed a large building where the top storeys are visible from my master bedroom. Increasing the amount of signage permitted would result in an unacceptable level of light pollution.

Response

The Department agreed with the above comments and is recommending refusal of the original application. However, an approval of one additional logo sign on the south elevation is deemed acceptable in this case after discussion with the applicant and the Ward Councillor, Recommendation 2 was the preferred option.

FINANCIAL IMPLICATIONS

N/A

SUPPORTING DOCUMENTATION

Document 1 - Location Plan

Document 2 - Site Plan

Document 3 - Photo of South Facade

Document 4 - Elevation Drawing of proposed South side signage

DISPOSITION

City Clerk's Branch to notify the applicant, South Keys Self Storage Corporation, Attention: Steve Creighton, 380 Hunt Club Road, Suite 105, Ottawa, ON K1V 1C1 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