Variances from Chapter 297, Signs,
of the former City of Toronto Municipal Code
(North Toronto, Midtown, Downtown)
The Toronto Community Council recommends the adoption of the following reports from the Commissioner of
Urban Planning and Development Services:
(April 29, 1998)
Purpose:
To review and make recommendations respecting an application for a variance to permit one illuminated fascia sign - 3080
Yonge Street, Application No. 998024: Request for approval of a variance from Chapter 297, Signs, of the former City of
Toronto Municipal Code, upon application by Brill-Light Neon Signs Inc., 6380 Northwest Drive, Mississauga, Ontario,
L4V 1J7, on behalf of The Excelsior Life Insurance Company, 79 Wellington Street West, Toronto, Ontario, M5K 1N9.
(North Toronto)
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
It is recommended that:
(1) City Council approve Application No. 998024 respecting a minor variance from Chapter 297, Signs, of the former City
of Toronto Municipal Code to permit one illuminated fascia sign on condition that the sign only be illuminated 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.
(2) The applicant be advised, upon approval of Application No. 998024, of the requirement to obtain the necessary permits
from the Commissioner of Urban Planning and Development Services.
Comments:
The property is located on the west side of Yonge Street, north of Lawrence Avenue, in a mixed-use
(commercial/residential)district and residential (R2) district. The property accommodates a six storey office building. The
applicant is requesting permission to install one illuminated fascia sign to identify the municipal address of the property on
the south elevation of the building's uppermost storey (see Figure 1). The sign has a length of 2.5 metres and a height of 0.9
metres, with an area of 2.3 m².
The sign does not comply with Chapter 297 of the Municipal Code in that it will be located on a building at a height of less
than 34 metres above grade.
The Municipal Code requires illuminated logo signs to be located within the uppermost storey of buildings and 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 uses. In this instance, the proposed sign would be located at a height of 19 metres. I was concerned about
the potentially negative impact an illuminated sign at this height might have on the residential uses south of the site and
across Lawrence Avenue. The applicant has advised that the individual letters would be halo-lit meaning that the letters
would be outlined in light rather than fully illuminated in order to minimize the impact of illumination. The applicant has
also proposed to control the hours of illumination by means of an automatic timing device. Given these controls, I am
recommending approval of this application.
Contact Name:
Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
(May 1, 1998)
Purpose:
To review and make recommendations respecting an application for a variance to permit one illuminated projecting sign -
50 St. Clair Avenue East, Application No. 998011: Request for approval of a variance from Chapter 297, Signs, of the
former City of Toronto Municipal Code, upon application by Smith Sign Company, 45 Riviera Drive, Markham, Ontario,
L3R 5J6, on behalf of 1016256 Ontario Ltd., c/o Realmatt Property Mgmt., 1315 Finch Avenue West, Toronto, Ontario,
M3J 2G6. (Midtown)
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
It is recommended that:
(1) City Council approve Application No. 998011 respecting a minor variance from Chapter 297, Signs, of the former City
of Toronto Municipal Code to permit one illuminated projecting sign.
(2) The applicant be advised, upon approval of Application No. 998011, 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 St. Clair Avenue East, in a mixed-use (commercial/residential) district. The
property accommodates a four storey commercial building. The applicant is requesting permission to install one
illuminated projecting sign on the south elevation of the building (see Figure 1). The sign has a length of 0.6 metres and a
height of 0.8 metres, and an area of 0.48 m².
The sign does not comply with Chapter 297 of the Municipal Code in that a projecting sign is not permitted in a
commercial/residential district in the Yonge-St. Clair area.
The building is located in the Yonge-St.Clair area for which there are specific sign regulations. Only fascia signs consisting
of individual letters not exceeding a vertical dimension of 0.5 metres are allowed to be displayed on the front wall of a
building. These provisions are intended to prevent oversignage and reduce the visual impact of signage on buildings in this
area.
Given that the sign is of modest size and is located well above grade and would not interfere with or inconvenience
pedestrians, I am prepared to support the requested variance in this circumstance.
Contact Name:
Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
(May 7, 1998)
Purpose:
To review and make recommendations respecting an application for a variance to permit one illuminated fascia sign - 48
St. Clair Avenue West, Application No.998028: Request for approval of a variance from Chapter 297, Signs, of the former
City of Toronto Municipal Code, upon application by Provincial Sign Service Ltd., 375 Frankcom Street, Ajax, Ontario,
L1S 1R4, on behalf of Delisle Properties Ltd., 1 St. Clair Avenue West, Suite 600, Toronto, Ontario, M4V 3B6. (Midtown)
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
It is recommended that:
(1) City Council approve Application No. 998028 respecting a minor variance from Chapter 297, Signs, of the former City
of Toronto Municipal Code to permit one illuminated fascia sign.
(2) The applicant be advised, upon approval of Application No.998028, 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 St. Clair Avenue West, in a mixed-use (commercial/residential) district. The
property accommodates a 12.5 storey office building. The applicant is requesting permission to install one illuminated
fascia sign in the form of a corporate logo on the south elevation of the building (see Figure 1). The sign has a diameter of
0.9 metres, and an area of 0.81 m².
The sign does not comply with Chapter 297 of the Municipal Code in that the sign will not consist only of letters.
The building is located in the Yonge-St.Clair area for which there are specific sign regulations. Only fascia signs consisting
of individual letters not exceeding a vertical dimension of 0.5 metres are permitted. The purpose of this regulation is to
produce signage, which in terms of its size and design, is appropriate for this secondary commercial node.
Given the modest size of the proposed corporate logo sign and recognizing the existence of other comparable logo signs in
the immediate vicinity, the proposed signage would not, in my opinion, be unnecessarily obtrusive.
I am recommending approval of this application, as I find the variance requested to be minor and within the general intent
and purpose of the sign provisions of the Municipal Code.
Contact Name:
Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
(May 7, 1998)
Purpose:
To review and make recommendations respecting an application for variances to maintain one illuminated fascia sign and
one illuminated projecting sign - 1497 Yonge Street, Application No.998017: Request for approval of variances from
Chapter 297, Signs, of the former City of Toronto Municipal Code, upon application by Kwality Signs, 454 Aberfoyle
Court, Mississauga, Ontario, L4Z 2J5, on behalf of 791486 Ontario Limited, 43 Front Street East, Toronto, Ontario, M5E
1B3. (Midtown)
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
It is recommended that:
(1) City Council approve Application No. 998017 respecting minor variances from Chapter 297, Signs, of the former City
of Toronto Municipal Code to maintain one illuminated fascia sign and one illuminated projecting sign.
(2) The applicant be advised, upon approval of Application No. 998017, of the requirement to obtain the necessary permits
from the Commissioner of Urban Planning and Development Services.
Comments:
The property is located on the east side of Yonge Street, north of St. Clair Avenue East, in a mixed-use
(commercial/residential) district. The property accommodates a 2.5 storey commercial building. The applicant is requesting
permission to maintain one illuminated fascia sign and one illuminated projecting sign on the west elevation of the building
(see Figure 1). The fascia sign has a length of 1.2 metres and a height of 1.2 metres, and an area of 1.4 m² and the
projecting sign has a length of 0.5 metres and a height of 0.5 metres, and an area of 0.3 m².
The signs do not comply with Chapter 297 of the Municipal Code in the following ways:
1. the signs do not consist only of letters; and
2. a projecting sign is not permitted in the Yonge-St. Clair area.
The building is located in the Yonge-St.Clair area for which there are specific sign regulations. Only fascia signs consisting
of individual letters not exceeding a vertical dimension of 0.5 metres are permitted. The purpose of this regulation is to
produce signage which, in terms of its size and design, is appropriate for this secondary commercial node.
The signs have been designed as internally illuminated circular logos consisting of letters and graphic. The fascia sign has
been installed towards the north end of the building beside the company name and the projecting sign has been installed
towards the south end of the building.
Given the modest size of the signs and recognizing the existence of other comparable corporate logo signs in the immediate
vicinity, the signs, in my opinion, are not unnecessarily obtrusive.
I am recommending approval of this application, as I find the variances requested to be minor and within the general intent
and purpose of the sign provisions of the Municipal Code.
Contact Name:
Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
(May 13, 1998)
Purpose:
To review and make recommendations respecting an application for variances to permit two illuminated ground signs - 111
Queen's Park, Application No. 998016: Request for approval of variances from Chapter 297, Signs, of the former City of
Toronto Municipal Code, upon application by The Brothers Markle, 3780 14th Avenue, Unit 103, Markham, Ontario, L3R
9Y5, on behalf of Victoria University, 91 Charles Street West, Toronto, Ontario, M5S 1K7. (Downtown)
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
It is recommended that:
(1) City Council approve Application No. 998016 respecting minor variances from Chapter 297, Signs, of the former City
of Toronto Municipal Code to permit two illuminated ground signs.
(2) The applicant be advised, upon approval of Application No. 998016 , of the requirement to obtain the necessary permits
from the Commissioner of Urban Planning and Development Services.
Comments:
The property is located on the east side of Queen's Park, south of Bloor Street West, in an Institutional (Q) district. The
property accommodates the George R. Gardiner Museum of Ceramic Art. The applicant is requesting permission to remove
an existing ground sign and install two new ground signs in the Queen's Park frontage of the property (see Figure 1). The
signs each have a length of 5.0 metres and a height of 0.6 metres, with an area of 3.0 m².
The signs do not comply with Chapter 297 of the Municipal Code in the following ways:
1. the area of each sign (3.0 m²) exceeds the maximum permitted area of 2.5 m² by 0.5 m²; and
2. only one sign is permitted within the frontage of the lot.
The variances occur because the signs are larger and more numerous than permitted by the Municipal Code. The number of
signs as well as their size are regulated in order to reduce the visual impact of signs on the streetscape and on the buildings
to which they are attached.
The museum building is set back a considerable distance from the front lot line. The signs have been designed for the
purposes of building identification and would be located within a raised landscaped area on either side of the building's
main entrance, oriented north and south. The positioning and orientation of the proposed signs reduces their visual impact
on the streetscape and, in my opinion, the signs are appropriately sized for their intended function.
I am recommending approval of this application, as I find the variances requested to be minor and within the general intent
and purpose of the sign provisions of the Municipal Code.
Contact Name:
Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
(May 8, 1998)
Purpose:
To review and make recommendations respecting an application for a variance to permit seven illuminated projecting
banner signs - 147 Spadina Avenue, Application No. 997096: Request for approval of a variance from Chapter 297, Signs,
of the former City of Toronto Municipal Code, upon application by Alice Liang Architect, 377 Markham Street, Toronto,
Ontario, M6G 2K8, on behalf of 458728 Ontario Ltd., 119 Spadina Avenue, Suite 401, Toronto, Ontario, M5V 2L1.
(Downtown)
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
It is recommended that:
(1) City Council approve Application No. 997096 respecting a minor variance from Chapter 297, Signs, of the former City
of Toronto Municipal Code to permit seven illuminated projecting banner signs.
(2) The applicant be advised, upon approval of Application No. 997096, 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-east corner of Richmond Street West and Spadina Avenue, in a reinvestment area (RA)
district. The property accommodates a two storey commercial building. The applicant is requesting permission to install
five illuminated projecting banner signs along the Spadina Avenue frontage of the building and two illuminated projecting
banner signs along the Richmond Street frontage of the building (see Figures 1&2). The banner signs will identify the
municipal address of the property. The signs each have a length of 0.7 metres and a height of 2.9 metres, with an area of 2.0
m².
The signs do not comply with Chapter 297 of the Municipal Code in that the aggregate area of the signs on Spadina
Avenue (10.3 m²) exceeds the permitted area of 3.3 m² and the aggregate area of the signs on Richmond Street (4.2 m²)
exceeds the permitted area of 2.8 m².
The maximum area for a projecting sign is based on the amount of frontage the unit has on the street. The banner signs will
run lengthwise along the columns on the building's south and west elevations. In my opinion, the signs are appropriately
sized for this corner property and will not negatively impact the streetscape or the building.
I am recommending approval of this application, as I find the variance requested to be minor and within the general intent
and purpose of the sign provisions of the Municipal Code.
Contact Name:
Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
(May 7, 1998)
Purpose:
To review and make recommendations respecting an application for variances to permit two illuminated fascia signs - 393
University Avenue, Application No. 998025: Request for approval of a variance from Chapter 297, Signs, of the former
City of Toronto Municipal Code, upon application by Dominic Rotundo, 453 Chancellor Drive, Woodbridge, Ontario, L4L
5E1, on behalf of Elliott & Page Ltd., 393 University Avenue, Suite 2100, Toronto, Ontario, M5G 1E6. (Downtown)
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
It is recommended that:
(1) City Council approve Application No. 998025 respecting minor variances from Chapter 297, Signs, of the former City
of Toronto Municipal Code to permit two illuminated fascia signs.
(2) The applicant be advised, upon approval of Application No. 998025, of the requirement to obtain the necessary permits
from the Commissioner of Urban Planning and Development Services.
Comments:
The property is located on the east side of University Avenue between Dundas Street West and Armoury Street, in a
mixed-use (commercial/residential) district. The property accommodates a 23 storey commercial building.
The applicant is requesting permission to install two illuminated fascia signs in the form of a corporate logo on the north
and south elevations of the building (see Figures 1 & 2). The sign on the north elevation has a length of 3.0 metres and a
height of 3.3 metres, with an area of 9.9 m², and the sign on the south elevation has a length of 7.6 metres and a height of
3.0 metres, with an area of 23 m².
The signs do not comply with Chapter 297 of the Municipal Code in the following ways:
1. the height of sign on the north elevation (3.3 metres) will exceed the maximum height permitted of 3.0 metres by 0.3
metres; and
2. the sign on the south elevation will not be located on the uppermost storey of the building.
The property is also subject to University Avenue By-law No. 13409 which regulates signs along University Avenue
between Front Street and College Street. Under By-law No. 13409, the proposed signs are not permitted and the applicant
has applied to the Committee of Adjustment for a variance which was considered on April 22, 1998. The Committee's
decision has been reserved pending the outcome of City Council's decision on this report.
The proposed signs consist of a company name and logo. The first variance occurs because the height restrictions of the
logo and name combined will be exceeded. In this instance, however, the sign only slightly exceeds the maximum
permitted and is in keeping with other corporate logo signs along University Avenue.
Respecting the second variance, the Municipal Code requires corporate logo signs to be located within the uppermost
storey of buildings in order to reduce their visual impact on the streetscape , on the buildings to which they are attached and
on adjacent uses. In this instance, the uppermost storey of the building is recessed from the main front wall and therefore I
consider the proposed location on the 22nd storey to be appropriate.
I am recommending approval of this application, as I find the variances requested to be minor and within the general intent
and purpose of the sign provisions of the Municipal Code.
Contact Name:
Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
(May 4, 1998)
Purpose:
To review and make recommendations respecting an application for a variance to permit one illuminated fascia sign - 177
Beverley Street, Application No. 998012: Request for approval of a variance from Chapter 297, Signs, of the former City
of Toronto Municipal Code, upon application by Teresa Yau, 55 Alamosa Drive, North York, Ontario, M2J 2N8, on behalf
of The Chinese Presbyterian Church, 177 Beverley Street, Toronto, Ontario, M5T 1Y7. (Downtown)
Funding Sources, Financial Implications and Impact Statement::
Not applicable.
Recommendations:
It is recommended that:
(1) City Council approve Application No.998012 respecting a minor variance from Chapter 297, Signs, of the former City
of Toronto Municipal Code to permit one illuminated fascia sign.
(2) The applicant be advised, upon approval of Application No.998012, of the requirement to obtain the necessary permits
from the Commissioner of Urban Planning and Development Services.
Comments:
The property is located on the south-east corner of Beverley Street and Baldwin Street, in a residential (R3) district. The
property accommodates a place of worship. The applicant is requesting permission to install one illuminated fascia sign on
the west elevation of the building (see Figure 1). The sign has a length of 2.7 metres and a height of 0.8 metres, and an area
of 2.2 m².
The sign does not comply with Chapter 297 of the Municipal Code in that the height of sign above grade (5.1 metres)
exceeds the maximum height permitted of 2.0 metres by 3.1 metres.
The variance occurs because the sign is higher than permitted by the Municipal Code. Signs in residential districts are
required to be small and low in order to order to limit any negative impact on neighbouring residential uses. In this
instance, the sign cannot be installed any lower because it would interfere with an existing canopy. Given that the sign is
within the permitted 2.5 m² size limit for fascia signs in this district and that the nearest residential building from which the
sign would be visible is approximately 30 metres north of the site and across Beverley Street, I am prepared to recommend
approval of this application.
Contact Name:
Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
(May 14, 1998)
Purpose:
To review and make recommendations respecting 3 applications for variances to permit illuminated fascia signs in the
Yonge Street, Bay Street and York Street underpasses - 71 Front Street West: Applications Nos. 998013, 998019, and
998020: Request for approval of variances from Chapter 297, Signs, of the former City of Toronto Municipal Code, upon
application by Tunnel-Vision Marketing Ltd., 4141 Dixie Road, Rockwood Mall, P.O. Box 41083, Mississauga, Ontario,
L4W 4X9, on behalf of Toronto Terminals Railway Company Limited, 65 Front Street West, Suite 402, Toronto, Ontario,
M5J 1E6. (Downtown).
Funding Sources, Financial Implications and Impact Statement:
Not applicable.
Recommendations:
(1) That City Council approve Application No. 998013 respecting minor variances from Chapter 297, Signs, of the former
City of Toronto Municipal Code to permit four additional illuminated signs on the east and west sides of the Yonge Street
underpass.
(2) That City Council approve Application No. 998019 respecting minor variances from Chapter 297, Signs, of the former
City of Toronto Municipal Code to permit ten illuminated signs on the east side of the Bay Street underpass, subject to the
following conditions:
(a) that the owner/applicant remove the signs on 90 days notice from the City in order to permit the development of the
teamway; and
(b) that prior to the issuance of a permit to erect the signs, the wall where the signs are to be installed is cleaned, patched,
and painted in a manner consistent with the work undertaken in the Yonge Street underpass and to the satisfaction of the
Commissioner of Urban Planning and Development Services and that the owner and applicant enter into an Undertaking
with the City, satisfactory to the Commissioner of Urban Planning and Development Services, specifying that the improved
condition be maintained for the life of the signs.
(3) That City Council approve Application No. 998020 respecting minor variances from Chapter 297, Signs, of the former
City of Toronto Municipal Code to permit ten illuminated signs on the east side of the York Street underpass subject to the
following conditions:
(a) that the owner/applicant remove the signs on 90 days notice from the City in order to permit the development of the
teamway; and
(b) that prior to the issuance of a sign permit, the owner and applicant enter into an Undertaking with the City, satisfactory
to the Commissioner of Urban Planning and Development Services, to undertake the cleaning, patching and painting of the
north elevation of the Yonge Street underpass within six months of the issuance of a sign permit and that the improved
condition be maintained for the life of the signs.
(4) That the applicant be advised, upon approval of the above-noted applications, of the requirement to obtain the necessary
approvals from the Toronto Transportation Department and permits from the Commissioner of Urban Planning and
Development Services.
Background:
At its meeting dated August 14 & 15, 1995, the former City of Toronto Council had before it my report dated May 24,
1995 which recommended approval to permit 16 illuminated signs in the Yonge Street underpass, 7 illuminated signs in the
Bay Street underpass and 10 illuminated signs in the York Street underpass. Council gave approval to 16 illuminated signs
in the Yonge Street underpass but deferred consideration of the Bay and York Street underpasses.
Since then, a pedestrian walkway (teamway) has been installed on the west side of the York Street underpass and a
teamway is scheduled to be opened as part of the Air Canada Centre development on the west side of the Bay Street
underpass. Teamways are also proposed for the east side of Bay and York Streets, secured as part of the Precinct
Agreements for the Railway Lands East. The current application is for permission to install illuminated signage on the
existing east walls of these two underpasses and to install four additional illuminated signs in the Yonge Street underpass.
The applicant is aware that the proposed signage will have to be removed when construction for the teamways is
commenced.
Comments:
The municipal address for the properties are 71 Front Street West, which is Union Station, however, the signage is
proposed to be located in the York Street, Bay Street and Yonge Street railway underpasses, running south from Front
Street. The property is zoned for transportation use.
The applicant is proposing to install illuminated signs within the recessed panels of the underpasses. The York and Bay
Street underpasses will each accommodate 10 illuminated signs on the east side of the underpasses and an additional 4
illuminated signs are proposed in the Yonge Street underpass (see Figures 1,2 & 3 attached). The signs will each have a
length of 3 metres and a height of 1.8 metres, with an area of 5.6 m².
In exchange for the lease of these spaces, the Toronto Terminal Railway Company Limited (TTR) is requiring the applicant
to improve the appearance of the Bay Street underpass by cleaning, patching and painting the surface of the underpass
where the signs are to be located, similar to that undertaken in Yonge Street. As the cleaning of the York Street underpass
has already been completed as part of the City's Infrastructure Program, I am requiring that as a condition of approval of
the proposed York Street underpass signs that the applicant clean, patch and paint the exterior surface of the bridge
structure on the north elevation of the Yonge Street underpass.
The signs do not comply with Chapter 297 of the Municipal Code in the following ways:
1. third party fascia signs are not permitted to face a street;
2. the signs will be located within 60 metres of each other; and
3. the signs are not attached to the wall of a building but the wall of a tunnel.
Although the signs generate numerous variances, this application is unique and should be reviewed on its own merits.
These underpasses are key links between the City's downtown core and the waterfront. The installation of the proposed
signage will necessitate the cleaning, patching and repainting of these underpasses which act as gateways to and from the
City. Further, the illuminated signs will brighten the underpasses, thereby making them safer and more inviting.
Given these reasons, I am recommending approval of the applications subject to the conditions outlined above.
Contact Name:
Lora Mazzocca
Telephone: (416) 392-0421
Fax: (416) 392-7536
E-Mail: lmazzocc@city.toronto.on.ca
