Page 1 of Report PB-29-14 TO: FROM: Development and Infrastructure Committee Planning and Building SUBJECT: Report recommending approval of application for variances to the Sign By-law - JYSK/Forward Signs, 1059 Plains Road East Report Number: PB-29-14 Wards Affected: 1 File Numbers: 530-09/13 Date to Committee: February 24, 2014 Date to Council: March 17, 2014 Recommendation: Approve two variances to Sign By-law 34-2007 to permit additional sign area for a proposed wall sign at the retail unit housing the JYSK store. Approve the following variances to Sign By-law 34-2007 for the property known as 1059 Plains Road East, having considered the application by Forward Signs Inc. 60 Emblem Court, Toronto, Ontario. M1S 1B1: 1. To allow a total sign area of 31.58 m2 where 20.42 m2 is the maximum permitted under the Sign By-law. 2. To allow total area of 31.58 m2 for individual fascia signs where 26 m2 is the maximum permitted under the Sign By-law Approve the application having had regard for Section 99, of the Municipal Act, 2001, S.O. 2001, c.25 as amended, and finding the variance request to be minor; to be desirable; and maintaining the intent of the said By-law, subject to the following condition: 1. The variances apply to the proposed wall sign only and are valid only for the duration of its existing use on site. Purpose: To recommend approval of two variances to allow for the installation of new wall sign, being 6.55 m2 in area, where an existing 25.03 m2 sign already exists at the subject unit.
Page 2 of Report PB-29-14 The additional sign brings the total sign area to 31.58 m2, where the Sign By-law allows a maximum area of 26 m2 for fascia (wall) signs and a total overall sign area of 20.42 m2 based on the linear frontage of this specific unit. Background: Property Details The subject property has the following characteristics: Located on the north side of Plains Road East, west of the QEW and next to the IKEA property (See Appendix A Location / Zoning Sketch); Contains two multi-tenant retail buildings and one single tenant store; Zoned CR - Commercial under Zoning By-law 2020 (see Appendix A Location / Zoning Sketch). The JYSK store is situated in the northern most building which also contains the Fortino s supermarket store Existing Signage As outlined, the subject property contains two multi unit buildings and one single unit store (Sears Home Store). As a result, there are a number of existing signs already installed on the subject property. Those signs are legally erected and may continue at the appropriate unit. The subject unit (JYSK) currently supports a legal wall sign being 25.03 m2 in area. Discussion: Application Details For the purpose of the subject application, staff have assessed the signage regulations as they apply to the JYSK unit only and found that based on this unit s 27.22 m linear frontage, it is permitted a total sign area of 20.42m2 (for all signage) with a separate limit of 26 m2 for specifically fascia signs. The applicant proposes the erection of a 6.55 m2 fascia sign to the unit where a 25.03 m2 fascia (wall) sign already exists. The additional signage will sit below the existing sign and pose block lettering to compliment the main sign BED.BATH.HOME (See Appendix A Detail Sketch). This brings the total sign area to 31.58 m2 and the total sign area devoted to fascia signs to 31.58 m2, exceeding the By-law maximum in both cases.
Page 3 of Report PB-29-14 Sign By-law 34-2007 Sign By-law 34-2007 contains various regulations pertaining to signage. The By-law sets out that on multi-unit buildings, the total sign area of all individual signs shall not exceed 0.75 times the linear metres of the exterior façade of the unit on which the signs are erected. Based on this calculation, the maximum amount of signage permitted at the JYSK unit is 20.42 m2. The Sign By-law also states that all fascia signs on any one façade of a building shall not exceed 0.75 times the linear metres of the façade on which the fascia sign is erected, in this case being 26 m2. Intent of Sign By-law Regulations The Sign By-law regulates the type and design of signage to ensure that each property maintains an acceptable mix of signage; and that the signs are compatible with signage for similar uses in the surrounding area. The Sign By-law also ensures that signage does not pose a negative visual impact on the existing streetscape and surrounding land uses, and that they not impact public safety. The By-law avoids the cluttering effect that can occur when signage is not properly managed. Comments from Other Departments Staff from the Engineering Department, Transportation Department as well as By-law Enforcement, were consulted on the application. No objections were received. Staff Considerations Staff is satisfied that the required variances are within the intent and purpose of the City s Sign By-law. Staff views the variances as relatively minor deviations from the Bylaw requirements with regards to the scope or overall impact to the property. In assessing requests for increase to the total sign area for a property or to increase the amount of signage devoted to fascia signs, staff have regard for both functional and aesthetic objectives. From an functional or operational perspective, the increase in sign area for the fascia sign will assists motorists and pedestrians that enter onto this property and are then required to navigate the driveway/walkway system to get to this rear oriented store. JYSK is not fronting onto the street and so the larger fascia sign acts only to guide motorists and pedestrians that have already entered the site. The larger fascia sign will not cause a traffic problem or impede movements on this property. Staff considers the increase to be minor and not negatively impacting the overall balance of signage information presented to customers coming to the site (competing signage from different stores). Aesthetically, staff regard the additional 6.55 m2 of signage as minor and not creating an unusually large sign that could be seen as out of character or disruptive to the overall look of this retail centre. The proposed signage is well suited for the proposed unit and will be well integrated in terms of graphics versus space on the affected wall. Signage
Page 4 of Report PB-29-14 is considered an important design element along with architecture and site layout. When properly designed and located, it can act as a complimentary component to the overall site design. No other signage or development is proposed. Financial Matters: The application has been processed under the standard fee for sign variances in accordance with the 2013 Development Application Fee schedule. Total Financial Impact Not applicable Source of Funding Not applicable Other Resource Impacts Not applicable Environmental Matters: There are no environmental matters arising from the recommendation of this report. Conclusion: Staff, having had regard for Section 99, of the Municipal Act, 2001, S.O. 2001, c.25, is of the opinion that the proposed sign variances are minor, desirable and within the general intent of Sign By-law 34-2007 and recommend the application be approved subject to the proposed condition of the Recommendation. Respectfully submitted, Charles Mulay, Senior Planner 335 7600 ext. 7693 Appendices:
Page 5 of Report PB-29-14 Appendix A - Location / Zoning Sketch - Sketch No. 1 Appendix B - Detail Sketch - Sketch No. 2 Appendix C Detail/Elevation Plans - Sketch No. 3 Notifications: (after Council decision) Name: Mailing or E-mail Address: Forward Signs Inc, 60 Emblem Court, Toronto, Ontario. M1S 1B1 Approved by: Bruce Krushelnicki, Director of Planning and Building Scott Stewart, General Manager of Dev. and Infrastructure Reviewed by:
Page 6 of Report PB-29-14 Appendix A Zoning Sketch Sketch No. 1
Page 7 of Report PB-29-14 Appendix B Detail Sketch Sketch No. 2
Page 8 of Report PB-29-14 Appendix C Detail/Elevation Plans Sketch No. 3