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HomeMy WebLinkAboutCS 69-05PICKERING REPORT TO EXECUTIVE COMMITTEE Report Number: CS 69-05 Date: August 31,2005 From: Debi A. Bentley, CMO, CMM III City Clerk Subject: Application for Minor Variance to Sign By-law 2439/87, as amended Shell Canada Products Limited 935 Liverpool Road, Pickering Recommendation: THAT the application for minor variance to Sign By-law 2439/87, as outlined in Clerks Report 69-05, submitted by Walker, Nott, Dragicevic Associates Limited on behalf of Shell Canada Products Limited, for property municipally known as 935 Liverpool Road, Pickering, BE APPROVED. Executive Summary: An application for a minor variance to Sign By-law 2439/87, as amended, has been submitted by Walker, Nott, Dragicevic Associates Limited on behalf of Shell Canada Products Limited for property municipally known as 935 Liverpool Road, Pickering. Financial Implications: Not applicable Background: An application has been received by Walker, Nott, Dragicevic Associates Limited on behalf of Shell Canada Products Limited, who are the owner and operator of the existing gas bar facility at the southeast corner of Liverpool Road and Bayly Street in the City of Pickering. Applications for minor variance and site plan have been submitted by the applicant in order to facilitate the redevelopment of the site with a new-format Shell gas bar, which includes larger paypoint facilities that offer convenience items in association with the gas bar facility. Report CS 69-05 August 31, 2005 Application for Variance to Sign By-law Page 2 As part of the redevelopment, Shell Canada Products Limited is seeking permission to install two pylon signs on the site, one along the Bayly Street frontage and one along the Liverpool Street frontage. A minor variance is required for the two pylon signs that are being requested by the applicant. Pylon signs as defined in By-law 2439/87, as amended, means any sign the surface of which is at least three metres from ground level and supported by one or more poles or other structures. The first variance requested is in relation to Section 10 (5) (b) of By-law 2439/87, wherein it states that no pylon sign shall be located within three metres of any street line. The applicant is requesting that the location of the base of the Bayly Street sign be 1.5 metres from the street line. In their request, the applicant states that this request arises from the proximity to the required hydro transformer, which is located within the same landscaped open area. The applicant further states that due to the depression of Bayly Street, after meeting with Liverpool Road, the grade changes as you move from west to east along the site. This necessitates a guard rail and retaining wall for the Bayly Street portion where the sign is located. The applicant further states that adequate distance is provided so as not to interfere with the road or sidewalk. The second variance requested is in relation to Section 10 (1) (b) of By-law 2439/87, wherein it states that no sign operated electrically shall be facing within 15 metres of those parts of the City of Pickering zoned 'residential'. The applicant states that in this instance the site is zoned Commercial but the surrounding south and east lands are zoned as Multiple Family Residential (RM1). It should be noted that the lands to the south have commercial exception and are currently occupied as a business office. Therefore, the Liverpool Street sign is located approximately 1.5 metres from the south property line and the Bayly Street sign is located approximately 5.0 metres from the east property line. The applicant further states that both signs are located so that they are easily accessible from the paved driveways and parking areas for maintenance by vehicle, as well as adequate space should a ladder be required. Both pylon signs are to be internally lit, and there will not be any adverse lighting effects on the neighbouring properties. The canopy and building have been designed with lighting that directs light downwards and internal to the site. The Director, Planning & Development has reviewed the request submitted by Shell Canada and has no objections. In summary, the municipality is authorized to permit minor variances to their respective sign by-laws in accordance withy Section 99 (5) of the Municipal Act, which states as follows: 'The municipality may authorize minor variances from the by-law if in the opinion of the municipality the general intent and purpose of the by-law are maintained.' CORP0227-07/01 Report CS 69-05 Application for Variance to Sign By-law August 31, 2005 Page 3 Attachments: 1. Application for minor variance to the sign by-law as submitted by Robert A. Dragicevic, Walker Nott, Dragicevic Associates Ltd., on behalf of Shell Products Limited. 2. Map showing the location of the proposed signage. Prepared By: Debi A. Bentley · City Clerk Approved / Endorsed By: Gillis A. Paterson Director, Corporate Services & Treasurer Attachment Copy: Chief Administrative Officer Recommended for the consideration of Pickering Ci~. Council '~,,'~ ,, /? mho~a~J~ Quinr~/Chi~l~Admin~s'~~~ CORP0227-07/01 July 15, 2005 ATTACHMEnt" ~ ' W'ail~b~ I~btt~ Dragicevic Associates Limited Planning Urban Design Environmental Assessment Pickering Civic Complex One The Esplanade Pickering, ON L1X Attention: Debbie Bentley Clerk Dear Ms. Bentley: Re: 935 Liverpool Road (at Bayly Street) Shell Canada Products Limited Request for Variance from Sign by-law Our File No: 05.564 We are the planning consultants for Shell Canada Products Limited ("Shell"), the owner and operator of the existing gas bar facility at the southeast corner of Liverpool Road and Bayly Street in Pickering. We have recently submitted applications for minor variance and site plan in order to facilitate the redevelopment of the site with a new-format Shell gas bar, which includes larger paypoint facilities that offer convenience items in association with the gas bar facility. As part of that redevelopment, Shell will be seeking permissions to install two pylon signs on the site, one along the Bayly Street frontage and one along the Liverpool Street frontage. We have reviewed Sign By-law 2439-87, as amended, and have determined that we will require variances to construct the proposed signs as requested. The first variance requested is from Section 10 (5) b, where a pylon sign is to be located 3 metres from any street line. In this instance, the location of the base of the Bayly Street sign is proposed 1.5 metres from the street line. This partially arises from the proximity to the required hydro transformer, which is located within the same landscaped open area. Due to the depression of Bayly Street after meeting with Liverpool Road, the grade changes as you move from west to east along the site. This necessitates a guard rail and retaining wall for the Bayly Street portion where the sign is located. This provides adequate distance so as not to interfere with the road or sidewalk. The second variance requested is from Section 10 (1) b, where "no sign operated electrically shall be facing within fifteen metres of those parts of the Town of Pickering zoned 'Residential'". In this instance, the site is zoned Commercial, but the surrounding south and east lands are zoned as Multiple Family Residential (RM1). As a result, the Liverpool Street sign is located approximately 1.5 metres from the south property line, and the Bayly Street sign is located approximately 5.0 metres from the east property line. 172 St. George Street Toronto, Ontario M5R 2M7 Tel. 416/968-3511 Fax. 416/969-0172 e-mail: admin@wndplan.com web: www.wndplan.com Peter R. Walker, FCIP, RPP Wendy Nott, FCIP, RPP Robert A. Dragicevic, MClP, RPP Principals Jason C. Wu, MRAIC, OAA Gregory J. Daly, MCIP, RPP Associate Principals Martha Coffey Controller Ms. Debbie Bentley Clerk July 15, 2005 The 15.0 metre separation requirement protects for adequate access, both to repair and alter the signs, and so that the signs do not cast light onto the neighbouring properties. In the proposal, both signs are located so that they are easily accessible from the paved driveways and parking areas for maintenance by vehicle, as well as adequate space should a ladder be required. Fuel pricing is controlled internally from the associated retail building, so any sign alteration would be very limited. Both pylon signs will be internally lit, and there will not be any adverse lighting effects on neighbouring properties. The canopy and building have been designed with lighting that directs light downwards and internal to the site. All these components ensure the goals of the separation distance are maintained. Also of note is the neighbouring dwelling to the south operates as a daytime professional office (doctor) through an exception to the RM1 zone. To the east of the site is a walkway to Poprad Avenue, and the nearest house on Poprad Avenue is rear-lotted to Bayly Street so that it is located further south away from the proposed sign location. In addition, there are large trees on both the eastern sloped area of the site, and within the walkway that provides an additional buffer. We have been advised that the process for the variance is that the Clerk passes a by-law which will bring the necessary variances into force. We have discussed the vad.ances with Planning Staff, in particular Geoff Romanowski, who is copied on the letter and is aware of the variances. We have also copied Veera Dimopoulos, who we have been advised enforces municipal by-laws, including the sign by-law. We have enclosed a copy of the site plan, with the sign locations highlighted. Please contact the undersigned or Christian Huggett of this office at your earliest opportunity if you require anything further. We would also request notification if the variances are granted. Yours very truly, WALKER, NOTT, DRAGICEVIC ASSOCIATES LIMITED Planning · Urban Design · Environmental Assessment Robed A. Dragicevic, MCIP, RPP Senior Principal RAD/ch copy: J. Cavallo, Shell Canada Products Limited Geoff Romanowski, Planning Veera Dimopoulos, Municipal By-law Officer. Document1050307_lindhardt.doc INFORMATION COMPILED FROM APPLICANT'S SUBMITTED PLAN ATTACHHENT #_~_~ .... i~ i,~'!!:~i::~,~ (o~-O,jt''' PROPOSED PYLON SIGN SETBACK 1.5 METRES FROM NORTH LOT LINE ,,, BAYLY STREET/ REGION ROAD No. 22 ? POPRAD AVENUE PROPOSED PYLON SIGN SETBACK 1.5 METRES FROM SOUTH LOT LINE THIS MAP WAS PRODUCED BY THE CITY OF PICKERING PLANNING & DEVELOPMENT DEPARTMENT, PLANNING INFORMATION SERV1CES