SECTION REQUIREMENT PROPOSAL. An E-Employment sign district may contain a wall sign provided the sign shall only be erected at the first storey.
|
|
- Calvin Long
- 5 years ago
- Views:
Transcription
1 STAFF REPORT FIRST PARTY SIGN VARIANCE Appeal by Pattison Sign Group of the Decision of the Chief Building Official for Two First Party Sign Variances With Respect to a First Party Sign Proposal on the Southerlyfacing Wall of an Existing Building at 3526 Lake Shore Boulevard West Date: February 11, 2011 Ward: File No.: Ward 06 Etobicoke-Lakeshore FP IBMS File No.: PURPOSE OF THE APPEAL To appeal the decision of the Chief Building Official refusing the variances requested in the first party sign variance application to obtain a variance to Chapter 694, Signs, General, required to allow Pattison Sign Group to erect and display two first party wall signs, back to back, on an architectural tower element, at the front elevation, projecting above the roof line of the existing building, in conjunction with the existing automobile dealership on the premises. Each wall sign is proposed to have a sign face area of 5.95 square metres. REQUESTED VARIANCES SECTION REQUIREMENT PROPOSAL E (5)(a) An E-Employment sign district may contain a wall sign provided the sign shall only be erected at the first storey. The two (2) proposed wall signs on the architectural tower element are proposed to be erected above the first storey of the building E (5)(d) An E-Employment sign district may contain a wall sign provided the sign shall not extend above the wall or parapet wall of a building. The two (2) proposed wall signs on the architectural tower element are proposed to extend above the wall or parapet wall of the building. 1
2 RECOMMENDATIONS The Manager, Sign By-law Unit, Toronto Building, recommends that: 1. The Sign Variance Committee refuse the variance requested from E(5)(a) to allow the erection and display of two wall signs erected above the first storey of the building municipally known as 3526 Lake Shore Boulevard West; and 2. The Sign Variance Committee refuse the variance requested from E(5)(d) to allow the erection and display of two wall signs extending above the wall or parapet wall of the building municipally known as 3526 Lake Shore Boulevard West. COMMENTS Chapter 694, Signs, General, of the City of Toronto Municipal Code came into force and effect on April 6, Chapter 694, Signs, General, delegates decision-making powers respecting first party sign variance applications to the Chief Building Official and in the event of an appeal of the decision of the Chief Building Official, to the Sign Variance Committee. As such, this report outlines the position of the Chief Building Official concerning whether the proposed variance meet the criteria established in A to permit the granting of a variance. It is the Chief Building Official's position, as previously provided in the decision rendered on December 10, 2010, that the proposed variances do not meet the mandatory criteria and should be refused. Applicant s Submission The Applicant s submission package is provided as Attachment 1 to this report. Attachment 1 contains: Site Context A Site Plan prepared by R.H. Carter Architects Inc, describing the location of the proposed sign; A front elevation of the Hyundai portion of the automotive dealership, prepared by Pattison Sign Group and dated January 21, 2010; and A handwritten rationale letter responding to the established criteria as provided for in Chapter 694, Signs, General, undated and unsigned. The premises commonly known as Marino's Auto Mall and located at 3526 Lake Shore Boulevard West is occupied by four separate automotive dealerships, including: "Lakeshore Honda"; West End Hyundai"; "Land Rover"; and "Subaru". This sign variance application deals with proposed signage at West End Hyundai. Marino s Auto Mall recently underwent renovations which included re-facing the front (southerly-facing) one storey façade. The premises is located near the western boundary of Lake Shore Boulevard roughly halfway between the between Browns Line and Kipling Avenue in the former Long Branch (a small lakeside village which was amalgamated into the former Etobicoke). Immediately east 2
3 of the premises is a local branch of the Toronto Public Library and a row of single detached dwellings behind it with Thirty Second Street running north off of Lake Shore Boulevard. Immediately north of the premises is a Canadian National Rail line and other employment/industrial lands beyond. South of the premises is Lake Shore Boulevard West and a new multi-unit residential development occupying the south side of the street and bordered by one and two storey commercial buildings typical of this retail strip. Immediately west of the premises is a vacant property, currently undergoing soil remediation. This vacant property is the subject of a relatively recent planning application submitted to the City for a new multi-unit residential development proposal. Attachment 2 to this report provides for the sign district of the premises and the surrounding lands. Established Criteria In order to review, consider and make recommendations on sign variance applications, criteria to evaluate an application for a variance is provided in Chapter A states that an application for a variance from the provisions of Chapter 694 may only be granted where it is established that the proposed sign: (1) Is warranted based on physical circumstances applicable to the property or premises; (2) Is consistent with the architecture of the building or development of the property; (3) Is consistent with buildings and other features of properties or premises within 120 metres of the location of the proposed sign; (4) Will not alter the essential character of the area; (5) Will not adversely affect adjacent properties; (6) Will not adversely affect public safety; (7) Is, in the opinion of the decision maker, not contrary to the public interest; (8) Is of a sign class or a sign type that is permitted in the sign district where the premises is located; and (9) Is not expressly prohibited by B. In support of the decision respecting the first party sign variance application, the Chief Building Official provides the following comments with respect to each of the criteria, all of which must be established for a variance to be granted: (1) Physical circumstances applicable to the property or premises The applicant has stated that the two proposed wall signs are necessary because the dealership is [located] in a multi-dealer plaza and that identification of the particular automobile dealership is required to distinguish it from the others. The rationale provided to support the proposed signage is not compelling. A recent site visit (refer to photos provided in Attachment 3 to this report) to the premises revealed that the one storey multi-dealer plaza contains: five ground signs, each with two sign faces, identifying each of the four automobile dealers; five additional ground signs, erected at the entranceway to the plaza and providing direction; multiple wall, window and overhanging structure signs, all at the first storey building wall, identifying each of the four automobile dealers; approximately six signs erected 3
4 on light standards and advertising promotions and services available on the premises; and, a series of flags and banners also erected on light standards on the premises. Furthermore, based on the location of the building in relation to the street and neighbouring buildings and the depth and variation of the front façade, the two proposed wall signs are not visible from either an easterly or a westerly approach. The wall signs are proposed to be erected perpendicular to the street and as such, when viewed straight-on from the south, they too are not visible. Conclusion: It is the Chief Building Official's opinion that it has NOT been established that the proposed sign is warranted based on the physical circumstances applicable to the premises. (2) Consistency with the architecture of the building or the development of the property The proposed wall signs extend above the roof-line and above the parapet wall of the building. Chapter 694, Signs, General expressly prohibits roof signs and although the proposal can be liberally viewed as two wall signs erected on the architectural tower element, it does closely resemble a roof sign, as defined. As such, there may be other opportunities outside of what is originally proposed to identify the automotive dealership on the premises including the existing ground signs. Conclusion: It is the Chief Building Official's opinion that it has NOT been established that the proposed sign is consistent with the architecture of the building or development of the property. (3) Consistency with buildings and other features of properties or premises within 120 metres of the location of the proposed signage There are a substantial number of residential dwelling units within 120 metres of the subject premises all of which have no signage related to their use and occupancy. In addition there are two institutional uses within close proximity, each with limited signage needs. There is one third party roof sign across Lake Shore Boulevard on the south side of the street. There are no other signs on any building in the vicinity which extends above the roof-line or above the parapet wall. Conclusion: It is the Chief Building Official's opinion that it has NOT been established that the proposed sign is consistent with buildings and other features of properties or premises within 120 metres of the location of the proposed sign. (4) Alteration of the essential character of the area The two proposed wall signs will not alter the essential character of the area. The signs are generally difficult to view from passers-by along Lake Shore Boulevard West, especially passers-by travelling in vehicles. The two proposed signs are obstructed from view by four of 4
5 the five existing ground signs located on the premises and as such will not alter the essential character of the area. Conclusion: It is the Chief Building Official's opinion that it has been established that the proposed sign will not alter the essential character of the area. (5) Adverse affect on adjacent properties The two proposed wall signs will not have an adverse affect on adjacent properties as they generally cannot be viewed. The articulation and height of the front wall of the west side of the building on which the signs are proposed to be erected obstructs any views to the signs. Furthermore, the five ground signs located in the front yard of the premises also contribute to obstructing the proposed signs. Conclusion: It is the Chief Building Official's opinion that it has been established that the proposed sign will not adversely affect adjacent properties. (6) Adverse affect on public safety The proposed first party wall sign will require both a building permit and a sign permit to be erected. This requirement and approval ensures that the erection methodology is consistent with the Ontario Building Code, which ultimately ensures public safety. Conclusion: It is the Chief Building Official's opinion that the proposed sign will not adversely affect public safety. (7) Public interest The first party sign variance application process prescribed in Chapter 694 is a public process. The proponent is required to post a notice on the property for no less than 30 days prior to the Chief Building Official making a decision and a written notice of the proposal is mailed out to the local Ward Councillor and all the property owners of all properties and to the mailing addresses of residential and business tenancies within a 60 metre radius of the property. Sign By-law Unit staff have confirmed that a notice has been posted on the property and, through the decision-making process two letters in opposition to the proposal have been received. Conclusion: It is the Chief Building Official's opinion that it has NOT been established that the proposed sign is not contrary to the public interest. (8) Sign class, sign type and sign district permissions Sign By-law Unit staff have reviewed the proposal and confirm that the property is located in the E-Employment sign district where first party wall signs are permitted. 5
6 Conclusion: It is the Chief Building Official's opinion that it has been established that the proposed sign is of a sign class or a sign type that is permitted in the sign district where the premises is located. (9) Express prohibitions as per subsection B Through a review of the proposal, Sign By-law Unit staff have confirmed that the proposed signage is not expressly prohibited by B of Chapter 694, Signs, General, of the City of Toronto Municipal Code. Conclusion: It is the Chief Building Official's opinion that it has been established that the proposed sign is not expressly prohibited by B. CONCLUSION In consideration of the two variances requested in the first party sign variance application to obtain a variance to Chapter 694, Signs, General, required to allow Pattison Sign Group to erect and display two first party wall signs, back to back, on an architectural tower element, at the front elevation, projecting above the roof line of the existing building, in conjunction with the existing automobile dealership on the premises at 3526 Lake Shore Blvd West as described, it has not been established that the proposal is in compliance with all of the criteria. Therefore, the Chief Building Official recommends that the Sign Variance Committee refuse the requested variances. CONTACT Robert Bader, Supervisor, Variance, Tax & Permits Sign By-law Unit, Toronto Building Tel: (416) ; rbader@toronto.ca SIGNATURE Ted Van Vliet Manager, Sign By-law Unit ATTACHMENTS 1. Applicant s Submission Package 2. Excerpt Sign District Map 3. Photographs of Site and Associated Signage 6
7 APPLICANT S SUBMISSION PACKAGE 7
8 8
9 9
10 10
11 11
12 EXCERPT SIGN DISTRICT MAP 12
13 PHOTOGRAPHS OF SITE AND ASSOCIATED SIGNAGE View of Premises From West View of Premises From East 13
Eletta Purdy, District Manager, Municipal Licensing and Standards. Municipal Licensing and Standards Folder # FEN
STAFF REPORT ACTION REQUIRED Application for Fence Exemption 364 Evans Avenue Date: May 28, 2014 To: From: Wards: Reference Number: Etobicoke York Community Council Eletta Purdy, District Manager, Municipal
More informationToronto and East York Community Council. Director, Community Planning, Toronto and East York District
STAFF REPORT ACTION REQUIRED Sign Variance Report 1 Dundas Street West Date: October 10, 2007 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning, Toronto
More information51-65 Quebec Avenue and High Park Avenue Residential Rental Demolition Application Final Report
STAFF REPORT ACTION REQUIRED 51-65 Quebec Avenue and 52-66 High Park Avenue Residential Rental Demolition Application Final Report Date: October 20, 2015 To: From: Wards: Reference Number: Etobicoke York
More informationRequest for Decision STAFF REPORT. Recommendation. Applicant: Location: Application: Proposal: Presented To: Planning Committee
Request for Decision Application for rezoning in order to permit an automotive lube shop in the southeasterly corner of the Lasalle Court Mall property, 900 Lasalle Boulevard, Sudbury - Laurentian Shield
More information1327, 1329, 1333, 1335, 1337 and 1339 Queen Street East Residential Rental Demolition Application Under Municipal Code Chapter 667 Final Report
STAFF REPORT ACTION REQUIRED 1327, 1329, 1333, 1335, 1337 and 1339 Queen Street East Residential Rental Demolition Application Under Municipal Code Chapter 667 Final Report Date: April 15, 2016 To: From:
More informationApplication for Fence Exemption- 361 The West Mall
REPORT FOR ACTION Application for Fence Exemption- 361 The West Mall Date: April 04, 2017 To: Etobicoke York Community Council From: Kim Kilburn, District Manager Municipal Licensing and Standards Wards:
More informationToronto and East York Community Council. Director, Toronto Building, Toronto and East York District
Sign Variance - 250 Richmond St W STAFF REPORT ACTION REQUIRED Date: April 13, 2009 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Toronto Building, Toronto and East
More information250, 252, 254 and 256 Royal York Road and 8 and 10 Drummond Street - Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 250, 252, 254 and 256 Royal York Road and 8 and 10 Drummond Street - Zoning By-law Amendment Application - Preliminary Report Date: May 28, 2013 To: From: Wards: Reference
More informationActing Director, Community Planning, Scarborough District
STAFF REPORT ACTION REQUIRED 1955 1991 Victoria Park Avenue Residential Rental Housing Property Demolition and Conversion and Draft Plan of Condominium Applications - Preliminary Report Date: March 16,
More informationPreliminary Report 85 Laird Drive and 115 Laird Drive - Rezoning Application
STAFF REPORT ACTION REQUIRED Preliminary Report 85 Laird Drive and 115 Laird Drive - Rezoning Application Date: October 22, 2009 To: From: Wards: Reference Number: North York Community Council Director,
More informationEdward R. Sajecki Commissioner of Planning and Building
Corporate Report Clerk s Files Originator s Files BL.03-SIG (2011) DATE: October 11, 2011 TO: FROM: SUBJECT: Chair and Members of Planning and Development Committee Meeting Date: October 31, 2011 Edward
More informationHousing Issues Report Shoreline Towers Inc. Proposal 2313 & 2323 Lake Shore Boulevard West. Prepared by PMG Planning Consultants November 18, 2014
Housing Issues Report Shoreline Towers Inc. Proposal 2313 & 2323 Lake Shore Boulevard West Prepared by PMG Planning Consultants November 18, 2014 PMG Planning Consultants Toronto, Canada M6A 1Y7 Tel. (416)
More information4650 Eglinton Avenue West - Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 4650 Eglinton Avenue West - Zoning By-law Amendment Application - Preliminary Report Date: August 14, 2015 To: From: Wards: Reference Number: Etobicoke York Community Council
More informationYonge Street, 5-9 St. Joseph Street and 11-19, 25 St. Nicholas Street Rezoning Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 606-618 Yonge Street, 5-9 St. Joseph Street and 11-19, 25 St. Nicholas Street Rezoning Application - Preliminary Report Date: December 11, 2008 To: From: Wards: Reference Number:
More informationMark Sraga, Director and Deputy Chief Building Official
STAFF REPORT ACTION REQUIRED Demolition Control Applications 25 The Wishbone Date: September 21, 2009 To: From: Wards: Reference Number: Etobicoke York Community Council Mark Sraga, Director and Deputy
More informationDirector, Community Planning, North York District NNY 10 OZ and NNY 10 RH
STAFF REPORT ACTION REQUIRED 847 873 Sheppard Avenue West - Official Plan Amendment and Zoning By-law Amendment and Rental Housing Demolition and Conversion Applications - Preliminary Report Date: April
More informationBOARD OF ZONING ADJUSTMENT STAFF REPORT Date: February 2, 2015
BOARD OF ZONING ADJUSTMENT STAFF REPORT Date: February 2, 2015 CASE NUMBER 5946 APPLICANT NAME VARIANCE REQUEST ZONING ORDINANCE REQUIREMENT ZONING AREA OF PROPERTY TRAFFIC ENGINEERING COMMENTS Wrico Signs
More informationSTAFF REPORT ACTION REQUIRED
STAFF REPORT ACTION REQUIRED Request for approval of variances from the former City of Scarborough Sign By-law No. 22980, as amended, for three additional facial signs, related to the building, at 4675
More informationToronto Preservation Board Toronto East York Community Council. Acting Director, Urban Design, City Planning Division
STAFF REPORT ACTION REQUIRED Demolition of a Designated Heritage Property within the Yorkville Hazelton Heritage Conservation District and Construction of a Replacement Structure - 129 Hazelton Avenue
More information2800 Bloor Street West Zoning By-law Amendment and Rental Housing Demolition and Conversion Applications Refusal Report
STAFF REPORT ACTION REQUIRED 2800 Bloor Street West Zoning By-law Amendment and Rental Housing Demolition and Conversion Applications Refusal Report Date: January 22, 2009 To: From: Wards: Reference Number:
More informationSUBDIVISION AND DEVELOPMENT APPEAL BOARD
SUBDIVISION AND DEVELOPMENT APPEAL BOARD DECISION Hearing held at: Calgary, Alberta Date of hearing: January 19, 2012 Members present: Chairman, Rick Grol Meg Bures Terry Smith Andrew Wallace Basis of
More informationInfrastructure, Development and Enterprise Services
Staff Report To Service Area City Council Infrastructure, Development and Enterprise Services Date Monday, April 9, 2018 Subject Report Number Statutory Public Meeting 671 Victoria Road North Proposed
More informationSTAFF REPORT ACTION REQUIRED
STAFF REPORT ACTION REQUIRED Residential Demolition Application 5, 7, 9, 11 & 15 Kenaston Gardens & 577 Sheppard Avenue East Date: April 21, 2016 To: From: Wards: Reference Numbers: North York Community
More informationDeeming By-law, Maple Leaf Drive, Bourdon Avenue, Venice Drive, Stella Street and Seabrook Avenue Final Report
STAFF REPORT ACTION REQUIRED Deeming By-law, Maple Leaf Drive, Bourdon Avenue, Venice Drive, Stella Street and Seabrook Avenue Final Report Date: October 16, 2007 To: From: Wards: Reference Number: Etobicoke
More informationConsumers Road Zoning By-law Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 243-255 Consumers Road Zoning By-law Amendment Application Preliminary Report Date: December 12, 2014 To: From: Wards: Reference Number: North York Community Council Director,
More informationStaff Recommendation Approval. Staff Planner Robert Davis
Applicant & Property Owner Public Hearing September 13, 2017 City Council Election District Beach Agenda Item 2 Requests Conditional Use Permit (Car Wash Facility) Modification of Conditions (Conditional
More informationDirector of Toronto Building and Deputy Chief Building Official
STAFF REPORT ACTION REQUIRED Residential Demolition Application 758 and 760 Sheppard Avenue West Date: May 3, 2010 To: From: Wards: Reference Numbers: North York Community Council Director of Toronto Building
More informationSheppard Ave East and 6, 8 and 10 Greenbriar Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 625-627 Sheppard Ave East and 6, 8 and 10 Greenbriar Road - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: April 15, 2016 To: From: Wards:
More informationBrad Kuhrtz /- Acre Commercial Lot For Sale Route 137, Harwich, MA. Asking $2,200,000
7.43+/- Acre Commercial Lot For Sale Route 137, Harwich, MA Property Highlights 7.43 Acres Commercial Highway - 2 Zone 211 Feet of Frontage on Route 137 Level, Wooded Lot Two minutes to Route 6 Minimum
More informationWeston Road (Phase 2) - Official Plan and Zoning By-law Amendment and Lifting of the (H) Holding Symbol Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 3415-3499 Weston Road (Phase 2) - Official Plan and Zoning By-law Amendment and Lifting of the (H) Holding Symbol Applications - Preliminary Report Date: March 8, 2016 To:
More informationPLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT STAFF REPORT PREMIER AUTO SERVICES, INC. VARIANCES
PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT Meeting Date: February 14, 2019 Item #: PZ2019-402 STAFF REPORT PREMIER AUTO SERVICES, INC. VARIANCES Project Name: Premier Auto Services, Inc. Applicant:
More information205, 215, 225 and 235 Sherway Gardens Road City-Initiated Zoning By-law Amendment Application Final Report
STAFF REPORT ACTION REQUIRED 205, 215, 225 and 235 Sherway Gardens Road City-Initiated Zoning By-law Amendment Application Final Report Date: May 25, 2016 To: From: Wards: Reference Number: Etobicoke York
More informationSTAFF REPORT ACTION REQUIRED. 7-11, 19-25, and 45 Zorra Street Zoning Application Final Report SUMMARY RECOMMENDATIONS. Date: January 30, 2007
7-11, 19-25, 33-35 and 45 Zorra Street Zoning Application Final Report Date: January 30, 2007 STAFF REPORT ACTION REQUIRED To: From: Wards: Reference Number: Etobicoke York Community Council Director,
More informationThe terms for completing the transaction are considered to be fair, reasonable and reflective of market value.
GM28.28 REPORT FOR ACTION Land Exchange with 2470347 Ontario Inc. (Galleria Developments) for City Land Forming Part of Wallace Emerson Park and Community Centre at 1260 Dufferin Street Date: June 1, 2018
More information55 and 65 Broadway Avenue Rental Housing Demolition Application Final Report
STAFF REPORT ACTION REQUIRED 55 and 65 Broadway Avenue Rental Housing Demolition Application Final Report Date: June 12, 2018 To: From: Wards: Reference Number: Toronto and East York Community Council
More informationDirector, Community Planning, North York District NNY 23 OZ and NNY 23 RH
STAFF REPORT ACTION REQUIRED 2 & 50 Sheppard Avenue East 4841 to 4881 Yonge Street and 2 to 6 Forest Laneway Official Plan Amendment, Zoning By-law Amendment and Rental Housing Demolition Applications
More informationPIN , Part 1, Plan SR-713 in Lot 2, Concession 5, Township of McKim (1096 Dublin Street, Sudbury)
STAFF REPORT Applicant: Dalron Construction Limited Location: PIN 02124-0103, Part 1, Plan SR-713 in Lot 2, Concession 5, Township of McKim (1096 Dublin Street, Sudbury) Official Plan and Zoning By-law:
More information25 Vickers Road, 5555 and 5559 Dundas Street West and 10 Shorncliffe Road - Zoning Amendment Application - Request for Direction Report
STAFF REPORT ACTION REQUIRED 25 Vickers Road, 5555 and 5559 Dundas Street West and 10 Shorncliffe Road - Zoning Amendment Application - Request for Direction Report Date: October 31, 2011 To: From: Wards:
More information2 Holiday Drive - Zoning Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 2 Holiday Drive - Zoning Application - Preliminary Report Date: June 12, 2007 To: From: Wards: Reference Number: Etobicoke York Community Council Director, Community Planning,
More information1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 1202 & 1204 Avenue Road Zoning By-law Amendment Application - Preliminary Report Date: March 17, 2017 To: From: Wards: Reference Number: North York Community Council Director,
More informationDirector, Community Planning, South District
STAFF REPORT October 21, 2002 To: Midtown Community Council From: Director, Community Planning, South District Subject: Refusal Report Applications for Amendments to the Official Plan and Zoning By-law,
More informationToronto and East York Community Council. Director, Community Planning, Toronto and East York District
Sign Variance Report 55 Elm Street (650 Bay Street) Date: July 31, 2007 STAFF REPORT ACTION REQUIRED To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning,
More informationSTAFF REPORT ACTION REQUIRED
STAFF REPORT ACTION REQUIRED Residential Demolition Application 350-352 Sheppard Avenue East Date: November 1, 2012 To: From: Wards: Reference Numbers: North York Community Council Director of Toronto
More information12, 14 and 16 York Street Underground Pedestrian PATH Tunnel
REPORT FOR ACTION 12, 14 and 16 York Street Underground Pedestrian PATH Tunnel Date: June 26, 2018 To: Toronto and East York Community Council From: Acting Director, Toronto and East York District, Transportation
More information1061 The Queensway - Official Plan and Zoning By-law Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 1061 The Queensway - Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: January 28, 2015 To: From: Wards: Reference Number: Etobicoke York Community
More information7.2.4 Front Yard, Minimum 7.5 metres (24.61 ft.)
SECTION 7 - HAMLET/VILLAGE RESIDENTIAL ZONE (HVR) No person shall within any HVR Zone use any land or erect, alter, or use any building or structure for any purpose except in accordance with the following
More informationCITY OF HAMILTON. PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division
CITY OF HAMILTON PLANNING AND ECONOMIC DEVELOPMENT DEPARTMENT Economic Development Division TO: Mayor and Members General Issues Committee WARD(S) AFFECTED: WARD 11 COMMITTEE DATE: May 2, 2012 SUBJECT/REPORT
More information68 Marine Parade Drive Zoning By-law Amendment and Site Plan Control Applications Lifting of the Holding (H) Symbol
STAFF REPORT ACTION REQUIRED 68 Marine Parade Drive Zoning By-law Amendment and Site Plan Control Applications Lifting of the Holding (H) Symbol Date: January 26, 2012 To: From: Wards: Reference Number:
More informationHomeowners Guide to Accessory Dwelling Units
Homeowners Guide to Accessory Dwelling Units Applicable to Buildings in existence AFTER July 14, 1994 In accordance with Zoning By law 2010 050 and the Ontario Building Code 2012 Town of Bradford West
More informationRegular Meeting and Public Hearing of the Zoning Subcommittee
Regular Meeting and Public Hearing of the Zoning Subcommittee Tuesday, September 05, 2017 7:00 PM Council Chambers, City Hall, 2nd Floor, 27 West Main Street, New Britain, Connecticut NOTICE - The Common
More informationTITLE NINE - SUPPLEMENTAL REGULATIONS Chapter Signs. CHAPTER 1179 Signs. (1) Promote attractive and high value residential districts.
Village of Boston Heights OH, Planning and Zoning Code, Sign Regulations 1 TITLE NINE - SUPPLEMENTAL REGULATIONS Chapter 1179. Signs. CHAPTER 1179 Signs 1179.01 Purposes 1179.02 Definitions 1179.03 General
More informationPUBLIC HEARINGS. (St. Boniface Ward) File DAV /2013D [c/r DAZ 208/2013]
Minutes Riel Community Committee October 7, 2013 PUBLIC HEARINGS Minute No. 336 Variance 851 Taché Avenue (St. Boniface Ward) File DAV 109813/2013D [c/r DAZ 208/2013] COMMUNITY COMMITTEE DECISION: The
More information111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 111 Wenderly Drive Official Plan and Zoning By-law Amendment Applications - Preliminary Report Date: August 17, 2015 To: From: Wards: Reference Number: North York Community
More informationHeritage: Not Applicable CONSULTANTS Property Address: 46 VALHALLA BLVD Community: Birchcliff Community Legal Description: PLAN 1902 LOT 126 LOT 127
City Planning Division Committee of Adjustment 150 Borough Drive Toronto ON M1P 4N7 Tel: 416-396-7014 Fax: 416-396-7341 Thursday, September 8, 2016 NOTICE OF DECISION CONSENT (Section 53 of the Planning
More informationDAVIDSON PLANNING ORDINANCE AMENDMENTS AFTER SEPTEMBER 2009 SECTION 9
AMENDMENT ADOPTED 6/12/2012 Section 9.1.3.3.1 Wall Murals Entire Section Added: 9.1.3.3.1 Wall Murals DAVIDSON PLANNING ORDINANCE AMENDMENTS AFTER SEPTEMBER 2009 SECTION 9 Exterior wall murals are only
More informationSTAFF REPORT. Financial Impact Statement There are no immediate financial impacts associated with the adoption of this report.
STAFF REPORT Planning and Development Department Subject: Cottage Country Unsubstantial Amendment to Development Agreement To: CAO for Planning Advisory Committee, December 13, 2016 Date Prepared: December
More informationCITY OF VAUGHAN EXTRACT FROM COUNCIL MEETING MINUTES OF DECEMBER 11, 2012
CITY OF VAUGHAN EXTRACT FROM COUNCIL MEETING MINUTES OF DECEMBER 11, 2012 Item 1, Report No. 51, of the Committee of the Whole (Working Session), which was adopted without amendment by the Council of the
More informationOntario Municipal Board Order issued October 22, 2014 in Board File No. PL CITY OF TORONTO. BY-LAW No (OMB)
Authority: Ontario Municipal Board Order issued October 22, 2014 in Board File No. PL130888 CITY OF TORONTO BY-LAW No. 1083-2014(OMB) To amend former City of Toronto Zoning By-law No. 438-86 with respect
More informationOntario Municipal Board Decision issued July 28, 2014 and Orders issued December 4 and 17, 2015 in Board File No. PL CITY OF TORONTO
Authority: Ontario Municipal Board Decision issued July 28, 2014 and Orders issued December 4 and 17, 2015 in Board File No. PL131305 CITY OF TORONTO BY-LAW No. 673-2016(OMB) To amend Chapters 304, 320
More informationZoning Richmond Road Zonage - 971, chemin Richmond. Recommendations. (File: OZP1999/004) Ward/Quartier OT1 % Britannia%Richmond Action/Exécution
July 8, 1999 Department of Urban Planning and Public Works Planning and Economic Development Committee / Comité de l urbanisme et de l expansion économique City Council / Conseil municipal Zoning - 971
More informationARTICLE 20 SIGN REGULATIONS
ARTICLE 20 SIGN REGULATIONS Section 20.01 Purpose The purpose of this Article is to regulate the size, placement, and general appearance of all privately owned signs and billboards in order to promote
More informationApplicant: ONTARIO INC. JOE NUOSCI. MARK MCCONVILLE Humphries Planning Group Inc.
File: A043/15 Item # 20 Ward #1 Applicant: 2109179 ONTARIO INC. JOE NUOSCI Address: Agent: 3501 King-Vaughan Road, Woodbridge MARK MCCONVILLE Humphries Planning Group Inc. Adjournment Status: Notes: Comments/Conditions:
More information56 Blue Jays Way Rezoning Application Final Report
STAFF REPORT ACTION REQUIRED 56 Blue Jays Way Rezoning Application Final Report Date: September 24, 2009 To: From: Wards: Reference Number: Toronto and East York Community Council Director, Community Planning,
More information39 Thora Avenue Zoning Amendment Application Preliminary Report
STAFF REPORT ACTION REQUIRED 39 Thora Avenue Zoning Amendment Application Preliminary Report Date: January 28, 2014 To: From: Wards: Reference Number: Scarborough Community Council Director, Community
More informationTHE CORPORATION OF THE MUNICIPALITY OF PORT HOPE BY-LAW NO. 23/2016
THE CORPORATION OF THE MUNICIPALITY OF PORT HOPE BY-LAW NO. 23/2016 Being a By-law to amend By-law 39/2008, as amended, to regulate Traffic and Parking in the Municipality of Port Hope pertaining to various
More informationStaff Report. Planning and Development Services Planning Division
This document can be made available in other accessible formats as soon as practicable and upon request Staff Report Planning and Development Services Planning Division Report To: Council Meeting Date:
More informationThe Corporation of the Town of Orangeville
The Corporation of the Town of Orangeville Form for Applications under the Planning Act Please tick one or more boxes to indicate the type of application(s) Office Use Only Official Plan Amendment Zoning
More informationIslington Avenue Official Plan Amendment, Zoning By-law Amendment and Plan of Subdivision Applications Final Report
STAFF REPORT ACTION REQUIRED 3002-3014 Islington Avenue Official Plan Amendment, Zoning By-law Amendment and Plan of Subdivision Applications Final Report Date: December 12, 2017 To: From: Wards: Reference
More informationStaff Report Summary Item #10
File: A273/17 Staff Report Summary Item #10 Ward #3 Applicant: Address: Agent: Teresa and Michael Parry 49 Noce Way, Woodbridge None Please note that comments received after the preparation of this Staff
More informationDirector, Community Planning, Etobicoke York District
STAFF REPORT ACTION REQUIRED 3555 Don Mills Road Zoning By-law Amendment Application Preliminary Report Date: May 22, 2012 To: From: Wards: Reference Number: North York Community Council Director, Community
More informationCITY OF TORONTO BY-LAW To adopt a new City of Toronto Municipal Code Chapter 519, Infill Construction, Public Notice.
Authority: Planning and Growth Management Committee Item PG29.1, adopted as amended, by City of Toronto Council on May 22, 23 and 24, 2018 and Section 169-26B of City of Toronto Municipal Code Chapter
More informationSTAFF REPORT ACTION REQUIRED
STAFF REPORT ACTION REQUIRED Residential Demolition Application Date: August 22, 2013 To: From: Wards: Reference Numbers: North York Community Council Director of Toronto Building and Deputy Chief Building
More informationSTAFF REPORT. September 25, City Council. Chief Planner and Executive Director, City Planning Division
STAFF REPORT September 25, 2006 To: From: Subject: City Council Chief Planner and Executive Director, City Planning Division Request for Directions Report Toronto & East York Community Council, Report
More informationCity-Initiated Study for the West Side of Roncesvalles Avenue, Between Marmaduke Street and Marion Street Final Report
STAFF REPORT ACTION REQUIRED City-Initiated Study for the West Side of Roncesvalles Avenue, Between Marmaduke Street and Marion Street Final Report Date: November 22, 2013 To: From: Wards: Reference Number:
More information307 Sherbourne Street - Zoning Amendment Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 307 Sherbourne Street - Zoning Amendment Application - Preliminary Report Date: August 14, 2015 To: From: Wards: Reference Number: Toronto and East York Community Council Director,
More informationOntario Municipal Board Commission des affaires municipales de l Ontario
ISSUE DATE: April 24, 2009 PL090103 Ontario Municipal Board Commission des affaires municipales de l Ontario IN THE MATTER OF subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended Applicant:
More informationNOTICE OF COMPLETE APPLICATION AND PUBLIC MEETING ZONING BY-LAW AMENDMENT APPLICATION PUBLIC MEETING
INFRASTRUCTURE, DEVELOPMENT AND ENTERPRISE April 12, 2016 NOTICE OF COMPLETE APPLICATION AND PUBLIC MEETING ZONING BY-LAW AMENDMENT APPLICATION A complete application has been received by the City of Guelph
More informationCommittee of Adjustment Public Hearing Wednesday, April 22, 2015 Council Chambers, City Hall - 5:00 p.m. Agenda
Committee of Adjustment Public Hearing Wednesday, April 22, 2015 Council Chambers, City Hall - 5:00 p.m. Agenda 1. Chair to call the Hearing to Order 2. Amendments/Additions to the Agenda 3. Declarations
More informationBUILDING CODE COMMISSION
Ruling No. 09-10-1222 Application No. 2009-07 BUILDING CODE COMMISSION IN THE MATTER OF Subsection 24(1) of the Building Code Act, S.O. 1992, c. 23, as amended. AND IN THE MATTER OF Article 3.1.2.1 and
More informationDECISION AND ORDER APPEARANCES. Decision Issue Date Thursday, March 22, 2018
Court Services 40 Orchard View Blvd Telephone: 416-392-4697 Toronto Local Appeal Body Suite 211 Fax: 416-696-4307 Toronto, Ontario M4R 1B9 Email: tlab@toronto.ca Website: www.toronto.ca/tlab DECISION AND
More informationKingston Road - Zoning Amendment and Draft Plan of Subdivision Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 6480-6484 Kingston Road - Zoning Amendment and Draft Plan of Subdivision Applications - Preliminary Report Date: April 19, 2016 To: From: Wards: Reference Number: Scarborough
More informationDEVELOPMENT CONTROL COMMITTEE. 18th June 2002
DEVELOPMENT CONTROL COMMITTEE 18th June 2002 PRESENT:- Labour Group Councillor Brooks (Chair), Councillor Dunn (Vice-Chair) and Councillors Bambrick, Richards (substitute for Councillor Rose), Shepherd,
More information288A, 290 and 294 Adelaide Street West Zoning Amendment Application Final Report
STAFF REPORT ACTION REQUIRED 288A, 290 and 294 Adelaide Street West Zoning Amendment Application Final Report Date: December 13, 2010 To: From: Wards: Reference Number: Toronto and East York Community
More informationIntroduction. Request to modify the restaurant use restriction.
Cadwell's Corners Shopping Center's Application for Amendment to Special Use - Commercial Planned Unit Development for Removal of the Restaurant Prohibition for a Limited Portion of the Shopping Center
More informationParkland Encroachment Policy and Procedures (All Wards)
Parkland Encroachment Policy and Procedures (All Wards) The Economic Development and Parks Committee recommends the adoption of the report (June 26, 2000) from the Commissioner of Economic Development,
More information71 RUSSELL AVENUE. PLANNING RATIONALE FOR SITE PLAN CONTROL APPLICATION (Design Brief)
` 71 RUSSELL AVENUE Ottawa September 14, 2018 PLANNING RATIONALE FOR SITE PLAN CONTROL APPLICATION (Design Brief) Introduction The intent of this Planning Rationale and Design Brief is to provide planning
More informationPLANNING REPORT Gordon Street City of Guelph. Prepared on behalf of Ontario Inc. March 17, Project No. 1507
PLANNING REPORT 1131 Gordon Street City of Guelph Prepared on behalf of 1876698 Ontario Inc. March 17, 2016 Project No. 1507 423 Woolwich Street, Suite 201, Guelph, Ontario, N1H 3X3 Phone (519) 836-7526
More informationJuly 15, 2008 PL Ontario Municipal Board Commission des affaires municipales de l Ontario
ISSUE DATE: July 15, 2008 Ontario Municipal Board Commission des affaires municipales de l Ontario IN THE MATTER OF subsection 45(12) of the Planning Act, R.S.O. 1990, c. P.13, as amended Applicant and
More information1417, , 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 1417, 1421-1425, 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: March 24, 2015 To: From: Wards: Reference Number:
More informationPLANNING RATIONALE REPORT
PLANNING RATIONALE REPORT Zoning By-law Amendment Application 2920 Danbury Way Prepared for: Bravar Custom Builders Inc. and Village View Estates Ltd. by: 6393 Roslyn Street Ottawa (Orleans), Ontario K1C
More informationPolicy for Accepting Potentially Contaminated Lands to be Conveyed to the City under the Planning Act
STAFF REPORT ACTION REQUIRED Policy for Accepting Potentially Contaminated Lands to be Conveyed to the City under the Planning Act Date: June 3, 2014 To: From: Wards: Reference Number: Public Works & Infrastructure
More informationa rezoning of a portion of the property from RF to C-8; and
MONDAY, JUNE 24, 2002 LU Council Chamber City Hall 14245-56 Avenue Surrey, B.C. Monday, June 24, 2002 Time: 4:45 p.m. Present: Mayor McCallum Councillor Villeneuve Councillor Tymoschuk Councillor Steele
More informationThere are no immediate economic impacts associated with this report.
COMMITTEE OF THE WHOLE NOVEMBER 15, 2011 VAUGHAN OFFICIAL PLAN VOLUME 1 REQUEST FOR MODIFICATION ANLAND GROUP INC. 7386 ISLINGTON AVENUE WARD 2 The Commissioner of Planning recommends that: 1. As per the
More information1450 St. Clair Avenue West Approval Under the Funeral, Burial, and Cremation Services Act (Formerly the Cemeteries Act) General Report
STAFF REPORT ACTION REQUIRED 1450 St. Clair Avenue West Approval Under the Funeral, Burial, and Cremation Services Act (Formerly the Cemeteries Act) General Report Date: May 28, 2013 To: From: Wards: Reference
More informationNORTH YORK COMMUNITY COUNCIL AGENDA MEETING No. 7
Agenda Index NORTH YORK COMMUNITY COUNCIL AGENDA MEETING No. 7 Date of Meeting: May 23, 2000 Enquiry: Francine Adamo Time: 10:00 a.m. Administrator Location: North York Civic Centre 395-7348 fadamo@city.toronto.on.ca
More informationBloor Street West, 6-14 Oakmount Road and 35 and 37 Pacific Avenue Official Plan Amendment and Rezoning Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 1844-1854 Bloor Street West, 6-14 Oakmount Road and 35 and 37 Pacific Avenue Official Plan Amendment and Rezoning Applications - Preliminary Report Date: February 23, 2011
More informationSTAFF REPORT. August 15, Toronto East York Community Council. Director, Community Planning, South District
STAFF REPORT August 15, 2001 To: From: Subject: Toronto East York Community Council Director, Community Planning, South District Preliminary Report Application to amend the Official Plan and for Draft
More information111 Plunkett Road (formerly part of 135 Plunkett Road) - Zoning By-law Amendment Application and Plan of Subdivision Application - Preliminary Report
STAFF REPORT ACTION REQUIRED 111 Plunkett Road (formerly part of 135 Plunkett Road) - Zoning By-law Amendment Application and Plan of Subdivision Application - Preliminary Report Date: May 27, 2013 To:
More informationActing Director, Community Planning, Toronto and East York District
STAFF REPORT ACTION REQUIRED 620 Avenue Road, 215 & 217 Lonsdale Road OPA & Rezoning Application Preliminary Report Date: March 13, 2008 To: From: Wards: Reference Number: Toronto and East York Community
More informationZONING BOARD OF APPEALS APPLICATION FORM
ZONING BOARD OF APPEALS APPLICATION FORM REQUIREMENTS AND INSTRUCTIONS FOR OBTAINING A ZONING VARIANCE QUESTIONS REGARDING COMPLETION AND SUBMISSION OF THIS APPLICATION MAY BE DIRECTED TO THE PLANNING
More information