Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
20 June 2005 / le 20 juin 2005
Submitted by/Soumis par : Ned
Lathrop, Deputy City Manager/Directeur municipal adjoint,
Planning and Growth Management/Urbanisme et Gestion de la croissance
Contact Person/Personne
ressource : Sandra Garnett, Manager / Gestionnaire
Legal and
Service Integration / Services juridique et integration des services
Building Services/Direction des services du
bâtiment
(613) 580-2424 x41544, sandra.garnett@ottawa.ca
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SUBJECT: |
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OBJET : |
DÉROGATION MINEURE AU RÈGLEMENT SUR LES ENSEIGNES –
501, PROMENADE EARL GREY |
REPORT RECOMMENDATIONS
That the Planning and Environment Committee recommend
Council:
1.
Refuse
a Minor Variance to the Sign By-law to allow a proposed ground sign at the
corner of Kanata Avenue and Lord Byng Way, having a maximum height of 11.3
metres and an area of up to 25 square metres.
2.
Approve a Minor Variance to the Sign By-law to allow a proposed
ground sign at the corner of Kanata Avenue and Lord Byng Way, having a maximum
height of 9 metres and an area of up to 20 square metres.
RECOMMANDATION DU RAPPORTS
Que le Comité de l’urbanisme
et de l’environnement recommande au Conseil :
1. De
refuser une dérogation mineure au Règlement sur les enseignes visant à
permettre une enseigne au sol à l’angle de l’avenue Kanata et de la voie Lord
Byng d’une hauteur maximale de 11,3 mètres et d’une surface de 25 mètres carrés
au maximum.
2. D’approuver
une dérogation mineure au Règlement sur les enseignes en vue de permettre une
enseigne au sol à l’angle de l’avenue Kanata et de la voie Lord Byng d’une
hauteur maximale de 9 mètres et d’une surface de 20 mètres carrés au maximum.
BACKGROUND
The subject site is part of the Kanata Centrum Mall just east of Terry Fox Drive and north of Highway 417. The proposed location of the sign is at the corner of Kanata Avenue and Lord Byng Way, just near the Holiday Inn (see location map). This section of the mall is zoned RSC-3 (Regional Shopping Centre) and abutting zones are MS (Main Street) and CBD (Central Business District). Although the area is primarily commercial, it also permits some residential uses such as apartment and dwelling units. Currently, the lands north of the site are vacant lands but have potential for future development.
The former Kanata Signs By-law states that a ground sign shall not exceed a height of 6 metres and an area of 14 square metres. The new harmonized Sign By-law will allow a maximum of 8 metres height and 14 square metres of sign face area for ground signs in this zone. As the sign regulations are transitioning, it is necessary to reference both by-law regulations in this application. The requested signage is larger than both the old and new provisions, hence the need to apply for a variance.
As part of previous Kanata approvals, additional signage was approved by the former Kanata Council for larger signage located on the western edge of the Kanata Centrum Mall. One sign was approved adjacent to Terry Fox Drive at a height of 11.3 metres and with an area of 28.5 square metres and another similar scaled sign was approved further along Terry Fox. Both were supported as the signage was close to the HWY 417 and was intended to be read by commuters using the highway.
DISCUSSION
The Department has reviewed the request and is of the opinion that, in this specific case, the variance would not be acceptable. If approved, this variance would represent an 80% increase to the allowable sign face area as well as an 85% increase in the permitted height. Given the location on Kanata Avenue and the potential for mixed use land uses, a ground sign with the proposed height and area requested would be excessive. A sign at the proposed scale may provide a negative impact on potential residential uses in this area. In addition, there is a visibility concern reflected by the Councillor's office regarding the scale of the sign being close to the intersection at Lord Byng given the potential impact it may cause on traffic flow.
Other variances approvals on this mall were granted west of Earl Grey Drive in the area near Terry Fox where the adjacent uses are commercial, there was a substantial grade difference between the mall and the roadway and the signage was installed near the highway. Another approval granted was for larger signage for Loblaws near the corner of Terry Fox and Campeau. There are two other conforming signs located east of Earl Grey Drive, with a smaller sign near a western parking access and the second sign 6 metres in height located near the future Main Street portion of the mall approximately 140 metres from the proposed location of the requested sign at the corner of Lord Byng and Kanata. Given the number and scale of the existing signs at this mall, a large scaled sign as requested in the variance is unwarranted.
Recommendation 2
It is often the case with a larger shopping complex, that a variance would be deemed appropriate where it does not significantly impact upon adjacent land uses and is suitable based on the type of abutting roadway. In this case, this phase of the mall development has multiple tenants and uses that are set back from the roadway. This portion of the mall would also be the first entranceway off the new Kanata Avenue overpass and exit ramp just east of this mall. There is also a buffer distance created with the current road allowance near this intersection. A minor increase allowing additional signage area for this portion of the mall is appropriate in this case.
The factors related to this demonstrate extenuating circumstances to justify a smaller and more appropriate variance approval with an area of 20 square metres of sign face area combined with a proposed height of 9 metres. This would be more consistent with the new harmonized by-law that would allow an additional area of 6 square metres for a primary identification ground sign for a shopping centre. Since the Centrum Mall has a previously approved large signage on the western portion of the mall, this proposal could represent primary signage for the eastern portion of the shopping mall east of Earl Grey Drive. An area of 20 square metres would be seen as reasonable in this situation. The height suggested of 9 metres is similar to the 8 metres proposed in the new sign by-law and 3 metres more than the former Kanata By-law height limit.
Therefore, the Department recommends refusal of the requested the minor variance and approval of the recommended variance. The smaller scaled sign proposed in Recommendation 2 would maintain the general purpose and intent of the former Kanata Signs By-law and the new harmonized Sign By-law.
CONSULTATION
The Ward Councillor is aware of the application. In response to the standard early notification to community and business groups, there were no objections generated by the application.
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document 2 Site
Plan
Document 3 Elevation
DISPOSITION
Corporate Services Department, Secretariat Services Branch to notify the applicant, Access Signs Inc., Attention: Dominic Colavecchio, 2351 Blvd Fernand-Lafontaine, Longueuil, Quebec, J4N 1N7; and Ward Councillor Peggy Feltmate of City Council's decision.
LOCATION MAP Document
1
SITE PLAN Document
2
ELEVATION Document
3
