September 14, 1999
To:Toronto Community Council
From:Acting Commissioner of Urban Planning and Development Services
Subject:1881 Queen Street East, Application No. 999051: Request for approval of variances from Chapter 297, Signs, of
the former City of Toronto Municipal Code, upon application by Thomas Smith/ Mediacom Inc., 377 Horner Avenue,
Toronto, Ontario, M8W 1Z6, on behalf of Morey Papier, 106 Thornbrook Court, Thornhill, Ontario L4J 7X4. (Ward 26 -
East Toronto)
Purpose:
To review and make recommendations respecting an application for variances to remove an existing roof sign and to install
one new and bigger illuminated roof sign for third party advertising at 1881 Queen Street East.
Source of Funds:
Not applicable.
Recommendations:
- That City Council refuse Application No. 999051 respecting minor variances from Chapter 297, Signs, of the former
City of Toronto Municipal Code to remove an existing roof sign and to install one new and bigger illuminated roof sign
for third party advertising at 1881 Queen Street East.
Comments:
The property is located on the south-east corner of Queen Street East and Woodbine Avenue, in a mixed-use zoning
district. The property accommodates a three-storey commercial building with retail uses at grade.
The applicant is requesting permission to remove an existing roof sign and to install one new and bigger illuminated roof
sign for third party advertising (see Figure 1). The existing roof sign is a legal non-conforming sign - which means that
while the sign's faces and attributes can be changed, no changes are permitted as-of-right to the sign structure, location or
height.
The proposed replacement roof sign would be 14.63 metres long and 4.27 metre high with an area of 62.47 mē. The top of
the proposed roof sign would be 7.32 metre above the roof height or16.45 metre above grade at the sidewalk. The proposed
sign does not comply with Chapter 297 of the Municipal Code in the following ways:
1. the roof sign is not permitted in a mixed use zoning district;
- the required 60 metre separation distance from other third party signs is not provided; and
- the height limit (16.45 metres) exceeds by 4.45 metres than the permitted maximum height of 12.0 metres.
At its meeting of April 1 and 2, 1996, City Council adopted By-law 1996-0168 which further tightened the sign regulations
of chapter 297 of the Municipal Code by no longer permitting the replacement for legal non-conforming signs in areas
where Council had decided that they are no longer desired (i.e. roof signs and ground signs are no longer permitted along
the City's Main Street). City Council adopted this further restriction to signal its desire that roof signs and ground signs in
mixed-use commercial/residential area s be permanently removed at the end of the sign's lifespan or when the various
current sites are redeveloped.
Since this 1996 prohibition on replacement roof signs in CR and MCR districts, I have consistently recommended refusal
of either new or replacement roof signs, as in most cases they adversely impact the skyline views and detract from the
streetscape. Allowing sign replacement ensures that the location will continue in use and makes the citywide goal of
attrition much harder to achieve. I have recommended approval of roof signs in few instances where the classification of
roof sign was arguably a technical matter such as being partially erected above the roof level or when it was above the roof
level but fully integrated into the architecture of the building.
The application is not supportable as the erection of a bigger roof sign would negatively impact the new residential
development at the former Woodbine Race Track site, which is just across on westside of the Woodbine Avenue. It would
undermine the existing policies and regulations of the Sign By-law by allowing signs in areas where they are no longer
desirable. It would also set an unfortunate precedent for other properties in this area and other CR and MCR districts
throughout the City.
I am, therefore, recommending refusal of this application., as I find the variances requested to be significant and not within
the general intent and purpose of the sign provisions of the Municipal Code.
Contact Name:
Norm Girdhar
Telephone: (416) 392-7209
Fax: (416) 392-0580
E-Mail: ngirdhar@toronto.ca
Beate Bowron
Director, Community Planning, South District
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