Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'aménagement
and Council / et au Conseil
04 November 2004 / le 04 novembre 2004
Submitted by/Soumis par : Ned Lathrop, Deputy City Manager / directeur
municipal adjoint
Planning
and Growth Management/Urbanism et Gestion de la croissance
Contact Person/Personne
ressource : Sandra Garnett, Manager / Gestionnaire
Legal and
Service Integration / Insertion juridique et 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
MUNICIPAL SUR LES ENSEIGNES – 4200, RUE LABELLE |
REPORT RECOMMENDATION
That the Planning and Environment Committee recommend Council approve a minor variance to Signs By-law 79-1991, of the former City of Gloucester, to permit a total of five identification ground signs from the maximum of one, and to increase the maximum height for two of the five signs, that are located on Michael Street and Cyrville Road, to a height of 26 feet and 23 feet respectively, from a 20 feet maximum, provided the signs receive both provincial and municipal approvals.
RECOMMANDATION DU RAPPORT
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil municipal d’approuver une dérogation
mineure au Règlement sur les enseignes no 79-1991 de l’ancienne Ville de
Gloucester en vue de permettre un total de cinq enseignes d’identification au
sol alors que le nombre maximal est d’une, et d’augmenter la hauteur maximale
de deux d’entre elles, situées rue Michael et chemin Cyrville, à 26 et 23 pieds
respectivement, alors que la hauteur maximale est de 20 pieds, sous réserve que
les enseignes soient approuvées par le gouvernement provincial et
l’administration municipale.
BACKGROUND
The former Gloucester Signs By-law states in Section
8.2, that the height of a ground sign shall not exceed 20 feet. The by-law also only allows one ground sign
on any property. A variance is
requested, in this case, to allow a total of five proposed identification
ground signs with changes to the height to the two main pylon ground signs as
noted in the recommendations. Three of
the signs would be small and would also serve as directional signs.
The property is located in a commercial/industrial area adjacent to Cyrville Road, Labelle Street, Michael Street and along HWY 417 (see attached location plan). Adjacent uses are primarily commercial and industrial. In the application, the applicant noted that they applied for the variances to identify a Corporate Campus, to provide good visibility and make user friendly directional ground signs for the visitors, as this Campus is spread over three main buildings on three different streets. The commercial offices comprise of three main buildings for institutional/commercial uses and includes a retail store attached to one of the buildings.
DISCUSSION
The Department has reviewed the application and
recommends approval of the minor variances,
given the proposed scale of the signage, the limited impact to adjacent
uses and the size of this commercial campus.
The number of signs proposed is appropriate for this type of development. In addition, requested ground signage would
be slightly above the maximum height and area provisions of the by-law. Potential light spillover to adjacent uses would be minimal. The height and area suggested for the two main grounds signs is considered
minor and is similar to the by-law maximums of the former City of Ottawa by-law
(8 metres or 26 feet).
This submission recommends relief from the
provision limiting the number of ground signs per site to allow for the five
signs as is recommended with small increases to the height provision for the two main pylon signs. With only two of the signs being significant
and the other three being secondary identification/directional signs, City
staff feel that the signage is appropriate in that the signs would be
acceptable to the site layout with three main buildings on three streets, the
new signs would be well separated from other signage, signage would provide
direction and information to multiple tenants and the variances would have a
limited impact on the community and adjacent uses, that are primarily
commercial in this district.
The Department recommends approval of the minor variances as, in this case, the proposed ground signs would maintain the general purpose and intent of the 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 to the application. The Ministry of Transportation has no objection to the signage provided that provincial approvals/permits are granted for any of the signs that are both adjacent to and visible from HWY 417.
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document 2 Site
Plan
Document 3 Detailed
Plan
Document 4 Elevation
of Proposed Ground Signs Michael/417 and Labelle/Cyrville
Document 5 Elevation
of Secondary Ground Signs
DISPOSITION
Corporate Services Department, Secretariat Services Branch to notify the applicant, Rainbow Neon & Plastic, Attention: Andre Charron, 1451 Star Top Rd., Ottawa, Ontario, K1B 3S5; the owner, The Great-West Life Assurance, c/o GWL Realty, 1223 Michael St., Ottawa, Ontario, K1J 7T2; and Ward Councillor Michel Bellemare of City Council's decision.
