HomeMy WebLinkAboutPSD-036-11~Iarington REPORT
Leading the Way
PLANNING SERVICES
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: April 18, 2011 Resolution #: GPR-315.11 By-law #: o~~~y'~'~'q
Report #: PSD-036-11 File #: SBA 2011-0003
Subject: AMENDMENT TO SIGN BY-LAW 2009-123
APPLICANT: 1804603 ONTARIO INC.
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-036-11 be received;
2. THAT the application for Amendment to the Clarington Sign By-law 2009-123,
submitted by R.G. Richards & Associates on behalf of 1804603 Ontario Inc., to permit a
pylon sign within 6 metres of the road allowance at 680 Longworth Avenue,
Bowmanville, be approved;
3. THAT the attached by-law be executed by the Mayor and Municipal Clerk, on behalf of
the Municipality to amend Sign By-law 2009-123; and
4. THAT all interested parties listed in Report PSD-036-11 and any delegations be advised
of Council's decision.
Submitted by:
David C ome. MCIP, RPP
Director of Planning Services
Reviewed b)~ "-'-'
Franklin Wu,
Chief Administrative Officer
DJ/ah/df
11 April 2011
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
NO.: PSD-036-11 PAGE 2
1.0 APPLICATION DETAILS
1.1 Applicant: R.G. Richards & Associates
1.2 Owner: 1804603 Ontario Inc.
1.3 Proposal: To permit a pylon sign within 6 metres of the road allowance, at a
proposed neighbourhood centre development.
1.4 Location: 680 Longworth Avenue, Bowmanville
2.0 BACKGROUND AND PROPOSED AMENDMENT
2.1 The subject property is located at the north-east corner of Scugog Street and Longworth
Avenue (680 Longworth Avenue) in Bowmanville. The site has approximately 184
metres of frontage on Scugog Street and approximately 125 metres of frontage on
Longworth Avenue. The site is currently vacant but was recently rezoned to permit a
neighbourhood centre development. The proposed neighbourhood centre development
is to consist of a supermarket of 2,829m2 (FreshCo) and buildings B and C, respectively
of 783mz and 185mz; they will contain retail/service commercial uses. The attached site
plan drawing(Attachment 1) for the proposed neighbourhood centre went through a
number of iterations and is close to being finalized.
2.2 The site plan initially showed the location of two proposed pylon signs on the site -one
at the Longworth Avenue entrance, and the other at the Scugog Street entrance.
Through the review of the site plan drawings, Staff informed the applicant that the Sign
By-law Section 8.10 v) does not permit a pylon sign for any building located within 6
metres of a road allowance and permits only one pylon sign for this type of commercial
development.
2.3 The applicant subsequently decided to forego the proposed pylon sign adjacent to the
Longworth Avenue entrance and submitted an application to amend the Sign By-law
2009-123 to permit a single pylon sign adjacent to the Scugog Street entrance within 6
metres of the road allowance. An excerpt showing the exact location of the proposed
pylon sign has been included on the latest site plan (Attachment 1) and a copy of the
sign design and dimensions are enclosed as Attachment 2.
2.4 Sign By-law Provisions
Section 8.10 v) of the Sign By-law prohibits pylon signs for buildings located within 6
metres of a road allowance because:
• A building that is within 6 metres of the street has sufficient exposure along the
public road and could advertise on the building (via wall or window signage), which
makes stand alone signs redundant; and,
REPORT NO.: PSD-036-11
PAGE 3
• It prevents the cluttering of the site with stand alone signs and encourages
businesses to make use of wall or window signage to advertise.
The Sign By-law furthermore stipulates the following:
• No sign shall be erected closer than 1 metre from a road allowance;
• A pylon sign may not be higher than 7.5 metres;
• The sign display surface of the pylon sign shall not be lower than 2.44 metres above
finished grade;
• The pylon sign display area may not exceed 7.5mz for amulti-tenant property with
buildings below 5001mz ;and,
• Only 1 (one) pylon sign per property.
2.5 Aoolicant's Rationale
The applicant submitted the following rationale in support of this application:
"In order to successfully lease Retail Building 'B' on the subject property
Goldmanco (1804603 Ontario Inc.) will require a pylon sign for these tenants.
Section 8.10 v) of the Clarington Sign By-law No. 2009-123 does not permit a
pylon sign "for any building located within 6 metres of a road allowance". It
seems that one intent of this by-law may be to prevent the erection of pylon signs
for single use buildings that are sited along major streets and as a result already
have a significant street presence and likely having signage on the building
directly as well.
The Retail B building is amulti-tenant commercial/retail building. Only the tenant
occupying the corner unit adjacent to Scugog Street would have an opportunity
to display signage on the west fagade of the building that would be clearly visible
to the street and vehicular traffic. The visibility of the remaining tenants
decreases with every unit that is further away from Scugog Street. It is therefore
necessary to provide signage opportunities in the form of a pylon sign for the
tenants of the multi-tenant building. By having the various tenants of the
neighbourhood centre identified on the pylon sign located adjacent Scugog
Street as proposed; it will make it easier and thus safer for passing traffic to
identify which retail/commercial businesses are available.
The landlord has a lease obligation with the food store tenant that entitles the
tenant to signage on any pylon sign(s) that may be erected on the site.
We are requesting permission to allow one pylon sign for the site and to allow the
major food store tenant to advertise on that one sign along with the tenants of
building 'B'. It is our view that the city's desire to avoid a pylon sign for a single
use building is being met by this proposal. There will be one sign only and it will
be for multiple tenants.
The proposed design of the pylon sign complies with all other regulations of the
Sign By-law."
REPORT NO.: PSD-036-11
PAGE 4
3.0 STAFF COMMENTS
3.1 The applicant's rationale for the sign by-law amendment to permit a single pylon sign is
self explanatory and is supported by Staff.
3.2 An advertising sign that provides a (single) combined space for advertising each
business on site at the entrance on Scugog Street, would not only serve all the tenants
on site better, but it would prevent the potential cluttering of the single street facade of
the proposed multi-tenant building with wall signs.
3.3 It is common for neighbourhood plazas/centres to have a pylon sign either at the
entrance or at the corner of the site. The Pylon sign at the neighbourhood plazas
situated at the north-west corners of Mearns Avenue and Concession Street and Liberty
Street North and Longworth Avenue are similar in scale and blend in with the scale and
nature of the development and its surroundings.
3.4 Although the principal building on the site, the grocery store (FreshCo), has a
continuous facade along Longworth Avenue and a section along Scugog Street, which
allows space for wall mounted signage up to a maximum of 15% of the building fagade,
the proposal to also include FreshCo's name on the pylon sign would seem appropriate
because the grocery store is the anchor and core tenant on site.
3.5 Regarding compliance to other spec cations in the Sign By-law, the following:
• Setback from road allowance
The proposed pylon sign is set back 4 metres from the street line which is well
beyond the minimum required setback of 1 metre.
• Maximum height
The height of the proposed pylon sign is approximately 7 metres which is below the
maximum permitted height.
• Minimum height of sign display area
The minimum height of the sign display surface above finished grade (2.44 metres)
complies with the Sign By-law.
• Maximum sign display area
The proposed sign display area is 7.2mz which is slightly less than the permitted sign
area (7.5mz).
3.6 The proposed pylon sign contains design elements such as the stone foundation, pillars
and a triangular pediment top that blend in with and complement the architectural and
colour themes of the neighbourhood centre development.
The visual impact of a single pylon sign at this location and within the context of the
overall scale, design and massing of the neighbourhood centre development (once
built) will be negligible.
All other proposed signage within the development comply with the Sign By-law and the
wall spaces have been set out and detailed in the site plan.
REPORT NO.: PSD-036-11
4.0 CONCLUSIONS
PAGE 5
4.1 The business owners within this plaza are looking to maximize their exposure to the
passing public. The proposed single pylon sign will not detrimentally impede vision or
become a safety hazard and it will meet the by-law requirements in regards to size and
display area.
4.2 It is respectfully recommended that the amendment (see Attachment 3) to the municipal
Sign By-law 2009-123 to permit a single pylon sign within 6 metres of the road
allowance at the proposed neighbourhood centre development at 680 Longworth
Avenue, be approved.
Staff Contact: Dian Jacobs
Attachments:
Attachment 1 -Proposed Site Plan and Location of Pylon Sign
Attachment 2 -Sign Design and Dimensions
Attachment 3 -Sign By-law Amendment
List of interested parties to be advised of Council's decision:
Romas Juknevicius, R.G. Richards & Associates
Derek Hull, 1804603 Ontario Inc.
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Attachment 1
To Report PSD-036-11
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36-14
CORPORATION OF THE MUNICIPLAITY OF CLARINGTON
BY-LAW NO. 2011-
Attachment 3
To Report PSD-036-11
being a By-law to amend Sign By-law 2009-123, as amended of the Municipality
of Clarington
WHEREAS Section 11 of the Municipal Act, 2001, Chapter 25, as amended, provides
for the amendment of By-laws regulating or prohibiting the erection of signs;
AND WHEREAS the Council of the Corporation of the Municipality of Clarington deems
it advisable to amend By-law 2009-123 of the Corporation of the Municipality of
Clarington;
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enacts as follows:
1. Section 9 -EXCEPTIONS BY AMENDMENT is hereby amended by inserting the
following new subsection:
"9.22 Notwithstanding Section 8.10 v) a single pylon sign is permitted for. all
buildings within the neighbourhood centre development located at 680
Longworth Avenue, Bowmanville (PSD-036-11) at 4 metres from the
property line."
BY-LAW read. a first time this day of 2011
BY-LAW read a first time this day of 2011
BY-LAW read a first time and finally passed this day of 2011
Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk