Variance from Chapter 297, Signs, of the Former City of Toronto

Municipal Code - 2300 Yonge Street (North Toronto)

The Toronto Community Council recommends the adoption of the following report (February15, 1999) from the Commissioner of Urban Planning and Development Services:

Purpose:

This report addresses the concerns respecting the sign on the east elevation of the building and consolidates the recommendations contained in my two previous reports.

Source of Funds:

Not Applicable.

Recommendations:

It is recommended that the recommendations contained in my two previous reports dated November26, 1998 and January 13, 1999 be replaced as follows:

(1)City Council adopt Application No. 998091, as revised, respecting a minor variance from Chapter 297, Signs of the City of Toronto Municipal Code to permit two illuminated "blade" signs at 2300 Yonge Street;

(2)The applicant be advised, upon approval of Application No. 998091, as revised, of the requirement to obtain the necessary permits from the Commissioner of Urban Planning and Development Services;

(3)City Council grant authority to:

(i)allow a minor variance from the former Metro By-law No. 118 to permit the erection of the illuminated "blade" sign, as revised, on the east elevation of the building subject to the applicant entering into an encroachment agreement with the City to the satisfaction of the Commissioner of Works and Emergency Services for the "blade" sign; and

(ii)direct the appropriate City of Toronto Officials to give effect thereto;

(4)The applicant pay all legal costs of the City of Toronto in the preparation and registration of the agreement; and

(5)The lease of rights, including but not limited to, air rights, commercial uses and signage be reviewed by the Commissioner of Works and Emergency Services and be subject to a fair market rental determined by the Commissioner of Corporate Services and payable to the City of Toronto, Transportation Services Account, as of the installation date.

Background:

On December 9, 1998, Toronto Community Council had before it my report dated November26,1998 requesting approval to install two illuminated "blade" signs. Toronto Community Council deferred consideration of this item until its meeting on January 20, 1999, to permit Councillor Walker to have a meeting in the community.

The meeting was held on January 14, 1999. Concerns were raised by neighbouring residents respecting the proposed sign on the east elevation in that the portion of the sign projecting above the roof level as well as the proposed semi-circular screen would block their views of Yonge Street. Modifications to the sign were recommended by the residents and staff were requested to consult with the sign company and appropriate civic officials on these modifications and report back to Toronto Community Council.

Revised Application:

The revised proposal differs from the original proposal as follows:

(i)the height of the sign above grade has been reduced from 27 metres to 24 metres;

(ii)the overall area of the sign has been reduced from 100.9 mē to 73.4 mē;

(iii)the sign has been re-positioned on the building so that only the top portion of the sign, the non-illuminated sphere, will extend above the building roof line (2.7 metres instead of 5.3 metres);

(iv)the name "Silvercity" has been reduced from 13.4 mē to 4.9 mē; and

(v) the projection of the sign from the building has been reduced from 4.9 metres to 4.8 metres.

Comments:

The size of the sign has been substantially reduced and the sign has been re-positioned on the building so that only the top portion of the sign, being the non-illuminated sphere, would project above the building roof line. The revised proposal represents a significant improvement over the original proposal and, in my opinion, its smaller size and lower height adequately address the concerns raised by the neighbouring residents.

I am therefore recommending approval of this application as revised.

Contact Name:

Lora Mazzocca

Telephone: (416) 392-0421

Fax: (416) 392-0580

E-Mail: lmazzocc@toronto.ca

The Toronto Community Council also submits the following report (November 26, 1998) from the Commissioner of Urban Planning and Development Services:

Purpose:

To review and make recommendations respecting an application for a variance to permit two illuminated "blade" signs at 2300 Yonge Street.

Source of Funds:

Not applicable.

Recommendations:

It is recommended that:

(1)City Council approve Application No.998091 respecting a minor variance from Chapter 297, Signs, of the former City of Toronto Municipal Code to permit two illuminated "blade" signs; and

(2)The applicant be advised, upon approval of Application No. 998091, 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-west corner of Yonge Street and Eglinton Avenue, in a mixed-use (commercial residential) district. The property accommodates the Yonge-Eglinton Centre. The applicant is requesting permission to install two illuminated "blade" signs on the south and east elevations of the building in order to identify the new movie theatres (see Figures 1-4). The signs each have a length of 5.6 metres and a height of 18.02 metres, with an area of 100.9 mē.

The signs do not comply with Chapter 297 of the Municipal Code in that they are not a defined sign type and therefore are not permitted.

The cone-shaped signs would be attached to the south and east building facades to identify the new theatres. The signs would be internally illuminated with fluorescent lighting and only the upper portion of the sign would contain the theatre name "Silvercity". Given that a portion of the sign on the Yonge Street elevation will project above the building parapet, I was concerned about the impact of the illuminated sign on the adjacent residential uses north and west of the site and requested the applicant to address this concern. Consequently, the applicant has proposed to install an aluminum semi-circular screen behind the signs in order to prevent any light from being visible by the adjacent residential uses, which I believe satisfactorily addresses my concerns.

The signs have been designed as decorative elements to complement the exterior facade of the newly renovated building and, in my opinion, will not negatively impact the streetscape or the surrounding uses.

I am therefore 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@toronto.ca

The Toronto Community Council also submits the following report (January 13, 1999) from the Commissioner of Urban Planning and Development Services:

Purpose:

This report forwards the comments and recommendations from the Commissioner of Works and Emergency Services respecting the encroachment of the illuminated "blade" sign on the east elevation of the building onto the Yonge Street road allowance. I am including these recommendations as part of the new procedures to streamline the approval process for signs encroaching over Metro roads.

Recommendations:

That the recommendations contained in the report dated November 26, 1998 from the Commissioner of Urban Planning and Development Services be amended to include the following:

"3.City Council grant authority to:

(I)allow a minor variance from the former Metro By-law No. 118 to permit the erection of the illuminated "blade" sign on the east elevation of the building subject to the applicant entering into an encroachment agreement with the City to the satisfaction of the Commissioner of Works and Emergency Services for the "blade" sign; and

(ii)direct the appropriate City of Toronto Officials to give effect thereto;

(4)The applicant pay all legal costs of the City of Toronto in the preparation and registration of the agreement; and

(5)The lease of rights, including, but not limited to air rights, commercial uses and signage be reviewed by the Commissioner of Works and Emergency Services and be subject to a fair market rental determined by the Commissioner of Corporate Services and payable to the City of Toronto, Transportation Services Account, as of the installation date."

Background:

On December 9, 1998, Toronto Community Council had before it my report dated November26,1998 requesting approval to install two illuminated "blade" signs. Toronto Community Council deferred consideration of this item until its meeting to be held on January20,1999, to permit the Ward Councillor to have a meeting in the community.

The "blade" sign when completed will be located at a distance of " 83.0 metres north of the curb line of Eglinton Avenue at Yonge Street, and will overhang on the Yonge Street road allowance by 4.54 metres. Clear space between the west curb line of Yonge Street to the closest part of sign being 0.36 metres. Minimum clearance between the existing sidewalk to lowest portion of sign being 10.4 metres.

Contact Name:

Lora Mazzocca

Telephone: (416) 392-0421

Fax: (416) 392-0580

E-Mail: lmazzocc@toronto.ca

The Toronto Community Council also submits the following report (January 19, 1999) from the Commissioner of Urban Planning and Development Services:

Recommendation:

That this matter be deferred until the meeting of Toronto Community Council to be held on February17, 1999, in order to consider the requested modifications arising from the community meeting held on January 14, 1999.

Comments:

On December 9, 1998, Toronto Community Council had before it my report dated November26,1998, recommending approval to install two illuminated "blade" signs. Toronto Community Council deferred consideration of this item until its meeting to be held on January20,1999, to permit the Ward Councillor to have a meeting in the community.

The meeting was held on January 14, 1999. Concerns were raised by the residents respecting the proposed sign on the east elevation in that the portion of the sign projecting above the roof level as well as the proposed semi-circular screen would block their views of Yonge Street. Modifications to the sign were recommended by the residents and staff is consulting with the sign company and appropriate civic officials on these modifications. To consider modifications to the sign, the matter should be deferred to the February 17, 1999, meeting of Toronto Community Council.

Contact Name:

Lora Mazzocca

Telephone: (416) 392-0421

Fax: (416) 392-0580

E-Mail: lmazzocc@toronto.ca

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The Toronto Community Council reports, for the information of Council, having also had before it during consideration of the foregoing matter, the communication (December 2, 1998) from Mr. David Y. Green, Yonge-Eglinton Centre, and a copy thereof is on file in the office of the City Clerk.