HomeMy WebLinkAboutPSD-051-02
.-it<'
c
.
~
CflJIillglOn
REPORT
PLANNING SERVICES
Meeting:
GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Report #:
PSD-051-02
707
File #: SBA 2002-001
r;/1I-2tji'-O 2
By-law #:claJ,? -7%'
Date:
Monday June 3, 2002
Subject:
SIGN BY-LAW AMENDMENT APPLICATION
APPLICANT: WILLSONIA INDUSTRIES LIMITED
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-051-02 be received;
2. THAT the sign by-law amendment application submitted by 1307309 Ontario Limited,
on behalf of Willsonia Industries Limited to permit a second ground sign on a property
with a height of 3.20 metres and a total sign area of 1.92 square metres, be
APPROVED;
3. THAT the attached by-law be APPROVED by Council; and
4. THAT all interested parties listed in this report and any delegations be advised of
Council's decision.
d~~~
Franklin Wu,
Chief Administrative Officer
Submitted by: Reviewed by:
Davi rome, MCIP, R.P.P.
Director of Planning Services
RH*L T*DJC*sn
May 24, 2002
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L 1C 3A6 T 905-623-3379 F 905-623-0830
616
c
.
REPORT NO.: PSD-051-02.doc
PAGE 2
1.0 LEGISLATION
1.1 Section 207 of the Municipal Act, Subsection 146 allows Council to authorize
amendments to the Sign By-law, if in the opinion of Council, the general intent and
purpose of the by-law is maintained.
2.0 BACKGROUND AND PROPOSED AMENDMENT
2.1 On April 15, 2002, 1307309 Ontario Limited (Burger King), on behalf of Willsonia
Industries Limited, submitted a sign by-law amendment application to permit a second
ground sign on a property with a height of 3.20 metres and a total sign area of 1.92
square metres. The brick base would architecturally match the fencing pillars that exist
along Highway 2.
2.2 The subject lands are located at 105 Clarington Boulevard in Bowmanville (see
Attachment 1). The property, owned by Willsonia Industries Limited, contains the
Cineplex Odeon cinemas, East Side Mario's restaurant, and Burger King restaurant.
Site access is also available from Highway 2 and Uptown Avenue.
2.3 The sign by-law currently permits only one group identification sign on each property.
This may be in the form of a pylon sign with a maximum height of 7.5 metres and a
maximum sign area of 7.5 square metres on a ground sign with a maximum sign area of
3.75 square metres. The existing pylon sign for Cineplex Odeon cinemas was subject
to a sign by-law amendment application in 1996 under the Municipality's former sign by-
law. Council approved an increase in height from 6.1 metres to 6.35 metres with an
area increase from 9.29 square metres to 13.94 square metres. This sign was erected
along the Highway 2 frontage.
617
L
~
REPORT NO.: PSD-051-02
PAGE 3
2.4 In addition to the wall and directional signage approved for the Burger King restaurant, a
ground sign along Highway 2, with a sign area of 0.84 square metres on a 0.46 metre
high base, was approved for Burger King through site plan approval of their building.
2.5 The existing Burger King restaurant is located on the north side of Highway 2, but
framed by Ken Hooper Memorial Fire Station to the east and by the East Side Mario's
restaurant and Cineplex Odeon theatres to the west. Although the zoning would have
permitted the building to be street-front oriented, Burger King's parent company decided
to locate the building in its present location. The restaurant's current owner maintains
that due to insufficient signage and visibility, more prominent signage is necessary.
3.0 STAFF COMMENTS
3.1 Although the existing development was approved under the previous sign by-law, a
major goal of Sign By-law 97-157 is to limit excessive commercial signage along
roadways in Clarington. The by-law permits one ground or pylon sign for a multiple
business site to serve as group identification signage for large commercial properties.
Clarington Centre, the commercial development that contains Zellers and Loblaws, was
approved within these sign height and area parameters.
3.2 A site inspection revealed that the restaurant's visibility is obscured by the presence of
the East Side Mario's restaurant and the fire station. Although the visibility to
westbound traffic is not affected as greatly, exposure to eastbound traffic is limited
because the centre median on Highway 2 prevents traffic from turning around once it
has passed the restaurant. A larger sign would benefit their level of exposure.
3.3 Although signage for Clarington Centre has been limited to that permitted under the
Sign By-law, site exposure is greater from both directions than that of the Willsonia
Industries Limited development because of the curve in Highway 2. With good visibility,
618
c
,
REPORT NO.: PSD-051-02
PAGE 4
westbound traffic has the ability to enter the plaza through Clarington Boulevard.
Eastbound traffic can enter the site either at the McDonald's restaurant or at Clarington
Boulevard.
3.4 The applicant had requested a larger ground sign with an area of 2.75 square metres
and a height of 3.81 metres. Staff cannot support the larger sign for two reasons.
. The proposed sign for Burger King should clearly be secondary to the principle
identification signage for the Cineplex Odeon theatres.
. Staff do not with to establish a precedent for the introduction of large single business
signage in West Main Central Area.
3.5 While Staff have some concerns about any additional signs, Staff are willing to support
the sign by-law amendment application to permit a second ground sign with a height of
3.20 metres and a total sign area of 1.92 square metres for the following reasons:
. It replaces an existing sign which is not visible while travelling from the east.
. With the restaurant's more limited visibility, this would provide Burger King with a
higher sign to increase its exposure to east, and westbound traffic.
. The sign would also be architecturally in keeping with the fencing treatment along
Highway 2.
. The proposed sign area is clearly secondary to the principle sign for the Cineplex
Odeon theatres.
4.0 CONCLUSIONS
4.1 Staff respectfully recommend that this application be APPROVED for a second ground
sign with a height of 3.2 metres and a total sign area of 1.92 square metres.
Attachments:
Attachment 1-
Attachment 2-
Attachment 3 -
Attachment 4-
Key Map
Site Plan
Proposed Ground Sign
Proposed Sign By-law Amendment
619
~
REPORT NO.: PSD-051.o2
PAGE 5
Interested parties to be advised of Council's decision:
Willsonia Industries Limited
140 Bond Street West
P.O. Box 488
OSHAWA, Ontario
L 1 H 7L8
Marissa Jollymore
1307309 Ontario Limited
105 Clarington Boulevard
BOWMANVILLE, Ontario
L 1 C 4Z3
620
LOT 16
LOT 15
Attachment 1
o
<(
o
0:::
o
<(
o
0:::
z
w
W
0:::
o
I I
I I
I I
I I
I I
I I
I ----
-.J
<(
z
o
o
w ..-
0:::
z
o
(f)
(f)
W
()
Z
o
()
o
\)~~~
S?R\~;S @)
_ Subject Site
105 Glarington
Bowmanville Key Map
Boulevard, Bowmanville
SBA 2002-001
i \....-'-1 i
! I i
, I
I
1 I
. ...1
14ft
\ =: roo~
-- ;:',
1.....-:
O>IC-S/'ff
o
-0
-0
~ ~
~~
o
,~
I
~
~ I
- I
~ r--
j 0
i
........-
.......
.,
~
'"
o
~
C.'S/tI
I '
i I
. I
I I
, ,
. .
........ REI.OCA
BY 01HERS
~~ .....1.Om
REYCNE ,NrIJ ftEPI...J,CE l
~ (E iSDEWAlJ(.lO EIS
COIlP.... .". _
SlDEWALi: PR<i'LE U '
.......
'"
o
o
"
o 0
aJT E>>S1IIG CI.ItB otI.
(GUTlER 10 _
(IR' .. nn 1II'W<S DEPT.)
103m 11) CDflRElJlE
~
ATTACHMENT 2
o
\ J
OlS\&-
"
V
o
n
'--'
o
o
o
o
. ROVC!fITE PLAN
O/--'?~ )\<--.
DIRECTOR OF PlANNIN
DI~l~
C7, )f
,
Date
.
REPLACE EXISTING
SIGN WITH
,
~
5r,\rT1mSN
,
:- ~..
" , .rn
~
= 18. "0. //
"\ ./
8 ,\ (
.. ~. ~on
~
HIGHW A Y No.0 2 II
1\
r
."..,
~ a totteD sims hubicki associates
i1i ENCIHEDIS AReHlT[CTS AHO P\NKll$
::! 1Il_~P.o...!lO,~_".
~
CLARINGTON PLACE LIMITED
BURGER KING ENTRANCE
BOWMANVIlLE - MUNICIPALITY OF CLARINGTON
OROJECT Mo.:
DWG.Ho.:
SCALE 1: 500
APRIL 1998
'2-,0131
SK-3
.~ ,,' ..
U;> "
b --
~ C\I
ATTACHMENT 3
PROPOSED BURGER KING SIGNAGE
r- 4'-0" ----1
o
,
~
'"
K _____ ---
_B::'.---~_~--
. . __ c:::...---
L.-
Cry
o
,
~
SBA 2002-001
623
.
ATTACHMENT 4
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY.LAW NUMBER 2002.
being a by-law to amend Sign By.law 97.157, as amended of the Municipality of Clarington
WHEREAS Chapter M.45, Subsection 207 (146) of the Municipal Act, R.S.O. 1990, as
amended, provides for the creation and amendment of By.laws regulating or prohibiting the
erection of signs and provides for the charging of fees for inspection andlor issuing of pennits
and for the pulling down or removal of contravening signs;
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it advisable
to amend By.law 97.157 as amended, of the Corporation of the Municipality of Clarington;
NOW THEREFORE BE IT RESOLVED THAT the Council of the Corporation of the
Municipality of Clarington enact as follows:
1. Section 4.4 - EXCEPTIONS is hereby amended as follows:
"4.4.5 Notwithstanding Section 4.3 Table B and Table C, one additional
identification sign may be permitted along Highway 2 for the Burger King
restaurant at 105 Clarington Boulevard, Bowmanville with a maximum
height of 3.20 metres and a maximum sign area of 1.92 square metres."
2. This By.law shall come into effect on the date of the passing hereof.
BY.LAW read a first time this
th
day of
2002
BY.LAW read a second time this
th
day of
2002
BY.LAW read a third time and finally passed this
th
day of
2002
John Mutton, Mayor
Patti L. Barrie, Municipal Clerk
624