HomeMy WebLinkAboutCS 05-09
REPORT TO
EXECUTIVE COMMITTEE
Report Number: CS 05-09
Date: March 9, 2009
'17
l.
From:
Gillis Paterson,
Director, Corporate Services & Treasurer
Subject:
Application for Minor Variance to Sign By-law 2493/87, as amended
Pickering Brock Centre
1755 - 1805 Pickering Parkway
- File: L-2340
Recommendation:
1. That Report CS 05-09 of the Director, Corporate Services & Treasurer be
received;
2. That the application for minor variance to Sign By-law 2439/07, as amended,
submitted by Bayfield Realty Advisors on behalf of Pickering Brock Centre, for
property municipally known as 1755-1805 Pickering Parkway, be approved as
follows;
a) The request to permit an increased height for the proposed pylon sign
'B2', Highway 401 frontage;
b) The proposed roof top signage for Unit A16;
3. That the application for minor variance to Sign By-law 2439/07, as amended,
submitted by Bayfield Realty Advisors on behalf of Pickering Brock Centre, for
property municipally known as 1755-1805 Pickering Parkway, be denied as
follows;
c) The request to permit an increased height for pylon sign 'B 1', Brock Road
frontage;
d) The request to permit an increased height for pylon sign 'A 1', Pickering
Parkway frontage; and
4. That the appropriate officials be given the authority to give effect thereto.
Executive Summary:
An application for a minor variance to Sign By-law 2439/87, as amended, has been
submitted by Bayfield Realty Advisors on behalf of Pickering Brock Centre for property
municipally known as 1755 - 1805 Pickering Parkway.
Report CS 05-09
March 9, 2009
Subject:
08
Application for Minor Variance, Pickering Brock Centre
1755 - 1805 Pickering Parkway
Page 2
Financial Implications: Not applicable
Sustainability Implications: Not applicable
Background:
An application has been received by Bayfield Realty Advisors on behalf of Pickering
Brock Centre who are the owner of the property previously known as the Pickering
Home and Design Centre. The owner is undertaking a renovation and re-branding to
establish the property as the "Shops at Pickering Ridge".
A request for a minor variance has been submitted relating to the installation of 3 new
pylon signs for the entrances on Brock Road and Pickering Parkway, as well as one
proposed along the 401 frontage, and roof top signage for the unit previously occupied
by Papp's restaurant (Unit A 16). .
In reviewing the application with the Planning & Development Department, the following
comments are noted:
Proposed Pylon Sign for Brock Road Frontage
The proposed pylon sign located on the Brock Road frontage, identified on the
submitted site plan as sign "B1" requires a variance as the proposed height is 1 0.6
metres whereas the by-law permits a maximum height of 7.5 metres.
It is recommended that the request to permit an increased height for proposed pylon
sign "B1" be denied. A pylon sign with a height of 7.5 metres (maximum permitted
under existing by-law) will provide significant exposure at this location and consequently
there is no compelling reason to support an increase in height. City staff have recently
prepared a new draft sign by-law for review which proposes a reduction in the maximum
height permitted for pylon signs from 7.5 to 6.0 metres. The intent of this approach is to
reduce the visual impact of signage on the streetscape of major roads in the City.
Proposed Pylon Sign for Pickering Parkway Frontage
The proposed pylon sign on the Pickering Parkway frontage, identified on the site plan
as sign "A 1" requires a variance as the proposed height is 1 0.6 metres whereas the by-
law permits a maximum height of 7.5 metres. This proposed sign requires a further
variance to permit a video display which is not permitted by the City's sign by-law.
It is recommended that the request to permit an increased height for proposed pylon
sign "A 1" be denied for the same reasons as the proposed Brock Road pylon sign "B 1".
The request to introduce video display on the proposed pylon sign "A 1" is not
supported. The proposed sign is to be located approximately 1 00 metres away from the
CORP0227-07/01 revised
Report CS 05-09
March 9, 2009
Subject:
Application for Minor Variance, Pickering Brock Centre
1755 - 1805 Pickering Parkway
Page 3
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existing residential homes on Larksmere Court. There are a number of homes that
back onto this commercial plaza and we are concerned that the introduction of a video
display on the pylon sign at a significant elevation may be an unwanted distraction to
the homeowners. The draft sign by-law prepared by staff for review prohibits video
displays which are located within 200 metres of a residential zone, if the display is
visible from the residential zone.
Proposed Pylon Sign for Highway 401 Frontage
The proposed pylon sign located on the Highway 401 frontage, identified on the site
plan as sign "B2" requires a variance as the proposed height is 1 0.6 metres whereas
the by-law permits a maximum height of 7.5 metres. In speaking with the representative
for the applicant, Clerks Division staff have been advised that verbal approval has been
received by the owner from the Ministry of Transportation, however, they have not
received their formal permit to date. The City does require the MTO permit to be
submitted prior to formal approval being issued by the City.
It is recommended that the request to permit an increased height for proposed pylon
sign "B2" be approved. This sign is adjacent to Highway 401 and is well separated from
Brock Road and Pickering Parkway. Its exposure and massing impact is to the highway
and not to the community or local streetscape. The draft sign by-law prepared by staff
for review would permit this type of signage to a maximum of 6 metres, and staff would
still recommend the variance in this instance based on the above comments.
Proposed Roof Top Signage
A variance is proposed for unit A 16 which was previously occupied by "Papp's
restaurant". There is a new tenant that desires a more prominent and unique sign
proposed to be mounted on the roof of the unit. The City's sign by-law prohibits roof top
signage.
The front facade of this and other units in this complex have recently been increased in
height, to provide increased visual presence and signage opportunity. The heightened
facade does provide significant area for more traditional wall mounted signage.
However, roof top signage has been utilized with success in the City provided it is not
the dominant form of signage across the development. The limited use of roof top
signage can provide an attractive architectural element provided the signage is
tastefully designed. The details of the proposed sign indicate that the signage will be
constructed of individual channel lettering that is backlight with LED lights at a scale that
is in keeping with the design of the building. Considering the type and character of
development at this centre and the location of this unit at a strategic corner focal point of
the centre, staff support this variance request..
It is important that roof top signage only be considered on an individual unit by unit
specific basis. Improper or over-usage could seriously negatively impact the overall
design of the complex.
CORP0227-07/01 revised
Report CS 05-09
March 9, 2009
Subject:
'1 0
. . I .; _
Application for Minor Variance, Pickering Brock Centre
1755 - 1805 Pickering Parkway
Page 4
In summary, the pylon sign proposed for the entrance on Brock Road is not supported
due to its excessive height. The video display pylon sign proposed for the entrance on
Pickering Parkway is not supported due to the height and concerns the video display
may impact neighbouring residents. The pylon sign proposed for the 401 frontage and
the roof sign proposed for unit A 16 are supported by the Planning & Development
Department.
Attachments:
1. Application for minor variance to sign by-law as submitted by Bayfield Realty
Advisors
2. Site plan and specifications for each proposed sign.
Prepared By:
Approved/Endorsed By:
~~C'a.J-
Debi A. Wilcox, CMM III
City Clerk
~~;><
Gillis Paterson
Director, Corporate Services & Treasurer
Copy: Chief Administrative Officer
Recommended for the consideration
of Pickering City Council
f (- (t4t!-sA-;'1) C If--d
Thom s J. Qu n, DMR, CMM III
Chief Administrative Officer
CORP0227-07/01 revised
T
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DEe 1 8 2008
I ATTACHMENT , / TO REPORT' cs t-D'I
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1 1
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BAYFIELD
REALTY ADVISORS INC.
5001 Yonge Street
Suite 301
Toronto, ON M2N 6P6
T.416.227.1552
F. 416.227.1554
November 7,2008
City of Pickering
Planning Department
Pickering, ON
Dear Sir/Madam:
Re: Pickering Brock Centre Line
1755 -1805 Pickering Parkway
On behalf of Pickering-Brock Centre Inc. the owner of the Shops at Pickering Ridge,
please accept this letter in support of an application for a sign variance made on our
behalf by Teksign Inc. and Dominic Rotundo.
We seek your approval in allowing the installation of 3 new pylon signs, and roof top
signage for unit #A 16 at the shopping centre.
The pylon signs and roof top signage are reflected in the attached artwork and elevation
drawings respectively.
J
Branding:
Pickering-Brock Centre Inc. has invested a very significant amount of capital
dollars in the renovation and turn around of the shopping centre once known as
the Pickering Home and Design Centre. The centre is still referred to by this
name; the new pylon signs will help us to establish the Shops at Pickering Ridge
name within the city and amongst its citizens.
Visual Impact & Aesthetics:
The new pylons signs we hope you will agree are a considerable improvement
from the existing pylon signs both at our centre and the other shopping centres in
the immediate area. The colour and graphic presentation combine to create a
simple, clean, distinct and prestigious image for the shopping centre and our
tenants, The design while simple and clean, will also attract the attention of
customers, and will help to alleviate some of the access issues faced by the centre.
*
I t: I
1 2
- 2-
Unit # A16:
The roof top sign we are requesting to be placed on top of the parapet wall of Unit
A 16 is similar in scale and design to the existing Extreme Fitness roof top sign.
The sign will create symmetry between the two halves / sides of the shopping
centre and allow the restaurant tenant leasing the premises to create some
uniqueness for itself and theunit. Unit A 16 is well known within the community
as the former Papps Restaurant, which is positive and negative as Papps has both
a good and bad reputation with its patrons. The unique roof top sign will help the
new tenant who is an existing ownership group from within the City of Pickering
to establish a fresh design and start for the new restaurant.
We hope the new pylons along with the substantial investments we have made in
securing new tenants, renovating the building exteriors, and upgrading the landscaping
thus far will differentiate and distinguish the Shops at Pickering Ridge from its
competitors and ensure its future survival and success.
We thank you in advance for your consideration and anticipated cooperation. Please feel
free to contact the undersigned to discuss these matters or to arrange a site visit to more
thoroughly review our request.
Yours truly,
BA YFIELD REALTY ADVISORS INC.
,
t
~----
Vish Brijbassi
Vice President
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