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2. SIGN MINOR VARIANCE - BILLBOARD
SIGN RENEWALS
DÉROGATION MINEURE AU RÈGLEMENT SUR LES
ENSEIGNES - RENOUVELLEMENT DES PANNEAUX-RÉCLAMES |
Committee recommendationS as
amended
That Council:
1. Refuse
the applications for minor variances from Sign By-law 2005-439 requesting a
reduction in the setback requirements detailed in the report to secure sign
permit renewals for billboard signs at the following locations:
·
1426 Hunt Club Road
·
1846 Bank Street (west sign)
2. Approve
a minor variance to reduce the required setback between a billboard sign and
the Airport Parkway to permit issuance of a sign permit renewal for a sign at
the following locations:
·
1846 Bank Street (east sign)
RecommandationS modifiÉeS du Comité
Que le Conseil:
1.
Refuse les demandes de dérogation
mineure au Règlement sur les enseignes 2005-439 visant à obtenir une réduction
des marges de recul requises détaillées dans le rapport afin d’assurer le
renouvellement des permis d’enseigne pour des panneaux-réclames aux endroits suivants :
·
1426, chemin
Hunt Club
·
1846, rue
Bank (enseigne ouest)
2.
Approuve une dérogation mineure
afin de réduire la marge de recul requise entre un panneau-réclame et la
promenade de l’Aéroport afin de permettre le renouvellement d’un permis
d’enseigne pour une enseigne située à l’endroit suivant:
·
1846, rue
Bank (enseigne est)
Documentation
1.
Deputy
City Manager's report Planning,
Transit and the Environment dated
15 February 2007 (ACS2007-PTE-BLD-0008).
2. Extract of Draft Minutes, 24 April
2007.
Report
to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
15 February September 20067
/ le 15 février 200706
Submitted by/Soumis par : Nancy
SchepersJohn
Moser, A/Deputy City Manager/
A/Directrice municipale adjointe,
Planning, Transit and Growth
Managementthe Environment/Urbanisme,
Transport en commun et EnvironnementUrbanisme
et Gestion de la croissance
Contact
Person/Personne ressource : Sandra Garnett, Manager, Legal and Service
Integration
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 - RENOUVELLEMENT DES PANNEAUX-RÉCLAMES |
REPORT RECOMMENDATIONS
That the Planning and Environment
Committee recommend Council:
1. Refuseapprove thea applications
for minor variances from from Sign
By-law 2005-439 requesting a to
reducetion
in the setback requirements
detailed in the report to
secure sign permit renewals
for billboard signs at
the following locations:
o 1426
Hunt Club Road
o 3105
and 3130 Conroy Road
o 1846
Bank Street (west
sign)
obetween
billboard signs from 150 metres to 91 metres affecting two billboard
signs located at 300 Tremblay Road and 1333 Avenue L.
2. That the Planning and Environment Committee
recommend Council approve
a
minor variance from
Sign By-law 2005-439 to
reduce the setback
requirement
between three billboard
signs,
two
located
at 700 and one at 770 Hunt Club Road from 150 metres to 70 metres
and 94 metres respectively.
3. That
the Planning and Environment Committee recommend Council approve a
minor variance from
By-law 2005-439 to
reduce the setback requirement
between
two billboard
signs located
at 1490
and 1491 Michael Street from
150 metres to 43 metres
2. Approve a minor variance to reduce the required setback between a billboard sign and the Airport Parkway to permit issuance of a sign permit renewal for a sign at the following location:
o 1846
Bank Street (east
sign) .
RECOMMANDATIONS DU RAPPORT
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil :
1. de
refuser les demandes de dérogation mineure au Règlement sur les enseignes
2005-439 visant à obtenir une réduction des marges de recul requises détaillées
dans le rapport afin d’assurer le renouvellement des permis d’enseigne pour des
panneaux-réclames aux endroits suivants :
o 1426, chemin Hunt Club
o 3105
et 3130, chemin Conroy
o 1846,
rue Bank (enseigne ouest)
2. d’approuver
une dérogation mineure afin de réduire la marge de recul requise entre un
panneau-réclame et la promenade de l’Aéroport afin de permettre le
renouvellement d’un permis d’enseigne pour une enseigne située à l’endroit
suivant :
o 1846,
rue Bank (enseigne est)
BACKGROUND
By-law
provisions for for
billboard signs now include as
permit
include a expiry
daten expiration
date
for billboard permits. The
first time limit
was set
at ten years with
subsequent
sign
by-laws imposing a permit
renewal requirement after five
years..
This
provision is exclusive to billboard permitsigns
due to their
scale, and the
because of the extraordinary impact that
billboards imposed
on the surrounding neighbourhood.
Billboards are unique from other ground signs,
in that they are not located on the premises of the business
identifed and not for the purposes
of way-finding
that is advertising.
These
“third party” signs are typically larger than other ground signs
and therefore and
therefore ththeir placement is limited to open spaces
where land is zoned for commercial and or industrial use. Often these signs are installed as an
interim use until development is viable.
Over
timeT, however,
the
environment in which the billboard is located
will located changes
and,
and without the time limitation,, the municipality would
not have
has the
no authority to revisit the approval to
confirm whether the sign is and
possibly require the removal of signs that are stillno longer compatible with the objectives
of the Official Plan, the zoning and the changed
land use.area.
The
billboard signs identified herein are part of the first generation of time -sensitive
billboard sign permits that have expired and renewal has been requested. These specific billboard applications are
for billboards that originally complied with the by-law requirements or required and were granted a minor
variance, but where the billboard no longer meets the requirements
of the new Sign By-law
of the current by-law.
The current
conditions relating to each billboard sign and the
rationale for the recommendation is provided below.
DISCUSSION
(a)
Location:
- 1426300 Hunt
Club RoadTremblay
Road and 1333 Avenue L
There
existing are two existing billboard signs located on
the south side of Hunt Club Road between Bank Street and Albion Road was
approved under sign
permit for a term
of ten years
near the intersection of Tremblay Road and at the
south end of Avenue L, both facing Belfast Road (see Document. 1). AtWhen installationed in 1996, the signs complied with the provisions of the
former City of Ottawa Signs By-law 311-90,
installed on vacant land, beyond
91 metres of any
adjacent billboard sign., In
2001, a Committee of Adjustment decision permitted the
establishment of the existing
used car business operated
from a temporary building. A ground
sign to identify the business
was installed
subsequently. The ground
sign is located within
4.76 metres of the billboard sign
(see Documents 2 and 3a.). The
required setback
between a billboard and a ground sign is 15 metres.
having a spatial separation between the signs of 91
metres. The by-law currently requires a
separation of 150 metres. Thus, if the
signs are to be permitted for another 5 year term, a minor variance is
required.
The signs are located on property
is zoned IGL
(industrial), thereby
designated designated under the Sign By-law as a
District 4 zone that permits billboard signage. Area land use includes retail
commercial and industrial
and office uses to the east,
west and south.
However, on
the north side of Hunt Club Road, directly
opposite the billboard sign, a
large area of land has been rezoned for
construction of
123 semi
and detached homes,
that are now
under development. With this residential development to the
north, the billboard will have a negative visual impact on the new homes and is
no longer compliant with the intent of the By-law.
,
the Queensway to
the north and residential development to the east. Between the subject properties and rear yards of the residential
properties on the east side of Belfast Road, there is a hydro corridor that
creates a substantial setback, well in excess of the 30 metre setback
requirement. These homes have been in
existence since the early 1950’s and have a significant amount of mature
vegetation both in the rear yards and along the corridor such that visibility
of the signs from the residential uses is limited. Commercial development in the area is progressing based on the
intent of the Zoning By-law and consistent with land use that existed when the
signs were installed.
One response was received from the commercial
sector objecting to the scale of the signs and the reduction from the required
150 metre separation. The concerned
party indicated that the intent of the requirement for a spatial separation was
to minimize the visual presence and impact on the neighbourhood and
environment.
Since the issuance of the original sign permits, there
has not
been
a
significant change
in land
use, zoning
or the related
objectives of the Official
Plan. No
planning concerns were identified.
Given the nature of the commercial environment and the lack of
visibility to the residential land use, the billboards are considered
appropriate in their present location and at a scale compatible with similar
billboard structures in other general commercial areas.
Section 167 of
the By-law requires a 300‑metre
separation from a residential zone, and therefore the billboard in this
location will provide only 100
metres
of separation.
Given
the billboard does not achieve either
the required
setback to the adjacent sign or the
required setback to residential use in a residential zone,
tThe Department is satisfied
that the proposal is consistent with the purpose
and intent
of the by-law
and recommends
the approval of the application be
rejected. to
reduce the spatial separation from 150 metres to 91 metres is recommended.
(b)
- Recommendation 2
Location: 700
and 770 Hunt Club Road3105
and 3130 Conroy Road
There are four
existing three existing billboard signs adjacent
to Conroy Road located
south of Walkley
Road and north of
Johnston Road. Two
of the signs
are located
within
a CN railway corridor: one
on the east;
and one
on the west sides of Conroy Road,
both signs are
the subject of this application
(see Documents
4, 5 and 6).
The
other two signs
are located
within close proximity on
the east and west sides of Conroy
Road within a Hydro corridorlocated
on the south side of Hunt Club Road, two located on the same property, 700 Hunt
Club Road (Ref.
Doc 2). At
installation, the signs complied with the provisions of the former
City of Ottawa Signs By-law
311-90 and the
issued sign permit had
a time sensitive term of 10
years. The
permits are now
subject to renewal and Section 173 of the current Sign
By-law requirestipulates
a minimum spatial separation between signs of
150 metres. To permit the continuation
of the signs
in their present location, approval of a minor variance to
reduce the setback to 82 metres is required. Relief is sought to reduce the spatial separation
from
150 metres to
70 metres
(700
Hunt Club) and to 94 metres (770 Hunt Club).
At permit issuance, When
these signs were installed, the land
was zoninged
industrial was
commercial (C1-cM1);
and is currently
similarly zoneding is
similar
commercialindustrial
(C1-gIH). The
signs are located just to the south of theAdjacent land
uses Ottawa Business Park and
several hundred metres north
of a
developing residential
communityon
the south. sid e
of Hunt Club Road are commercial and industrial. To the north is a residential development fronting onto Erin
Crescent and backing onto Hunt Club Road.
TThere
hasve
been no significant changes
toin
the zoning or related objectives of the Official Plan
objectives to property adjacent
to the signs.. There were no
planning concerns identified.
In response to the technical circulation, one resident on Erin Street indicated support for
the application.
The Department is However,
the residential development to the south has intensified over the past several
years and Conroy Road has become the gateway
to this community. Consistent
with Section 40 of the By-law,
the change in area land use has rendered the
signs incompatible
and no longer desirable in the circumstances. As
such, the Department is recommending refusal of
the application.
(c) - satisfied
that area land use has not significantly changed and, with no objections from
the community, approval of the requested minor variance to permit a reduction
in the setback requirement as set out above is recommended.
Recommendation 3
Location: 1490 Michael846
Bank Street
There
are two existing billboard signs located in
the railway right-of-wayon
the subject property,
one in
the center of the parking area toward
the east end of the property and
the second located
adjacent to Glenhaven
Private
in
the south-west
corner of the property
(see Documents 7,
8 and 9).
on
the west and one on the east side adjacent to Michael Street (Ref. Doc.
3). The application is to reduce the required
spatial separation between signs in order to permit the continuation of the
signs in their present location.
At installation
the time the signs were installed iin
19965,
the setback requirement between signs located
adjacent to the
same street frontage was 91 metres
(the current
requirement is 150 metres). Adjacent
land use to the west
was vacant land and the vehicular
access into
the plaza from Walkley
Road was a
service road
without intersection traffic controls.
Since
that time, the land to the west
has been rezoned
and developed as
a residential
group building project. The developer
of the residential project is
currently in discussion
with the owner of the plaza and the City
regarding intersection
improvements for the Walkley Road and the
Glenhaven Private
access,
with the expectation it will become a
signalized intersection. Directly
adjacent to the
intersection and the existing billboard sign is
a ground
sign to identify
a major occupant of the plaza.
The current By-law
(2005-439) requires
billboard signs to
meet a
minimum setback
of 500 metres
from the Airport Parkway, 30
metres
from a residential use, 150 metres
from the nearest
billboard sign,
15 metres
from any other ground sign, .5
metres
from the travelled portion
of a roadway
and not within eight metres
of a traffic signal. Both subject
billboard signs are
not in compliance
with the above requirements.
Given the proximity of the
sign at
the west end of
the site, within
six metres
of the adjacent residential development, within
2.4 metres
of the adjacent ground
sign, within
240
metres
of the Airport Parkway
and given the
probability that
the intersection of
Walkley Road and
Glenhaven Private will be
a controlled
intersection, this
sign is no longer compatible with
the intent of the By-law. The
Department is therefore recommending
refusal of this
sign.
Recommendation 2, interpreted as from any other billboard sign
located on the same side of the street.
To avoid proliferation, the setback has been increased to 150 metres
measured as a radius from any other billboard sign. The applicant is seeking relief from the By-law to reduce the
setback requirement to the existing setback of 43 metres.
At sign installation, the zoning was M3
(industrial). The current zoning is
similar, IL (industrial). Area land use
is heavy industrial and commercial with no residential uses near the site. Since 1995, there has been no significant
change to the intent of the zoning or related sections of the Official
Plan.
In response
to the technical circulation, three comments were received all in support of
the application. No planning concerns
were identified.
Location: 1846 Bank Street
(east
sign)
The
sign located in the parking lot at the east end of the site adjacent to Bank
Street, and due
to the location of the commercial building, is
not visible from the residential land use or the Parkway. As
this sign meets the objectives of the current Signs By-law, the
Department is recommending approval
of the minor variance to
allow a reduction
in the required setback from the Airport Parkway from
500 metres
to 280
metres
The Department is satisfied that the existing signs
are compatible with area land use and will not create a negative impact in
their present location. As such,
approval of the requested minor variance to reduce the setback requirement to
43 metres to allow the two existing signs to remain in their present locations for a term of 5 years is
recommended.
CONSULTATION
The standard notification for minor variances applications were distributed to the households and businesses within a 60 metre radius of the subject sign.
1426 Hunt Club Road
Three submissions were received from area businesses and all were in support of the application, subject to the sign not interfering with the ability for traffic to clearly see adjacent property. Councillor Deans expressed opposition to the application due to it's close proximity to the new residential development at 1501 Hunt Club Road.
Departmental Comments
The billboard will be clearly visible to the residential homes under construction directly opposite the subject billboard sign. Approval would compromise the intent of the By-law that requires billboard signs to be setback 300 metres from residential development.
3105 and 3130 Conroy Road
In response to the standard public circulation, two responses were received opposed to the application stating that the signs are considered an eyesore.
Councillor Deans opposes the application due to the proximity of the signs to the residential community, as well as the non-compliance with the minimum required spatial separation of 150 metres between billboard signs.
Departmental Comments
The intensification of residential development between Johnston Road and Hunt Club Road has changed the former, predominantly business/industrial park focus, land use south of Walkley Road. Conroy Road through the Business Park is now also the gateway to this growing residential community. While the four existing billboard signs have been in place for many years and were installed in compliance with the By-law, as mentioned above, the intent of time-sensitive permits is to enable the City to react to changing land use conditions. Section 40 of the By-law stipulates that one consideration for minor variance applications is that the proposal is desirable in the circumstances. In this case, the Department is concerned the four billboard signs, in close proximity and adjacent to the gateway into a large residential community, are no longer compatible with the community.
1846 Bank Street
Twelve submissions were received, one in support and 11 opposed to the application. No comments were provided in support. The following concerns were expressed:
· Please remove this eyesore.
· The developer of the adjacent residential homes expressed concern regarding the potential obstruction of the billboard sign located in the south-west corner of the property with the anticipated intersection improvements at Walkley and Glenhaven Private.
· The sign is unsightly and awkward at the main entrance off Walkley to the new residential community, an already busy entrance. The sign looks very out of place.
· The signs present a distraction for motorists at a busy intersection.
· The Sign By-law is intended to protect the urban environment. Variances should be granted where it benefits the environment. The South Keys Landing residential community is adversely affected by the close proximity of the billboard within six metres of our property boundary line.
· The community consists of 144 townhomes. To grant approval would show complete disregard for the residents.
· The billboard is located 240 metres from the Airport Parkway. The By-law requires 500 metres. This is unacceptable.
· The billboard visually obstructs our view for safe access/egress.
Departmental Comments
The concerns expressed primarily relate to the billboard sign located adjacent to Glenhaven Private. The Department agrees with the expressed concerns i.e. that it is too close to residential development thereby detracting from the residential nature. It is too close to the adjacent ground sign thus visually creating sign proliferation and the sign does create a distraction within such close proximity to the adjacent intersection. As a new application, the sign would not be permitted in its current location.
The sign located at the east end of the property within the parking lot is oriented toward Bank Street and is not visible to the affected residential development. Conditions relating to the zoning for the plaza and related Official Plan objectives remain unchanged.
FINANCIAL IMPLICATIONS
There are no financial implications to the City.
SUPPORTING DOCUMENTATION
Document
1 Document
1 - 1426
Hunt Club Road300
Tremblay Road
§
Location Plan
§
Site PlanAerial
Photo
§
Elevation
pPhotographss
Document
2 Document
2 - 3105 Conroy Road700
Hunt Club Road
§
Document 4 - Location Plan
§
Document 5 - Site
Plan
§
Document
6 - PhotographElevation photographs
Document
3 Document
3 - 184690 Bank
Michael Street
§
Document
7 - Location Plan
§
Document
8 - ASite
Planrial Photo
§
Document
9 - Elevation pPhotographsh
DISPOSITION
Building
Services Branch will process sign
permits resulting from the Council
direction in
accordance the
application and issue the sign permit aswith
Sign per
By-law 2005-439.
