October 27, 1998
To:Toronto Community Council
From:Commissioner of Urban Planning and Development Services
Subject:40 Bay Street (71 Front Street West, 15 York Street), Application No. 998062: Request for approval of variances
from Chapter 297, Signs, of the former City of Toronto Municipal Code, upon application by WSI Sign Systems Ltd., 29
McEwan Drive, Bolton, Ontario, L7E 1H4, on behalf of Maple Leaf Sports and Entertainment Ltd., 20 Bay Street, Suite
1720, Toronto, Ontario, M5J 2N8. (Downtown)
Purpose:
To review and make recommendations respecting an application for variances to permit signage at 40 Bay Street. (71
Front Street West, 15 York Street) (Air Canada Centre)
Source of Funds:
Not applicable.
Recommendations:
It is recommended that:
1. City Council refuse Application No. 998062 respecting minor variances from Chapter 297, Signs, of the former City of
Toronto Municipal Code to permit two non-illuminated roof signs, category AL@.
2. City Council approve Application No. 998062 respecting minor variances from Chapter 297, Signs, of the former City
of Toronto Municipal Code to permit 47 exterior signs of various types on the following conditions:
(i)that the four Search Lights AA@ be activated only on event days and that they be illuminated only between the hours of
7:00 a.m. and 11:00 p.m. and that this be controlled by means of an automatic timing device and that the City receive
written approval from Transport Canada prior to the issuance of a sign permit;
(ii)that the third party component of the Practice Facility, identification sign AE@,
not exceed an area of 20 m5 and that it consist only of letters and logo;
(iii)that the two fascia signs AF@ not exceed an area of 25 m5 each and that the signs consist of a combination of text or
logo and graphic; and
(iv)that the three fascia signs AK@ not exceed an area of 15 m5 each and that they consist only of letters and logo.
3. That City Council grant authority to:
(i)allow a minor variance to the provisions of Section 12(8) of the former Metro Sign By-law 211-74 to permit the
installation of four signs within the public right-of-way of Lake Shore Boulevard West;
(ii)amend the former Municipality of Metropolitan Toronto/Air Canada Centre ramp agreement to permit the attachment
of the pedestrian directional sign on top of the ramp parapet wall, and the parking identification sign to the ramp
bulkhead. The resultant agreement is to contain such terms and conditions deemed necessary by the City of Toronto
Solicitor, City Treasurer and Commissioner of Works and Emergency Services to protect the Corporation=s interests; and
(iii)direct the appropriate City of Toronto Officials to give effect thereto.
4. That prior to applying for an occupancy permit, the applicant shall submit plans identifying signage for disabled
persons to the satisfaction of the Commissioner of Urban Planning and Development Services and that the signage be
installed prior to the issuance of the occupancy permit.
5. That the PATH system signage be secured under a separate Wayfinding Agreement to the satisfaction of the
Commissioner of Urban Planning and Development Services as outlined in the Precinct R Development Agreement and
that PATH system signage be installed prior to occupancy.
6. That the applicant be advised, upon partial approval of Application No. 998062, of the requirement to obtain the
necessary permits from the Commissioner of Urban Planning and Development Services.
Comments:
The property is located on the north side of Lake Shore Boulevard West, on a block bounded by Bay Street, Bremner
Boulevard and the CN Rail Corridor, in a mixed-use (commercial/residential) district. The property is known as the Air
Canada Centre. The lands surrounding the site are currently vacant but are zoned to permit mixed commercial/residential
uses. At its meeting of July 24 & 25, 1995, the former City of Toronto Council gave approval to permit the construction
of an 18,580 sq. m office tower at the north east corner of the site and a 22,500 seat multi-purpose sports and
entertainment facility to accommodate both basketball and hockey events as well as a wide range of other entertainment
uses.
A comprehensive pedestrian system will be provided in conjunction with the completion of the Air Canada Centre in
order to ensure the efficient operation of the stadium. Adjacent to the west facade of the sports facility a 2600 m5 open
space (Union Plaza) will link to a new south entrance to Union Station. With the realignment of Bremner Boulevard south
to Lake Shore Boulevard an east-west enclosed pedestrian walkway AGalleria@ will be provided on the north side of the
stadium connecting Bay Street to Union Plaza and Bremner Boulevard. A sidewalk along the south face of the historically
designated Postal Delivery Building facade will connect Bay Street to the south end of Union Plaza. The sidewalk along
the west side of Bay Street will be enlarged with the creation of a colonnade. The Bay West Teamway, a weather
protected pedestrian connection, will provide access to Front Street and Union Station. Parking for 400 vehicles will be
provided beneath the stadium to serve both the stadium and the office tower and parking for 15 buses will be provided to
the west of the stadium.
The purpose of this application is to implement a comprehensive signage proposal as required under Precinct R
Development Agreement No. CA441814. The application proposes, among other things, a detailed wayfinding system
related to public routes in and around the stadium including PATH system signage. The Precinct R Development
Agreement also requires the installation of directional signage for disabled persons to utilize ramps, elevators and other
facilities. To date this last item remains outstanding. Consequently, it is recommended that prior to applying for an
occupancy permit, the applicant shall submit plans indicating directional signage for disabled persons to the satisfaction of
the Commissioner of Urban Planning and Development Services and signage connecting to the City=s PATH system and
that the signage be installed prior to the issuance of the occupancy permit.
The proposed signs can be grouped into categories and the location of each sign by category is illustrated on the attached
Figure 2. In addition to the 53 signs that are part of this application, an additional 19 exterior signs, which are permitted
under the Municipal Code, will be installed on the site. The areas of non-compliance with Chapter 297 of the Municipal
Code by sign category are described as follows:
A. Search Lights (total of 4 proposed):
a)are not a defined sign type.
The search lights will be mounted to the roof of the stadium building . At night during periods when there are scheduled
events these search lights will be activated to serve as a beacon identifying the centre=s location. Prior to event time the
lights will criss-cross the sky at 40 degrees. The applicant is anticipating approval for the use of the search lights by
Transport Canada. Transportation Services staff of City Works and Emergency Services have given their approval.
However, I am concerned about the potential negative impact the lights may have on residential and hotel uses in the
surrounding area. Therefore, I am recommending that the lights only be illuminated between the hours of 7:00 a.m. and
11:00 p.m. and that they be controlled by means of an automatic timing device. The applicant is in agreement with this
recommendation.
B.Illuminated Fascia Signs for third-party advertising on the Bay Street Teamway (total of 10 proposed):
a) the signs will not be located on a wall of a building but on a wall of a tunnel;
b) fascia signs for third-party advertising are not permitted to face a street; and
c) the signs will be located within 60 metres of each other.
Ten illuminated fascia signs are proposed on the west side of the Bay Street underpass (Teamway) on the inside wall. At
its meeting of June 3 & 4, 1998, City Council gave approval to the installation of ten illuminated fascia signs on the east
side of the Bay Street Teamway. In the current proposal signage will be installed within the recessed panels of the west
wall similar to what has been approved on the east wall. Although the signs generate numerous variances, the Teamway is
a key link between the City=s downtown core and the waterfront and in my opinion, signs in this location will animate this
important pedestrian connection and make it more inviting.
C. Non-illuminated Fascia Signs for Identification (total of 3 proposed):
a)the signs will not be located on a wall of a building but on a wall of a tunnel.
Three non-illuminated fascia signs are proposed on the north end of the Bay West Teamway. These signs are essential in
identifying the refurbished Bay West Teamway and in directing pedestrians south along Bay Street to the waterfront and
other destinations including the Air Canada Centre. In my opinion, the signs are appropriately located for their intended
function.
D.Illuminated Ground Signs for Identification and Direction (total of 6 proposed):
a) more than 1 ground sign will be located within the east and west frontages of the lot; and
b) 2 ground signs will be located within 2 metres from the street line.
Six illuminated ground signs for identification and direction purposes will be installed at various locations throughout the
site. These 5.6 metre high pole-mounted signs will identify gate numbers and on-site amenities. The signs will also carry
PATH system signage which will be secured under a separate Wayfinding Agreement to the satisfaction of the
Commissioner of Urban Planning and Development Services. Given the large size of the building and the extensive length
of the property, approximately 125 metres, the signs are important components of the wayfinding system and do not
represent oversignage.
E.Illuminated Fascia sign for Identification and third-party advertising on the west elevation APractice Facility@ (total of 1
proposed):
a) the sign will be located more than 10 metres above grade;
b) the sign will be located within 60 metres from other third-party signs; and
c)third-party signs are not permitted to face a street.
An illuminated identification sign is proposed on the west elevation of the building. The sign will identify the basketball
practice court facility located on the north side of the stadium above the public AGalleria@. The first variance occurs
because the sign would be installed above the maximum permitted height of 10 metres. The Municipal Code restricts
signs to the first two storeys or the uppermost storey of buildings in order to minimize the impact of signage on the
building, on the streetscape and on upper floor residential units in the immediate vicinity. In this instance, however, the
sign would be located well within the second floor level of the building identifying the use at that level and there are no
existing residential units from which the sign would be visible.
The second and third variances occur because third-party signs are not permitted to face a street and the sign will be
located within 60 metres of other third-party signs. In this instance the building is significantly set back by approximately
57 metres from the street and the sign would not be visible from the street. The sign would also be located within 60
metres of other third-party signs proposed along the building=s west facade. The 60 metre separation distance requirement
was introduced into the Municipal Code in order to prevent sign clutter of large third party advertising signs. In this
instance, however, while technically classified as a third-party sign, only a portion of the proposed sign (20 m5) describes
a third-party product or service. I am prepared to recommend approval of the fascia sign on condition that the third-party
component of the sign not exceed 20 m5 and that it be restricted to corporate name and logo only. The applicant concurs
with these recommendations.
F.Illuminated Fascia signs for third-party advertising on the west elevation (total of 2 proposed):
a) third-party signs are not permitted to face a street; and
b) the signs will be located within 60 metres of each other.
Five illuminated fascia signs are proposed on the west elevation of the stadium, two of which will be for the purposes of
third-party advertising. The signs will be located within the first two floors of the seven floor stadium. The variances
occur because the third-party signs will be located within 60 metres of each other and third-party signs are not permitted
to face a street. In this instance, the signs will serve to animate the facade and visually reduce the scale of this 105 metre
long building. However, to ensure that these signs have a positive visual impact, I have requested that the area of each
sign not exceed 25 m5 and that the signs contain a combination of text or logo and graphic as opposed to text alone. The
applicant concurs with this recommendation. Respecting the second variance, the building is significantly set back from
the street and will face a 25 metre wide pedestrian promenade which I consider acceptable.
G. Illuminated Fascia signs for third-party advertising on the east elevation (total of 11 proposed):
a) the signs will be located within 60 metres of each other; and
b) third-party signs are not permitted on a building which is designated under the Ontario Heritage Act.
Eleven third-party fascia signs are proposed on the inside columns of the pedestrian colonnade which runs parallel to Bay
Street. The variances occur because they will not meet the 60 metre minimum separating distance required for third-party
signs and they are not permitted on a building that is designated historical. In this instance, the signs will be located on the
inside face of the columns approximately 8 metres apart and as a result of their small size (1.0m5) will not clutter this
busy pedestrian throughroute. Heritage Toronto staff have advised that the location of the signs do not affect the reasons
for designation.
H. Illuminated Signs for Identification suspended from the ceiling (total of 2 proposed):
a) the signs are not a defined type of sign.
Two illuminated signs will be suspended from the ceiling of the Bay Street colonnade. The signs will be used to identify
the gate entrances. The signs are also subject to By-law No. 1995-0506 which regulates the use of land and other matters.
Under this site-specific zoning by-law the proposal does not meet the 4.5 metres minimum vertical clearance requirement.
The applicant has applied to the Committee of Adjustment for a minor variance which will be considered on November 3,
1998. In my opinion, the signs are necessary for gate identification and are an important component of the wayfinding
system.
I. 2 Non-Illuminated Fascia Signs AAir Canada Centre@ on the east and south elevations and 1 Illuminated Logo on the
south elevation:
a) the signs will not be located within the uppermost storey of the lower portion of the building;
b)more than one sign will be erected on the south building face;
c) the logo sign will be located on a building that has a height of less than 34 metres; and
d) the height of the logo sign on the south elevation (3.8 metres) will exceed the maximum permitted height of 3 metres.
J.2 Illuminated Fascia Signs AAir Canada Centre@ & logo on the north and west elevations:
a) the signs will be located on a building that has a height of less than 34 metres;
b) there will be more than one sign erected on the north building face; and
c) the height of the logo sign on the west elevation (3.8 metres) will exceed the maximum permitted height of 3 metres.
The variances for sign categories AI@ and AJ@ have to do with the location of the signs on the building, the number of signs
on the north and south elevations, the height of the logo signs above grade and the size of the logo signs. The Municipal
Code requires illuminated corporate name and logo signs to be located within the uppermost storey of buildings higher
than 34 metres above grade in order to reduce their visual impact on the streetscape, on the buildings to which they are
attached and on adjacent residential uses. The AAir Canada Centre@ signs would consist of individual stainless steel letters
anchored to the facade of the building at a height of 17 metres above grade. Heritage Toronto staff have advised that they
are in agreement with the location of the proposed signs because they would be installed in the same location as the postal
building letters that previously existed on the building. The AAir Canada Centre@ signs on the north and west elevations
would be installed at the same level as the signs on the south and east building elevations forming a consistent sign band
around the stadium building. Although the logo signs on the south and west elevations are larger than permitted, their
slightly larger size will not negatively impact the building or the streetscape or future permitted uses on surrounding
lands. The signs will be located on a building that is 32 metres instead of 34 metres. In this instance, however, horizontal
expansion joints located on the upper storeys of the stadium building physically prevent signs from being installed any
higher.
K.Illuminated Fascia Signs for third-party advertising (total of 3 proposed):
a) the signs will be erected on a building that is designated under the Ontario Heritage Act and will be located above the
fourth storey of the building and 15 metres above grade; and
b) the signs will be located within 60 metres of each other.
Three illuminated fascia signs for third party advertising are proposed on the north elevation of the building. The
variances have to do with the height of the signs above grade, their location on a heritage building and the fact that they
will be located within 60 metres of each other. On October 6 & 7, 1997, the former City of Toronto Council amended the
sign regulations of Chapter 297 of the Municipal Code to limit the height of third party fascia and mural signs on the side
walls of buildings to a maximum height of four storeys or 15 metres above grade in mixed-use commercial/residential
districts. This regulation is aimed at preserving the appearance of commercial streetscapes and minimizing the negative
impact of illuminated signs on adjacent residential uses. In this instance, the signs would be installed along the north wall
of the stadium building, approximately 26 metres above grade. The signs would be at the same level as the AAir Canada
Centre@ signs proposed on the south, east and west elevations. The signs will identify the corporate sponsors of the Air
Canada Centre and resemble fascia signs for identification. Further, their orientation towards the rail corridor will only
make them visible to train users. Heritage Toronto staff have advised that the north elevation of the building is part of the
stadium=s new facade and the location of the signs do not affect the reasons for designation. Therefore, I am prepared to
recommend approval of the fascia signs on condition that they not exceed 15 m5 each and that they be restricted to
corporate name and logo only. The applicant concurs with these recommendations.
L. Non-illuminated Roof Signs (total of 2 proposed):
a) roof signs are not permitted in this district.
Two non-illuminated Air Canada Centre logo signs are proposed on the roof of the stadium building. The signs will be 22
metres in diameter and will be welded flush and not perpendicular to the roof. The variance occurs because roof signs are
currently prohibited in all mixed-use commercial/residential districts.
It is Council=s policy to encourage residential uses throughout the downtown area and seek to achieve a high quality of
life for downtown residents through, among other things, the preservation and enhancement of views. In this instance,
while the signs would be positioned flush to the roof
they would be visible from above to residents, hotel patrons and office workers in the downtown area. This could set a
precedent for other building owners in mixed-use commercial/residential districts to use their roof tops for flush mounted
advertisements.
A recent staff survey of major Canadian cities indicated that only one city (Calgary) permits such roof top signage.
Consequently when recently approached by a sign company representative proposing this form of signage throughout the
Financial District they were advised that staff could not support such a proposal.
In my opinion, the approval of roof signs would contradict the intent of Council=s policies and objectives and could set a
negative precedent with city-wide implications. For these reasons, I am recommending that the roof signs be refused.
M.4 Signs in Public Right-of Way
Two parking identification signs and two pedestrian directional signs are proposed within the Lake Shore Boulevard West
right-of-way. One of the parking identification signs will be attached to the bulkhead of the vehicle access ramp of the
underground parking garage and the second will be attached to the pillar of the F.G. Gardiner Expressway just west of the
intersection. The directional signs will be set back approximately 3.0 metres west of Bay Street and 6 metres north of
Lake Shore and attached to the parapet wall of the underground parking garage. Transportation Services staff of City
Works and Emergency Services concur that the signage is necessary to move pedestrians and vehicles efficiently and
effectively to and from the stadium and therefore recommend that a minor variance to Section 12(8) of the former Metro
Sign By-law 211-74 be granted for these signs as outlined in Recommendation No. 3 above.
Conclusion:
The final signage proposals for this building are a result of extensive discussions between City staff and the applicants.
This package represents appropriate signage for a building of this type and comprises considerably less signage and
third-party advertising than originally proposed. The original requests were, in my opinion, not appropriate.
Contact Name:Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
Beate Bowron
Director, Community Planning, South District
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