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Home My WebLink AboutPSD-054-20Clarington Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: December 7, 2020 Report Number: PSD-054-20 Submitted By: Reviewed By: File Number: Faye Langmaid, Acting Director of Planning and Development Services Andrew C. Allison, CAO SBA 2020-0001 Resolution#: PD-210-20 By-law Number: 2020-090 Report Subject: An application by Goldmanco Inc. to amend Sign By-law 2009-123 to permit two oversized ground signs at the southeast corner of Highway 2 and Trulls Road, Courtice. Recommendations: 1. That Report PSD-054-20 be received; 2. That two ground signs be permitted, measuring 4.01 m in height and 5.6 m2 in display area, in accordance with all other applicable provisions of the Sign By-law 2009-123, at the southeast corner of Highway 2 and Trulls Road, Courtice; 3. That the amending By-law attached to Report PSD-054-20, as Attachment 2, be approved; and 4. That all interested parties listed in Report PSD-054-20 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD-054-20 Report Overview Page 2 Goldmanco Inc., the developer of the Courtice Urban Centre located at Trulls Road and Highway 2, previously submitted a Sign By-law Amendment application to permit a monolith sign along the Highway 2 frontage. After discussions with staff and members of Council, Goldmanco has revised their application. A monolith sign is no longer being requested. Instead, they are requesting a Sign By-law Amendment to permit two oversized ground signs at the southeast corner of Highway 2 and Trulls Road. 1. Original Application 1.1 A commercial, mixed -use development is under construction at the southeast corner of Highway 2 and Trulls Road in Courtice. This project will include six commercial and one mixed -use building. The buildings currently under construction include a Food Basics supermarket, Shoppers Drug Mart and Dollarama. The expected completion date is early 2021. 1.2 To support the promotion of this new development, a Sign By-law Amendment application was submitted requesting a monolith sign along Highway 2. The intent of this sign was primarily to advertise tenants who were located at the southern side or interior of the property and did not have direct exposure along Highway 2. Report PSD- 031-20 was presented at the Joint Committee on September 14, 2020. 1.3 Both during and following the meeting on September 14, Council discussed the appropriateness of the proposed monolith sign. Additional information provided to Council did not satisfy all outstanding concerns. 1.4 In an effort to address Council's concerns, the Applicant revised their signage proposal. Municipality of Clarington Page 3 Report PSD-054-20 2. Revised Application 2.1 The revised signage proposal has eliminated the use of a monolith sign along Highway 2. Instead, the revised proposal is for two oversized ground signs located at the southeast corner of Highway 2 and Trulls Road (see Figure 1). �urla►k n �4 l�kY J Ground Signs"'�'^"M'= BUILDING C YmH nonuaw wu.r .� � - � 0! 0 10:�, IV)I t OUR Y A T v � - II it r I I BUILDING 8 1 f- if ' imrlll�iiiiia 6MMMMEMuOMMM ��ii0��mmrl b m Is, a Figure 1: Proposed ground signs location at Highway 2 and Trulls Road 2.2 The two proposed ground signs exceed the maximum height and display area permitted for this type of sign (see Table 1 and Figure 2). An amendment to the Sign By-law is required to permit the proposed signs. Sign By-law Max. Requested Height 3m 4.01 m Sign Area 3.75m2 5.6m2 Table 1: Requested Sign Amendment Municipality of Clarington Report PSD-054-20 Figure 2: Proposed Ground Signs 3. Staff Comments Page 4 3.1 Ground signs are permitted in more locations than pylon and monolith signs because they are shorter and contain a smaller display area. The Applicant has proposed to reduce the overall profile of the signage on -site by using ground signs instead of a larger monolith sign. However, due to the total number of tenants that will occupy this site it is useful for the ground signs to be taller and larger than standard requirements permit. The increased height and display area will continue to be in -scale with the proposed buildings that will flank the signs at the northwest corner of the site as well as the landscaping designed for the corner (see Figure 3). Municipality of Clarington Report PSD-054-20 Page 5 3.2 The applicant has cooperated with Staff and Council members to arrive at a proposal that will satisfy the needs of the future commercial tenants while being respectful of good urban design principles. The approved landscaping plan will support this Sign By- law amendment application. Figure 3: View of the landscaped corner facing southeast from Highway 2 and Trulls Road 4. History of Development Rights 4.1 During the course of the discussion about signage on the subject property, questions were raised about the development rights and built form requirements for the subject site in the context of the Courtice Main Street Secondary Plan. A brief outline of the development rights for this property is contained in Attachment 3. 5. Concurrence Not Applicable. 6. Conclusion 6.1 The future business owners within this development will be looking to maximize their exposure to the passing public. The proposed amendment to the ground sign permissions will not impede vision or create a safety hazard. The design of these signs reflects the high quality of design found in the remainder of the development and will be in -scale with the surrounding buildings. Municipality of Clarington Report PSD-054-20 Page 6 6.2 It is respectfully recommended that the amendment (Attachment 2) to Sign By-law 2009-123 to permit two ground signs, measuring 4.01 metres in height and with a display area of 5.6 ml, at the southeast corner of Highway 2 and Trulls Road, be approved. Staff Contact: Paul Wirch, Senior Planner, 905-623-3379 ext. 2418 or pwirch clarington.net. Carlos Salazar, Manager, csalazar(c�clarington.net Attachments: Attachment 1 — Approved Site Plan Attachment 2 — Amending Sign By-law Attachment 3 — History of Development Rights Interested Parties: There are no interested parties to be notified of Council's decision. rnxO a c � r oNCRt'leHZI sroEwgr = � __ \ \ IV Y o ✓ � � �,�g \ \ � Imo.. PPROp°Rose°N rvWGP�� \\\MCIS/ o � \ \ \, Y � �egy�^% �;FNr°FGNorrq � o T r Falloscn>enaen >nvrxs rl PROPpSEO'�GO II PERaou i_taieNrO R�Ap BUIz �N REY c^NOpy-,eovR RAn I'/oa 36Fn. to �Gs 2 ALK� 1 _, NrRgS,�f •y[E"rRgNC, Irry� �Pi R BUILDINGC / "ter„wF „ pR°roEnu PROPOSED I STOREY A a ro*uRING l.00R ARUeA�b brio m. _ _ 1400 Isa.z.1 s9.n.1 QMx - L %l BUILDING B•' IN PROPOSED I STOREY RETAIL BUILDING TOTAL ROOR AREA, .5 n u 1 �ooe�00000e ��0 � M1TT III 11 , V BUILDING A PROP OSEDISTOREY RETAIL UILDINSG TOTAL reOBAREA, laa,9a4.a s4rr) :5 s9 5 I I I Attachment 1 to Report PSD-054-20 pxoros[ slotwAlx SITE PLAN NOTES THIS DRAWING IS AN INSTRUMENT OF SERVICE & IS 1FV� THE PROPERTY OF ABA ARCHITECTS INC. 8 CANNOT 1. LEGALDESCRIPTION: PART OF LOT 30 CONCESSION 2 GEOGRAPHIC TOWNSHIP OF DARLINGTON, NOW IN THE ¢0 BE MODIFIED AND/OR REPRODUCED WITHOUT THE EXISn l MUNICIPALITY OF CLARINGTON REGIONAL MUNICIPALITY OF DURHAM -j PERMISSION OF ABA ARCHITECTS INC. NG TS / 2, SITE INFORMATION TAKEN FROM IVAN S. WALUICE; FILE NUMBER: 5-11446-RPUW-V4 �M1f)C CE / 3. FOR SITE GRADING, SERVICES & STORM WATER MANAGEMENT REFER TO DRAWINGS PREPARED BY CANDEVCONa THE CONTRACTOR MUST VERIFY ALL DIMENSIONS N)AE / y\4JI /[��/ ITV/// ON SITE AND REPORT ANY DISCREPANCIES TO THE / = / 4. FOR LAND WORK REFER TO DRAWINGS PREPARED BY BRODIE & ASSOCIATES LANDSCAPE ARCHITECTS INC. ARCHITECT, BEFORE PROCEEDING WITH THE WORK. FOLL ROR SITE LIGHTING REFER TO DRAWINGS PREPARED BY INVIRO ENGINEERED SYSTEM LTD. DRAWINGS ARE NOT TO BE SCALED. / ADS ISLANDS SHALL HAVE 150mm CU RBS UNLESS NOTED OTHERWISE. A 6. 2. CURB RADIUS=1.20m UNLESS OTHERWISE DIMENSIONED. B. STANDARD PARKING STALLS TO BE 2.75m x 5.70m 8. BARRIER FREE PARKING STALLS TO MEET THE MUNICIPALITY OF CLARINGTON REQUIREMENTS OF 4.5m x 5.2m OR 3.4m 4 N x5.]m WHEN PAIRED, INCLUDING ALL APPLICABLE ACCESS AISLES (1.5mWIDE). \O Al.SS��I CB E L 9. ALL OUTDOOR UGHTING MUST BE FULL CUT-OFF AND HAVE NO GLARE. 9 10. FIRE HYDRANTS ARE TO BE PAINTED RED aR°Nyy 11. TREE PROTECTION FENCING SHOULD BE ERECTED AROUND ALL EXISTING LANDSCAPED AREAS TO REMAIN AND oR yxsocgrbN SHOULD REMAIN ON SITE FOR THE DURATION OF THE CONSTRUCTION. A T O A/ e RAMPED ASPHALT DETAIL m 12. ALL ROOF- TOP EQUIPMENT TO BE SCREENED AND/OR LOCATED SO THAT IT CANNOT BE VIEWED FROM THE STREET. 13. SIGNAGE (BUILDING, PYLON & OTHERWISE) NOT APPROVED VIA THE SITE PLAN APPROVAL PROCESS. \ 12. ANYMULTIPLEUNIi IDENTIFICATION SIGNAGETO HAVE REFLECTIVE LETTERING. SFIELD; • /� \ \ AS PER 3.8.3.2131 14. THERE WILL BE NO OUTDOOR STORAGE OF ANY ITEMSONSITE.-ANOREW M 15. ALLGARBAGETO BE STORED INTERNALLY UNTIL PICKUP. LICENCE 16. LIGHT FIXTURES& BOLLARDS ARE NOT TO OBSTRUCT PEDESTRIAN MOVEMENT. 43]1 18 EXCESS SNOW TO BE REMOVED FROM SITE ABM 4' EFAI 1 M.na. LIII■1 \ \ \ \ 19. INTERIOR OF PARKING GARAGE TO BE PAINTED WHITE IN ENTIRETY. X. LIGHTING IN PARKING GARAGE TO BE RECESSED AND MUST NOT SPILL OUT, SHOULD NOT"GLARE' OVER TO STREET OR PROPERTIES NOR SHOULD THE LIGHTING BE VISIBLE FROM THE STREET. \PRorKy.EOM \ 21. RESPECTING ALL WORK IN THE MUNICIPAL RIGHT OF WAY, THE CONTRACTOR IS TO PROVIDE AT LEAST 4B HOURS PRIOR TO NOTICE TO THE CLARINGTON ENGINEERING SERVICES DEPARTMENT STAFF AT 905-623-33I9. /ucNw "'V, 22. AR CAD OCCUPANCY PERMIT WILL BE REQUIRED FOR ANY WORK DONE IN THE MUNICIPAL ROAD ALLOWANCE. EXCAVATION OF THE ROAD SURFACE IS NOT PERMITTED BETWEEN DECEMBER I ST AND APRIL 30TH. 23. ALL RESTORATION OR WORK DONE IN THE ROAD ALLOWANCE MUST BE COMPLETED AS PER MUNICIPAL FIELD STAFF DIRECTION. 24. THE PERFORMANCE GUARANTEE WILL NOT BE REFUNDED BY THE MUNICIPAL" OF CLARINGTON UNLESS THE WORKS HAVE BEEN INSPECTED BY MUNICIPAL FORCE AND DEEMED TO BE COMPLETE AND SATISFACTORY. SITE LEGEND $\ 3mxRkI. FREEPARKING SPACE E EXISTING LIGHT STANDARD BARMER xx EXISTING HYDRO POLE RYPIc°I3.65 m x5.]Omf a ACCESSIBLE PARKING \ \ \\\ 3 \ O y�I SIGN Rb 93 (60x95) cm j BIKE RACKS (RA) SUPPORT: STEEL EXISTING HYDRO POLE T Rqr \ Monos.Eo/ tl[s`� �� p.slcx EXISTING SIGN EXISTING STANDARD ❑ x- EXISTING CATCHBASIN °S1B IRON BAR STOP SIGN RA-1160x601cm s �> FLUSH CURBING (IC) SUPPORT: STEEL EXISTING MANHOLE 4 r lR� ga Ox. mn CONCRETE CURB ENTRANCE/EXIT -..- PROPERTY LINE + FIRE ROUTE SIGN S-5 %ROPas� E / � COMMERCROU PO YP/OOR \ Ieoe TT FIRE DEPARTMENT CONNECTION -_- PROPOSED FIRE ROUTE(WA5) Cm: SUPPORT: Tc STEEL OR WALL `3' R TCE\EHr\m'Bgr„cFre V FIRE HYDRANT(FH) F PROPOSED CONCRETE l� l \yam �'Et sagep 'PF9si�N ♦ PROPOSED BOLLARD PROPOSED LANDSCAPE/SOD PRo�RDj � /-------- TRANSFORMER C/W P T CONCRETE PAD AND TO O •Y I, �❑ u4 R R+M /Orq�R OIXED SFe(l ^ - \\ /o l O PROPOSED FENCE PARKING COUNT BUBBLE PROPOSED SNOW STORAGE AREA GROUNDING RODS /roa gRFAv FOING ``` CONCRETE PARKING PROPOSED TRASH CAN mq (9T I ® BUMPER; TYP. IN FRONT I��yI TACTILE WARNING STRIP \� `•s I 4 PROPOSED LIGHT STANDARD OF STORE FRONT) ICIINDIC O g�iWSIi C/W `10 o • ® BENCH ON CONCRETE PAD DROP C s o 4H I g R `w.o g. ...... . 1. / m l 4 «% - 4/ I Ift N. �eA WG FaYE I . 0 3 , RA,FnrMx�BA,FnPa �R Rar°,EoaNasc FAl. a° r oscnPeoaxeA - �� II= : �■IIIIr.7�lll�lll�lll� • .. ■ iG= - BUILDING F 0PROPOSED "% rod■ I STORE 9 `,• - •____I ii�ii�i�i �� lKIT �'` ..... .. .. . ��O m.n• BUILDING G ` PROPOSED I STOREY RETAIL BUILDING i AVONDALE DRIVE No. REVISIONS DATE 16 ISSUED FOR COORDINATION 2018.08.09 19 SITE PLAN RESUBMISSION 2018.08.13 18 SITE PLAN TO CLIENT 2018.08.20 19 ISSUED TO CONSULTANTS 2019.01.16 20 ISSUED TO CONSULTANTS 2019.01.24 21 ISSUED TO CONSULTANTS 2019.01.29 22 ISSUED TO CONSULTANTS 2019.M.01 23 2nd SPA RESUBMISSION 2019A2.04 24 ISSUED TO CONSULTANTS 2019.02.22 25 REISSUED TO CITY 2019.02.22 26 ISSUED TO CONSULTANTS 2019 M 27 29 ISSUED TO CONSULTANTS 2019.03.1I 28 ISSUED TO CONSULTANTS 2019.03.12 26 REISSUED TO CITY 2019.03.18 29 ISSUED TO CONSULTANTS 2019-19 28 ISSUED TO LOBLAWS 2019.1)5.06 29 ISSUED TO LANDSCAPE 2019A5.29 30 REISSUEDTO CITY 201906.11 a KEY PLAN nTs. SITE PLAN APPUCATION 2018A2.05 CHRONOLOGY DATE aba arch itects inc E. m7l��R� 1989 L Ii, Street, Toronto Ontano M382M3 Phone: 416445.1107 Fax 416.391.0586 11OPCTNAll COURTICE COMMONS HIGHWAY 2 & TRULLS ROAD. CLARINGTON, ON SITE PLAN H_ IFIELsn61O914 SPA.01 oL[ 20174195 0124195 Attachment 2 to Report PSD-054-20 The Corporation of The Municipality of Clarington By -Law No. 2020- being a by-law to amend By-law 2009-0123, the Sign By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 2009-0123, as amended, of the Municipality of Clarington in accordance with application SBA 2020-0001 to permit two oversized ground signs at the northwest corner of the Courtice Urban Centre development; Now Therefore be it resolved that the Council of the Corporation of the Municipality of Clarington enacts as follows: Section 9 — EXCEPTIONS BY AMENDMENT is hereby amended by inserting the following new subsection: 9.29 Notwithstanding Section 7.10 and 7.11 to this By -Law, two ground signs, measuring 4.01 m in height and 5.6 m2 in display area, are permitted, in accordance with all other applicable provisions of the By-law, at the southeast corner of Highway 2 and Trulls Road, Courtice. By-law passed in open session this day of 2020 Mayor Adrian Foster, Mayor June Gallagher, Municipal Clerk Attachment 3 to Report PSD-054-20 Date Courtice Main Street Courtice Commons (S.E. Hwy 2 & Trulls) 1984 September Zoning By-law approved Property is zoned "Holding - General Commercial (Cl)". Permits one -storey retail and service stores. 2010 September Courtice Main Street Master Development Plan approved by Clarington Council 2012 August Pre -consultation Meeting with Halloway (Appendix A). Proposal = Five, single -storey buildings incl. a bank w/drive- through. 2013 January Secondary Plan (incl. Urban Design Guidelines) adopted by Clarington Council 2014 February Secondary Plan (incl. Urban Design Guidelines) adopted by Region of Durham 2014 November Secondary Plan (incl. Urban Design Guidelines) approved by Ontario Municipal Board — Except for minimum two -storey requirement on Courtice Commons site 2016 Draft Zoning By-law released, Successful negotiations with Public Meeting Goldmanco on the zoning for this site. Agreement to increase density and height of two buildings (D&E) and maintain one -storey for other buildings. Goldmanco withdraws appeal of minimum two -storey requirement. 2017 March New lot created by natural severance when Avondale Drive transferred to the Municipality 2017 June Pre -consultation Meeting with Goldmanco (Appendix B). Proposal = Six buildings incl. two storey plaza and four storey apartment bldg. Date Courtice Main Street Courtice Commons S.E. Hwy 2 & Trulls Late 2017 Negotiations with Goldmanco leading to the increase of the apartment building from four to six storeys. 2018 February Site Plan application submitted 2018 June Zoning By-law approved Property is zoned "Urban Centre Mixed Use (MU3-2)". Permits one storey development along Trulls Road and in the centre of the site together with two to six storey development along Highway 2. 2019 August Site Plan approval Appendix A — Proposal by Halloway Appendix B — Original Proposal by Goldmanco w NAG — raY 4, ,a H �N Nyy q Y _- N+� 33g HCHI/q OROCF 0. 2 ��f � o RS NS Au�eNr roo Nszss� T . Bg4 'TDO m2 n � RaTall RETAIL 1n 465 48�5 l� •9PgR��f71T�UNl ■ _ '9 09j�'Adq r RETAIL 4 PART 1 B II IIII ill mil 15,035 s.f. N 1,39&75 m HIM " Pp 174 spaces WalkweY \ I 'I III -—n— LHna.cepi ng 11 Walk Walkway way "'� \ Lendsoaping Lantlscapin a Lflntl.ceping R 3 �.` RETAIL fi,700 a.f. fi22.93 m ,L ■ ■ A = SUPERMARKET Q' r, 22, 900 s.f. 146 apses. / G n RETAIL 9,000 s.f. &36.10m- V \ II IIII IIII r, F t