Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au
Conseil
10 June 2009 / le 10 juin 2009
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager
Directrice municipale adjointe,
Infrastructure
Services and Community Sustainability
Services d’infrastructure et
Viabilité des collectivités
Contact Person/Personne ressource : Sandra Garnett, Manager/Gestionnaire,
Business Integration Services/Services d'intégration des activités, Building
Code Services Branch/Direction des services du code du bâtiment, Planning and
Growth Management/Urbanisme et Gestion de la croissance
(613)
580-2424 x 41544, sandra.garnett@ottawa.ca
SUBJECT:
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OBJET :
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DÉROGATION
MINEURE AU RÈGLEMENT SUR LES ENSEIGNES – 1785, avenue kilborn |
REPORT RECOMMENDATION
That Planning and Environment Committee recommend Council refuse the application to vary Sign By-law 2005-439, to permit an internally illuminated wall sign within 18 metres of a residential use in a residential zone for a commercial use at 1785 Kilborn Avenue.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil de refuser la demande de dérogation au
Règlement 2005-439 sur les enseignes visant à permettre l’installation d’une
enseigne murale à éclairage autonome pour une utilisation commerciale au 1785,
avenue Kilborn, en deçà de 18 mètres d’une utilisation résidentielle, dans une zone
résidentielle.
BACKGROUND
The subject plaza property is located in a local commercial zone surrounded by residential uses (see Document 1). Illuminated signage is permitted on the front wall facing Kilborn Avenue. A sign box is already installed on the west side wall and illuminated signage for this sign is requested for the TD Bank outlet. The by-law allows illuminated side wall signage provided the signage is installed with a minimum setback of 30 metres to a residential use in a residential zone. If approved, the variance would permit the existing sign box to be illuminated on the west wall, with an area of three square metres as seen in the attached elevation (Document 2). This sign would be within 18 metres of a residential use in a residential zone.
DISCUSSION
The applicant has requested this variance for an illuminated sign to improve the visibility of the bank to oncoming traffic. An illuminated sign located on the west side-wall would project lighting towards the west and northwest and be visible from adjacent residential uses (see site plan on Document 3).
Sign By-law 2005-439 created set back requirements to strike a reasonable balance between the needs of a business to identify their presence and the rights of individuals to the peaceful enjoyment of their residential properties. Although the property is zoned commercial, it is designated as an LC zone which imposes development and sign standards consistent with that of the surrounding residential area. Feedback generated from adjacent owners supports the Department's position that the set back of 18 metres from the sign to a residential building would not be a sufficient distance to moderate the impact of the illumination.
The Department is not satisfied that the illumination component of the proposed signage is in keeping with the intent and design regulations of the Sign By-law and recommends refusal of the variance application. The sign may remain as installed at the current location, but must be maintained as a non-illuminated wall sign.
CONSULTATION
In response to the standard circulation to property owners, business and community groups and the Ward Councillor, there was significant opposition generated to this variance application. Of those circulated, seven were opposed and one was in favour of the application. The Ward Councillor is aware of the Departmental Recommendation and supports the position of the Department. Comments from the public were as follows:
- Do not need to advertise use (security concerns over recent robberies).
- Adjacent houses have large windows and patio doors facing the plaza including bedroom windows.
- The light from the sign would be a disturbance during the night.
- If approved, sign should be off after business hours.
- The bank already has illuminated signs across the front of the building. To add to the light pollution of what is essentially a middle-class residential area is not only an inconvenience, but also may result in what appears to be an over commercialization of the community.
- I strongly oppose this proposal as it will further commercialize this residential neighbourhood. I question the need for this sign given the fact that the bank and the mall already attract a lot of traffic and this section of Alta Vista community is already being overwhelmed by new developments.
- The glare from the light would be disruptive and an eyesore.
Response to Comments
The
Department concurs with the above-noted concerns and is recommending that the
Committee refuse the requested minor variance application.
LEGAL/RISK MANAGEMENT IMPLICATIONS:
There are no legal/risk management implications associated with this report.
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document 2 - Sign Elevation
Document 3 - Site Plan
DISPOSITION
City Clerk and Legal Services Branch to notify the applicant, Pattison Sign Group, Attention: France Jolicoeur, on behalf of TD Canada Trust, 421 Holly Lane, Ottawa, ON, K1V 7P2 and the local Ward Councillor of Council's decision.
LOCATION PLAN DOCUMENT
1
SIGN ELEVATION DOCUMENT
2
SITE PLAN DOCUMENT
3
