HomeMy WebLinkAboutPSD-016-12 Clarington REPORT
PLANNING SERVICES DEPARTMENT
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: March 19, 2012 Resolution#: 1914_I . 1 By-law#: 0,91
Report#: PSD-016-12 File #: SBA 2012-0001
Subject: PROPOSED AMENDMENT TO SIGN BY-LAW 2009-0123 TO PERMIT THE
RECONSTRUCTION OF A 12.0 M2 PYLON SIGN
2401-2405 HIGHWAY 2, BOWMANVILLE
RECOMMENDATIONS:
It is respectfully requested that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-016-12 be received;
2. THAT the application for Amendment to the Municipality of Clarington Sign By-law
2009-0123, submitted by Rock Developments Inc., to permit the reconstruction of a
pylon sign measuring 12.0 m2 in display area, be APPROVED and that the By-law,
contained in Attachment 2 to Report PSD-016-12 be passed; and
3. THAT all interested parties listed in Report PSD-016-12 and any delegations be advised
of Council's decision.
Submitted by: Z/ Reviewed by:
David/J. Crome, MCIP, RPP Franklin Wu,
Director of Planning Services Chief Administrative Officer
PW/COS/ah
March 13, 2012
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T 905-623-3379
REPORT NO.: PSD-016-12 PAGE 2
1. APPLICATION DETAILS
1.1 Applicant: Rock Developments Inc.
1.2 Owner: Canadian Tire Corporation
1.3 Proposal: To amend Sign By-law 2009-0123 to permit the reconstruction of a pylon
sign measuring 15.2 m2 in display area
1.4 Site Area: 2.3 Ha
1.5 Location: 2401-2405 Highway 2, Bowmanville
PVIon Sign Highway
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Figure 1 — Subject Site
2. PROPOSED AMENDMENT
2.1 Since early December, 2011, Planning Services Staff have been in discussions with
Rock Developments Inc. regarding the redevelopment of the former Canadian Tire site
on the south side of Highway 2 in the west end of Bowmanville. Subsequently, a Site
Plan Amendment application was received on February 24, 2012, to redevelop the
vacant Canadian Tire store into three commercial retail units with associated changes to
REPORT NO.: PSD-016-12 PAGE 3
the building fagade and parking area. These changes are being considered together
with a current Site Plan Amendment for a six-pump gas station to be located at the front
(north end) of the property (see Figure 1 above). As part of the proposed redevelopment
of this site, the Applicant is seeking to make changes to the existing pylon sign on this
property.
2.2 On January 13, 2012, the Municipality received an application from Rock Developments
Inc. for an amendment to Sign By-law 2009-0123. The application proposed to
reconstruct a pylon sign using the existing sign posts. The Applicant has requested
permission to increase the permitted sign display area from 9 m2 to 15.2 m2. During the
review process, the Applicant agreed to reduce the requested sign area to a maximum
of 12.0 m2 (see Figure 2 below).
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Display
Area
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Figure 2 — Existing Pylon Sign and Proposed Pylon Sign
2.3 An amendment to the former Sign By-law 97-157 was previously approved in the Fall of
2007 to permit an electronic media display on a pylon sign (now described as an
electronic message board in Sign By-law 2009-0123).
3.0 SIGN BY-LAW PROVISIONS
3.1 The general intent of Sign By-law 2009-0123 is to provide the parameters necessary for
businesses, residents and local organizations to display signs which successfully
promote business and community without creating an overwhelming and/or unattractive
environment in the process. In addressing the sign provisions on this property it is
useful to examine a number of different signage types and their interrelationship with
one another.
REPORT NO.: PSD-016-12 PAGE 4
3.2 Pylon Signs
3.2.1 Pylons signs are commonly used on multi-tenant sites where there is a desire to provide
identification to all or most of the tenants along the primary road frontage. This is
especially sought for properties where buildings are located further back on the site.
The appropriate size of a pylon sign display area should be in relation to the line of
sight, topography and speed of vehicles passing by the site.
3.2.2 Under the previous Sign By-law 97-157, pylon sign display areas were set at a
maximum of 7.5 m2. However, through various Site Plan and Sign By-law Minor
Variance approvals over the years, the maximum display area for pylon signs had been
modified, on a case-by-case basis, in relation to the floor space of multi-tenant
commercial sites. Therefore, the current Sign By-law 2009-0123 now includes ratios for
the size of pylon signs relative to the amount of floor area on the property.
Commercial Max. Pylon
Floor Area (m2) Display Area (m)
5000 or less 7.5
5001-8000 9.0
8001 or more 11.0
Figure 3
3.2.3 The existing, dismantled pylon sign on the property was originally constructed to a sign
display area of approximately 7.5 m2. Taking into account the floor area of the existing
vacant commercial building (6,930 m2), along with the floor area of the proposed gas
bar kiosk (108 m2), the total floor area for this site will be 7,039 m2. This would permit
the Applicant to reconstruct a pylon sign with a display area of 9 m2.
3.3 Other On-Site Signage
3.3.1 Together with ground and pylon signs, which are commonly placed for highest visibility
along the primary road frontage, mobile signs are typically located along front property
lines to maximize exposure. Through the public consultation process that preceded the
creation of Sign By-law 2009-0123, mobile signage drew the greatest amount of
negative perception. As a result, the Sign By-law contains policies which represent a
range of restrictions to the use of mobile signs without actually prohibiting these signs
outright.
3.3.2 Sign By-law 2009-0123 permits one mobile sign on the subject property with a display
area of 3 m2. Other restrictions on the location and the length of time that mobile signs
can be displayed are further regulated within Sign By-law 2009-0123.
3.3.3 Electronic message boards draw attention due to their illumination and animation. More
and more businesses are incorporating this form of signage for its ability to provide a
constantly changing display so that more messages can be transmitted using the same
display area.
REPORT NO.: PSD-016-12 PAGE 5
3.3.4 The maximum display area for electronic messages on pylon signs is 50% of the total
display area of the pylon sign. At 9 m2 (the currently permitted pylon size),the
Applicant would be permitted to incorporate up to 4.5 m2 of the pylon display area with
electronic messaging. An increase in the size of the pylon sign display area to 12.0 m2
as requested would correspondingly increase the maximum electronic messaging area
to 6.0 m2, unless otherwise addressed.
4.0 APPLICANT'S RATIONALE
4.1 The Applicant has submitted an application for an amendment to Sign By-Law 2009-
0123 stating that the former Canadian Tire store will be divided internally to
accommodate a number of new retail units. The Applicant indicates that additional
panels are required on the existing pylon sign in order to provide signage for all users
within the renovated building.
4.2 The Applicant has suggested that, given the setback distance of the existing building
from Highway 2 (approximately 140 metres), it is important that all tenants have an
opportunity for pylon signage along the highway, since the wall signage may be difficult
to see from Highway 2.
4.3 In addition to the typical signage needs of their tenants, the Applicant has stated that
additional signage area is needed because the one pylon sign must also accommodate
the proposed gas bar price signage. Typically, gas bars have their own signage.
However, to avoid a cluttered streetscape, the Applicant is seeking to accommodate all
signage onto one single pylon sign. As a result, the proposed sign is intended to
provide signage opportunity for 3 retail tenants and the gas bar.
4.4 It is the Applicant's belief that the increased pylon sign display area that they are
proposing will be equal to the size of the existing pylon sign between McDonald's and
Kelsey's on the south side of Highway 2 (see Figure 4 below).
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Figure 4— Existing Pylon Sign at 2387 Highway 2
REPORT NO.: PSD-016-12 PAGE 6
5.0 STAFF COMMENTS
5.1 Background
The subject property is located on the south side of Highway 2 within the Bowmanville
West Town Centre Secondary Plan (BWTCSP) area. One of the goals of the BWTCSP
is:
"To ensure a high quality of architecture and urban design in all phases of development
in order to create a unique sense of place."
This goal is further articulated through the Urban Design policies within the Secondary
Plan which state:
"Pylon signs for private development should be oriented to address the street frontage,
street intersections and primary access driveways. Pylon signs should be compatible
with the associated building design in scale, material and colour, and should be set
within a landscaped setting."
The BWTC Streetscape Implementation Plan ("Streetscape Plan") was prepared in April
of 2007 with the intention of reviewing the existing planning and design policies for the
BWTCSP in light of recent and proposed development. The sign policies of the
Streetscape Plan encourage the coordination of multi-tenant signage onto a single sign
structure and single out mobile signs as an undesirable form of signage that should be
avoided if at all possible.
5.2 Recent PVlon Sign Approvals in the Bowmanville West Town Centre
Two recent pylon sign approvals serve to place this application into context.
5.2.1 In January 2008, Valiant Property Management approached Council requesting an
increase to the maximum size of their pylon sign display area from 7.5 m2 to 13.4 m2 for
a pylon sign to be constructed at 2378 Highway 2 (in front of Home Depot). In the end,
Council endorsed an increase of Valiant's pylon sign display area from 7.5 m2 to 10.2
m2. The design of the pylon sign proposed by Valiant was considered compatible with
the design, colour and materials of the associated buildings on their site (see Figure 5).
Figure 5 — Existing Pylon Sign at 2378 Highway 2
REPORT NO.: PSD-016-12 PAGE 7
5.2.2 In September 2009, Smart!Centres submitted a Sign Permit application as part of their
Site Plan application for the future Wal-Mart store. Among the various signs they
requested were two pylon signs each having a display area measuring 34.1 m2. Staff
eventually negotiated with Smart!Centres to reduce the display area of their proposed
pylon signs down to 12m2. As part of the compromise which permitted Smart!Centres
to increase their pylon sign display area from 7.5 m2 to 12 m2 was the improved design
of the pylon structure itself(see Figure 6).
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Figure 6 — Existing Pylon Sign at 2316 Highway 2
5.3 Staff Analysis
5.3.1 In order to meet the intent of the Sign By-law, the Secondary Plan policies of the Official
Plan and the policies of the Streetscape Plan, it is useful to comprehensively address
signage along the Applicant's Highway 2 frontage.
5.3.2 To begin with, it should be noted that the Applicant is currently permitted to have one
permanent pylon sign (9 m2) and one temporary mobile sign (3 m2) within 1 metre of the
front property line. Staff proposed consideration of the two sign permissions (pylon
signage and mobile signage) at the same time. Consideration of a larger permanent
pylon sign would be at the expense of a reduction of mobile sign permissions. Thus
even with a larger pylon sign, sign clutter along the property frontage would be reduced.
5.3.3 The Applicant has expressed that, with the exception of advertising the initial store
grand openings, they have no intention of permitting their tenants to display mobile
signs on this property. They are therefore willing to relinquish the right to display mobile
signage in exchange for increases to the pylon sign display area.
5.3.4 Owing to the fact the one of the tenants on the subject property is expected to be a gas
bar, it is the Applicant's intent to incorporate an electronic message board display into
the pylon sign (for the purpose of displaying fuel prices). Staff propose capping the
maximum size of any electronic message board display to 4.5 m2 —the size which
REPORT NO.: PSD-016-12 PAGE 8
would otherwise be permitted by Sign By-law 2009-0123 for the currently permitted 9m2
pylon sign.
5.3.5 The Applicant has stated that they require approximately 1 m2 of electronic message
board area within their pylon sign to accommodate the gas bar price signage. They
therefore have no objection to capping the maximum size of any electronic message
board display at 4.5 m2.
5.3.6 In a further effort to achieve the goals and objectives of the BWTCSP as well as the
implementing Streetscape Plan, the Applicant has agreed to redesign the pylon sign so
as to incorporate design features, materials and colours that will be incorporated into
the renovation of the primary commercial building at the rear (south end) of the site (see
Attachment 1 to Report PSD-016-12).
5.4 Therefore, Staff believe that the Applicant's request to permit the reconstruction of a
pylon sign measuring 12.0 m2 in display area is appropriate in conjunction with the
following additional regulations:
a) No mobile signs be permitted on this property except that only one mobile sign is
permitted within 30 days of the initial grand opening of each tenant. Only one
mobile sign is permitted on the property at a time; and
b) That the electronic message board display area on a pylon sign is restricted to an
area of 4.5 m2.
6.0 CONCURRENCE — Not Applicable
7.0 CONCLUSION
7.1 Staff believe that, based on the regulations provided for in Section 5.4 of report PSD-
016-12, permitting an increase in the pylon sign display area to 12.0 m2 is appropriate
for the subject property with the additional restrictions proposed in this report.
CONFORMITY WITH STRATEGIC PLAN — Not Applicable
Staff Contact: Paul Wirch, Planner 2
Attachments:
Attachment 1 - Proposed Pylon Sign Illustration
Attachment 2 - By-law
List of interested parties to be advised of Council's decision:
Michelle Doornbosch, Zelinka Priamo Ltd.
Rocco Tullio, Rock Developments Inc.
Attachment 1
To Report PSD-016-12
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Attachment 2
To Report PSD-016-12
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NO. 2012-
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 2012-0001 to permit a 12.0 m2 pylon sign;
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:
"9.25 Notwithstanding Section 7.10 and 8.9 to this By-Law, one pylon sign with
a maximum sign area of 12.0 square metres may be permitted at 2401-
2405 Highway 2 in Bowmanville with the following regulations:
a) No mobile signs be permitted on this property except that only one
mobile sign is permitted within 30 days of the initial grand opening of
each tenant. Only one mobile sign is permitted on the property at a
time; and
b) That the electronic message board display area on a pylon sign be
restricted to an area of 4.5 m2."
BY-LAW read a first time this day of 2012
BY-LAW read a second time this day of 2012
BY-LAW read a third time and finally passed this day of 2012
Mayor Adrian Foster, Mayor
Patti L. Barrie, Municipal Clerk