March 23, 2000

To: Chairman and Members of Etobicoke Community Council

From: Bruce Ashton, P.Eng., Director of Building and

Deputy Chief Building Official, West District

Subject: Amendments to the Etobicoke Municipal Code (Signs)

Woodbine Racetrack at 555 Rexdale Boulevard

(Rexdale-Thistletown )

Purpose:

To enact amendments to Chapter 215 of the Etobicoke Municipal Code regulating signs in the former City of Etobicoke, to accommodate new signage required for the Woodbine Racetrack and the Ontario Lottery Corporation's "Woodbine Slots"

Financial Implications and Impact Statement:

City funding is not required. There are no impacts on capital or operating budgets.

Recommendations:

It is recommended that:

(1) the sign variances identified in this report and the signs illustrated in the proposed Woodbine Exterior Signage package as revised March 6, 2000, be approved; and,

(2) the appropriate City staff bring forward to City Council an amending by-law to Chapter 215 of the Etobicoke Municipal Code (Signs) which reflect all of the sign variances recommended by the Etobicoke Community Council.

Background:

The Ontario Jockey Club and its tenant, the Ontario Lottery Corporation, are seeking an amendment to Chapter 215 (Signs) of the Etobicoke Municipal Code to permit approximately 87 new or refurbished signs on their 700 acre site located between Highway No. 427 and Highway No. 27, on the south side of Rexdale Boulevard. The proposal is clearly defined in a comprehensive sign package entitled "Woodbine Exterior Signage" revised March 6, 2000 and includes directional/site identifier signs, parking lot signage as well as wall fascia signage and pylon signage disbursed throughout the site.

Comments:

The following comments will specify the various types, quantity and sizes of signs proposed at the Woodbine site and the relevant sections of the current Etobicoke Municipal Code that apply to these signs. Variance requirements will also be identified. See Summary of Variances (Attachment No. 1).

Section 215-22 of the Etobicoke Municipal Code (Signs) regulates signage for industrial zones and industrial buildings and uses. The racetrack and its associated uses such as training, housing, sale of horses and racing are regulated under the Industrial Zone sign provisions.

Existing Ground Signs

Section 215-22 B (4) of the Etobicoke Municipal Code (Signs) permits one identification ground sign per street frontage with a maximum of two ground signs per site. The site presently has three identification ground signs for the Woodbine Racetrack that incorporated "tri-vision" panels for identifying corporate sponsors of various racing events. The Development Committee approved a sign variance and Council adopted Clause 80 (d) of the Ninth Report of the Planning and Development Committee, 1996, to allow these three identification signs. Two of the three "tri-vision"signs, designated A-1, are located on the west side of the site adjacent to Highway No. 427 and are 10.67 metres in height having a display area of 56 square metres . These two single sided signs are presently oriented to face north and southbound traffic on Highway No. 427 while diverting their display area away from the residential neighbourhood to the north.

Tri-vision Signs

The applicant wishes to dismantle these two existing tri-vision signs and replace them with single sided identification ground signs incorporating the wording "Woodbine Racing Slots". The orientation will remain the same and the overall height and size will be slightly smaller than that of the existing signage alluded to above. (Refer to drawing 1.4 of the sign illustration package for details).

The third existing tri-vision ground sign, located at the south west corner of Rexdale Boulevard and Highway No. 27 and designated A-1, will remain as a 'V' shaped identification sign, having a height of 10.06 metres and a display area of 32.52 square metres for each face.

A new double-sided identification ground sign, designated A-2 in the package, identifies "Woodbine Racing Slots". This sign will be located about mid way along the Highway No. 27 street frontage and will bring the total number of identification ground signs to four (4), varianced to three (3) in 1996 where the Etobicoke Municipal Code (Signs) allows two (2). Furthermore, Highway No. 27 and Highway No. 427 will have two identification ground signs per street frontage where the Municipal Code (Signs) permits one (1). The proposal will contravene the Etobicoke Municipal Code (Signs) necessitating variances.

Existing Third Party Signage

The site presently contains five (5) existing Standard Outdoor Advertising ground signs four of which are distributed along Rexdale Boulevard and one at the south end of the Highway No. 27 street frontage. Signs A13-1, A13-2 and A13-3 are located on the south side of Rexdale Boulevard, within the north west quadrant of the Woodbine site. As we have no permit records of these signs, which were probably erected in the late 60's or early 70's we can only surmise that their existence may be a result of sign permit applications being filed on individual vacant parcels of land that at one time met the requirement of previous sign by-laws. The consolidation of these vacant properties with the overall Woodbine site has put these signs into legal non-conforming status. Section 215-22 B (4), of the current Etobicoke Municipal Code (Signs), permits one sign per street frontage.

The third party sign, designated A13-4, is located on the north side of Rexdale Bouelvard at the underground entrance to the Woodbine site. It complies with the third party regulations under Section 215-22 C (2) of theEtobicoke Municipal Code (Signs).

The fifth third party sign, designated A13-5, is located adjacent to the southbound entrance to Woodbine on the Highway No. 27 street frontage. This double sided pylon sign was approved under a sign variance Clause 22 (c) of the Third Report, Planning and Development Committee, 1997.

Modifications to Third Party Signage

All five third party signs will be modified to reflect the project identity. Typically a decorative illuminated crown element (logo) will be attached at the centre of the top of the signs and two neon accented "wings" will be added to the sides.

Section 215-8 B, of Etobicoke Municipal Code (Signs) does not allow non-conforming signs to be enlarged or structurally altered. Signs, designated A13-1, A13-2, and A13-4, will be structurally altered to change the support from a double pole to a single pole. In all cases the placement of the crown element will increase the height of each sign to 8.84 metres, whereas, Section 215-12 D of the Etobicoke Municipal Code (Signs) limits third party signs to a height of 7.7 metres. The signs will require a variance for height.

Section 215-22 C 2 and 3 (b) of the Etobicoke Municipal Code (Signs) requires the third party signs to meet the minimum 4.5 metre setback from the road allowance applicable to buildings in Industrial Zones. The four existing signs along Rexdale Boulevard may not meet that setback as a result of road widening over the years. As a proper survey has not been made available to this office at the time of this report, the matter must be investigated further.

Council may wish to note that when the variance was granted for the third party ground sign designated as A13-5, located near Highway No. 27 at the south east corner of the site, the sign approval pre-dated Interim Control By-law 280-1998 prohibiting third party advertising within 400 metres on lands adjacent to Highway No. 27 and other former provincial highways.

Incidental (Directional) Signage

(See Package drawing 2.1 through 2.9. Sign types (A-3, A-4, A-4a, A-4b,)

Section 215-22 D 2 (a) and (b) of the Etobicoke Municipal Code (Sign) permits incidental signage to have a maximum display area of 1.5 square metres when located within 8 metres of a street property line. Where the sign would be further than 8 metres from the street an additional 0.2 square metres of display area may be added for every 1.5 metres of additional setback up to a maximum of 3 square metres of display area.

The applicant has proposed a total of 35 incidental/directional signs throughout the site.

All but two of these signs appear to comply with the current Etobicoke Municipal Code (Signs).

It is intended that two of the five illuminated fifteen foot high directional pylon signs designated as A3 on Drawing 2.1 will incorporate a variable message reader or changeable message display. Section 215-11 of the Etobicoke Municipal Code (Signs) under definitions, only permits a changeable message area on business identification ground and fascia signs. The proposed signs, therefore, contravene the Etobicoke Municipal Code (Signs) and will require a variance for the "LED" feature.

Parking Lot Banners

The applicant proposes to install, fourteen illuminated poles with "trailblazing" banners along the main driveway aisle leading up to the slots casino and the racetrack entrance and twenty-three illuminated light standards with banners in the parking lots. The proposed banners are not regulated by the Etobicoke Municipal Code (Signs).

North Fascia Wall Signage

Section 215-11 of the Etobicoke Municipal Code (Signs) defines a fascia sign as being posted flat against the wall of a building with a maximum projection of 0.6 metres from the face of the wall on which it is attached. The proposed "Woodbine" fascia identification sign to be located on the north face of the building will project out approximately 1.2 metres from the face of the wall and therefore contravenes the Etobicoke Municipal Code (Signs). An 88.7 square metre large L.E.D. display screen, installed directly below the "Woodbine" lettering forms part of the projecting sign. A canopy fascia sign, designated A8c will be located below the "Woodbine" sign and will incorporate a changeable message area (small L.E.D.) identifying the Racing Slots entrance and the hours of operation.

Section 215-22 B (5) of the Etobicoke Municipal Code (Signs) limits the aggregate area of the fascia and canopy signage to 20 per cent of the front wall façade area. This maximum permitted display area will not be exceeded. The aggregate size of the L.E.D. display screens, forming part of the signage, will not exceed 50 per cent of the total sign area and therefore will comply with the Etobicoke Municipal Code (Signs).

Side wall Fascia Signage (Murals)

Variances are required for the fascia type business identification signage proposed for the east and west elevations facing Highway No. 27 and Highway No.427 respectively. Section 215-11 of the Etobicoke Municipal Code (Signs) requires that not less than 50 per cent of each sign must be devoted to identifying the business on the premises leaving up to 50 per cent of the display area for general advertising. The sign on the west elevation will incorporate the Woodbine Racetrack logo at the top of the large interchangeable mural type panel. The logo, however, constitutes less than 50 per cent of the sign. The mural type panel proposed for the east elevation does not incorporate any form of business identification at all. The mural panels are made of steel framing and will be changed from time to time to reflect the operations at the track. The west wall sign will have a total display area of 252.7 square metres, while the east wall sign will have a total display area of 250.9 square metres.

Animation

The applicant has modified the signage to comply with the intent of Section 215-14 of the Etobicoke Municipal Code (Signs), which addresses illumination. The section prohibits any sign from being animated or having flashing or chasing lights. The Ministry of Transportation has no objection to the signs as long as "it is clearly understood by all parties that under no circumstances, will blinking, flashing, running, or animated lighting of any sort, be permitted on the two signs proposed." (Attachment No. 2)

Conclusions:

It is our view that the new or refurbished signage proposed on the Woodbine site will not have a negative impact on the surrounding area due in large measure to the size of the site and its remoteness from the surrounding community of businesses and residents. All but one of the perimeter ground signs are presently in place and have been in place for some time. In our view one additional ground sign at the mid point of the Highway No. 27 frontage is in keeping with the intent of the Etobicoke Municipal Code (Signs). The replacement or refurbishing of the remaining ground signs will only serve to enhance the site.

Although the proposed wall signage contravenes the Etobicoke Municipal Code (Signs) it is our view that the variances alluded to in this report are reasonable and in keeping with the intent of the Etobicoke Municipal Code (Signs).

Urban Development Services, Planning Division Comments

In a number of reports to Council, the Planning Division has expressed concerns about the lack of a site plan application on the Woodbine Racetrack lands and in particular, the lack of adequate security lighting in the existing parking lots. Planning is particularly concerned that the change in use for slot machines and the late hours of operation would put potential users at-risk. A large percentage of the clientele of slot machine operations is composed of senior citizens.

In the past, the Ontario Jockey Club indicated that they would not be installing new parking lot lighting at this time. However, the current sign application indicates that 23 new forty foot parking lot lighting poles are proposed. These poles will incorporate sign banners. Planning Division staff have requested the applicant to provide a consultant's opinion that the proposed lighting is sufficient for security purposes and that the lighting will be suitably directed so that it does not adversely impact adjacent residential uses. To date, Planning has not received this opinion letter from the applicant.

The Planning Division recommends that, if Council decides to approve this application, the approval be conditional upon the submission of a consultant's letter certifying that the lighting is adequate for security purposes or upon the installation of additional lighting to provide adequate security. In addition, the approval should be conditional upon the submission of an undertaking by the property owner that the parking lot lighting will be directed and/or deflected so that it does not adversely impact the residential uses south of Rexdale Boulevard.

Works and Emergency Services Department, Transportation Services Division Comments

(See attached Memorandum dated March 8, 2000 Re: Third Party signage abutting Rexdale Boulevard, Highway No. 27 and Highway No. 427 ). (Attachment No. 3).

Contact:

John B. Brabant Tel: 394-8054

Manager, Plan Review (West District) Fax: 394-8209

E-mail: jbbrabant@toronto.ca

Bruce Ashton, P.Eng.

Director of Building and

Deputy Chief Building Official

West District

List of Attachments:

1. Summary of Sign By-law variances identified in this Report.

2. Correspondence from Lisa Cole, Permits Officer, Ministry of Transportation, to Steel Art Signs, dated March 10, 2000.

3. Memo dated March 8, 2000 from A. Smithies, Works and Emergency Services, Transportation Services Division to B. Ashton.