Report to/Rapport au :
Planning and Environment Committee
Comité de l'urbanisme et de l'environnement
and Council / et au Conseil
22 April 2009 / le 22 avril 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 /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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RÈGLEMENT FINANCIER DES EXIGENCES DE STATIONNEMENT
- 700, CHEMIN EAGLESON |
REPORT
RECOMMENDATIONS
That Planning and
Environment Committee recommend Council:
1. Refuse variances to Sign By-law 2005-439, requesting two
illuminated identification ground signs at 700 Eagleson Road with a total area
of 28 square metres on the Eagleson Road frontage, whereas the By-law provides
for a maximum permitted area of 20 square metres.
2. Approve a variance to Sign By-law 2005-439, to allow two illuminated identification ground signs at 700 Eagleson Road with a total area of 24 square metres on the Eagleson Road frontage, instead of the maximum permitted area of 20 square metres, provided that the south ground sign (Pylon 2) does not exceed an area of eight square metres with a height of six metres and is appropriately relocated when the site is expanded.
RECOMMANDATIONS DU
RAPPORT
Que le Comité de l’urbanisme et de
l’environnement recommande au Conseil :
1. de rejeter les demandes de dérogation au Règlement 2005-439 sur les enseignes visant l’installation, au 700, chemin Eagleson, de deux panneaux d’identification éclairés et fixés au sol ayant une superficie totale de 28 mètres carrés et donnant sur le chemin Eagleson, alors que le Règlement permet une superficie maximale de 20 mètres carrés.
2.
d’approuver une dérogation
au Règlement 2005-439 sur les enseignes visant à permettre l’installation, au
700, chemin Eagleson, de deux panneaux d’identification éclairés et fixés au
sol donnant sur le chemin Eagleson et ayant une superficie totale de 24 mètres
carrés, alors que la superficie maximale permise est de 20 mètres carrés, à la
condition que l’enseigne sud (mât 2) ait une superficie ne dépassant pas huit
mètres carrés et une hauteur maximale de six mètres, et qu’elle soit déplacée à
un endroit approprié lorsque des travaux d’agrandissement auront lieu.
BACKGROUND
The subject property is the Eagleson Place shopping centre located at the corner of Eagleson Road and Michael Cowpland Drive (see Document 1). This location is under redevelopment to add retail and office buildings and will expand in the future to a larger commercial complex. Adjacent uses are offices, retail, commercial services, a place of worship and residential detached units on the east side of Eagleson near the southern portion of this plaza.
The requested location for the two ground signs are identified on the site plan as Pylon 1 and Pylon 2. If approved, the requested ground signs would each have a sign face area of 14 square metres with a height of eight metres. An elevation of the proposed sign is shown on Document 3. Pylon 1 was granted a permit for a sign with an area of 14 square metres.
The By-law allows larger ground signage for a shopping centre use than for typical commercial development. This provides the developer with the option to place one main or anchor ground sign on the larger frontage with secondary signage being placed on the subordinate roadway frontage. A sign or signs up to 20 square metres of identification area is permitted on one frontage of the lot. The other frontage of a plaza may have a ground sign of up to 14 square metres in area.
DISCUSSION
Recommendation 1
The applicant has requested two ground signs of equal size to be installed on the Eagleson Road frontage for a total sign face area of 28 square metres, instead of 20 square metres. There is currently one main ground sign on the Eagleson frontage located in the middle of the site. This location would not be practical for a sign installation once the site is expanded and a new building is installed near this area.
The new plan would have the existing sign removed and replaced with one sign near the intersection of Eagleson Road and Michael Cowpland Drive and another sign installed near the south portion of the property. Rationale behind the changes are to provide additional visibility due to the redevelopment of the site, along with the need for more signage to accommodate the increased tenancy of the shopping centre.
An increase in signage area to 28 square metres would represent a 40 per cent increase to the permitted maximum signage area abutting Eagleson Road. The owner of the site would also have the option of another 14 square metres of signage area on the Michael Cowpland Drive frontage in addition to the Eagleson Road signage. This amount of signage would be excessive given the fact that the retail stores on site are permitted wall signage up to 25 per cent of the wall coverage.
Pylon 2
The location and scale of the proposed Pylon 2 on the plan is problematic. It would be located close to adjacent residential uses on the east side of Eagleson. In addition, the proposed location of Pylon 2 is not consistent with the current approved site plan and the draft master plan of the shopping centre. A smaller sign built near or at this location may be acceptable, provided that the owner ensures that it is moved once the development alters the south access driveway.
The Department does not support approval of the minor variance application, as submitted.
Recommendation 2
Based on staff review, it was determined that the proposed location for Pylon 2 would eliminate an existing parking space on the proposed future master plan. As this access point will be realigned, it is recommended that the sign be relocated to a suitable location when the development is expanded.
Given the concerns raised from the public circulation to the proposed location and size for Pylon 2, a smaller Pylon 2 ground sign is recommended, to lessen the impact to the adjacent residential uses. A larger main pylon ground sign located at the corner of Eagleson Road and Michael Cowpland Drive is preferred rather than having two equal and larger signs. The impact to adjacent uses in the Pylon 1 area is not an issue with the predominately commercial activity in the immediate vicinity.
The Department is recommending variances that would allow for two signs on Eagleson Road, no more than 24 square metres area in total, provided that the southern sign does not exceed an area of eight square metres and a height of six metres. This would allow a sign at the corner (Pylon 1 area) to expand up to 16 square metres area with a height of eight metres. The location of signs on the site plan would be reviewed through future approvals to ensure that the locations are appropriate with the existing development and the proposed master plan. A written undertaking from the applicant would be necessary to ensure that the southern sign is relocated when the access is altered, if indeed necessary.
The staff recommended variance will provide a better balance of signage for this shopping centre, which would lessen the negative impact to the adjacent community and be more consistent with the intent of the by-law and the designed streetscape.
CONSULTATION
In response to the standard circulation to property owners, business/community groups and the Ward Councillor, there were two in favour, two opposed responses received and two with no objections to the minor variance application. Those opposed stated:
· The by-law exists to prevent larger oversized signs that would cause visual pollution in the area. There is no valid reason for the signage to be larger or positioned differently than the by-law permits.
· The proposed sign at Pylon 2 would be over 26 feet tall just facing my fence. This huge sign would significantly reduce the value to my property. We use our property for enjoyment and the sight of this sign, which would be as tall as my house, would obstruct my view, spoil the pleasure I would have using my property and would significantly reduce the resale value of my house and property. I request that the request be refused and that no sign be allowed to be placed at Pylon 2. The sign at Pylon 1 is sufficient to announce the stores in the mall.
Response to Comments
In response, the Department agrees that the proposed location of Pylon 2 would provide significant impact to the adjacent uses. In addition, it is not consistent with the existing planning approvals. The current ground sign is located further north, closer to commercial uses, and does not have the same impact. As a result, the Department has recommended refusal of the proposed signage of two signs with an area of 28 square metres.
LEGAL/RISK MANAGEMENT IMPLICATIONS:
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document 2 - Site Plan
Document 3 - Proposed Sign Elevation
DISPOSITION
City Clerk and Legal Services Branch to notify the applicant, Montreal Neon Signs, 1780 Place Martenot, Laval, QC, H7L 5B5; the owner, First Capital Realty, 2620 De Salaberry, Montreal, QC, H3M 1L3 and the local Ward Councillor of Council's decision. Building Code Services will process the sign permits resulting from the Council direction in accordance with Sign By-law 2005-439.
LOCATION PLAN DOCUMENT
1
SITE PLAN DOCUMENT
2
PROPOSED SIGN ELEVATION DOCUMENT
3
