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