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January 28, 1999

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 3827-3829 Bathurst St.

Purpose:

Evaluate and make recommendations concerning a request by Mr. Melvin Winch, for a variance from the Sign By-law to permit the erection of an illuminated, third party, 10 foot by 16 foot two sided billboard sign on the roof of an existing two storey residential and commercial building.

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 proposed is located in a commercial zone (C1) (see attached site plan). The building fronts onto Bathurst Street and the proposed sign would face north and south along Bathurst Street. The subject building is not located in a residential zone, however the uses of the buildings surrounding the proposed sign are all similar to each other, with ground floor commercial uses and residential apartments on the second storey. Directly to the east of the proposed sign are single family residences in R6 and R3 zones.

If approved and constructed the sign would be situated approximately forty-five (45') from the existing commercial/residential building to the north and one hundred twenty-five feet (125') from the existing commercial/residential building to the south. The sign would also directly face the residential apartments on the west side of Bathurst Street.

The variance sought is from Sentence 5.2.1.1 of the sign By-Law, which requires that roof signs be located not less than five hundred feet (500') from another roof sign. Currently there is an existing roof sign located approximately four hundred and thirty-five feet (435') south of this proposed sign at the north-east corner of Bathurst Street and Southbourne Avenue.

Consideration should also be given to Section 3.8.2 of the Sign By-Law which does not allow illuminated signs to adversely affect residential premises in a residential zone where the premises are located within one hundred and fifteen feet (115') of a sign. In this case, Section 3.8.2, does not strictly apply due to the area being zoned commercial, however the principle in Section 3.8.2 should be given some consideration.

In addition, the height of the proposed sign approximately forty feet above grade would make it clearly visible for a significant distance into the surrounding residential streets. 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 the proposed sign could have a negative impact on the adjacent residential zone and residential apartments. The proposed sign does not meet the intent of the Sign by-Law to protect residential premises from signage, and the proposed variance is not minor in nature when viewed in context with the nature and uses in the area.

Edward Tipping, P.Eng.,

Director & Deputy Chief Building Official

MA/ma

Attach.

cc.Councillor Joanne Flint

Councillor Milton Berger

Mr. Melvin Winch