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December 15, 1998

To:Chairman and Members

North York Community Council

From:Mr. Edward Tipping, P.Eng.

Director & Deputy Chief Building Official

Subject:Proposed Billboard Roof Sign at 2145 Avenue Rd.

(Sign Application No. S9805088)

Purpose:

Evaluate and make recommendations pertaining to a request by Allen Grossman, for a variance from the Sign By-law to permit the construction of an illuminated third party 10 foot by 20 foot billboard sign on the roof of an existing 3 storey commercial building in an residential RM 4 zone.

Recommendation:

It is recommended that:

1)The request for a variance from the sign by-law be refused.

Council Reference/Background/History:

The building on which the sign is contemplated is located in a RM4 residential zone (see attached site plan), on the southeast corner of Avenue Road and Wilson Avenue. The proposed sign would face north and south and be visible along Avenue Road.

The subject building is commercial in use, but is situated in a residential zone, and is located approximately eighty feet from a three storey residential building to the south on Avenue Road, with a RM4 zoning designation. The area surrounding the proposed sign is divergent in use, with a high-rise residential on the northwest corner, commercial and four storey residential on the northeast corner, and commercial and residential uses on the southwest corner.

Section 5.1 of the Sign By-law does not permit the erection of roof signs in a residential zone. Considering this building is located in a residential zone and is in close proximity to areas of residential use, particularly to the south, the intent of the sign by-law to safeguard residential areas from signage would be compromised.

In addition, the height of the proposed sign approximately 50 feet above grade would make it visible for a significant distance into the surrounding residential area. The Ward Councillors have been notified of this request and provided with a copy of the report and attached plans, drawings or pictures.

Conclusions:

It is the opinion of this department that permitting a third party billboard roof sign in a residential zone is not a minor variance from the requirements of the sign by-law. Further, the proposed sign would have negative consequence on the existing residential neighbourhood since it would be visible from the surrounding residential neighbourhood.

In general, the approval of roof signs in residential zones compromises the integrity of the sign by-law, and could facilitate the proliferation of roof signs within similar area of residential use.

Edward Tipping, P.Eng.,

Director & Deputy Chief Building Official

Attach.

cc.Councillor Milton Berger

Councillor Joanne Flint

Mr. Allen Grossman