(January 8, 1998)

Subject: 511 Queen Street West: Request for approval of variances from Chapter 297, Signs, of the City of Toronto Municipal Code to maintain one illuminated projecting sign (Ward 24).

Origin: Commissioner, Urban Development Services, upon referral of an application by 555726 Ontario Inc., 511 Queen Street West, Toronto, Ontario, M5V 2B4, on behalf of 498330 Ontario Limited, 89 Ridge Hill Drive, Toronto, Ontario, M6C 2J7. (p:\1997\ug\uds\pln\lu971496.pln) - jc

Recommendations:

1. That City Council approve Application No. 997039 respecting minor variances from Chapter 297, Signs, of the City of Toronto Municipal Code to maintain one illuminated projecting sign.

2. That the applicant be advised, upon approval of Application No. 997039, of the requirement to obtain the necessary permits from the Commissioner of Urban Development Services.

Comments:

The property is located on the south side of Queen Street West, between Augusta Avenue and Spadina Avenue, in a mixed-use (commercial/residential) district. The property accommodates a 2.5 storey mixed-use building with residential units on the upper storey and retail uses at grade.

The applicant is requesting permission to maintain one illuminated projecting sign on the north elevation of the building (see Figures 1 and 2). The sign has a length of 2.4 metres and a height of 1.6 metres, with an area of 4.0 m5.

The sign does not comply with Chapter 297 of the Municipal Code in the following ways:

1. the area of the sign (4.0 m5) exceeds the maximum permitted area of 1.2 m5 by 2.8 m5;

2. the sign is located within 10 metres from a residential use;

3. the sign projects 2.7 metres over a public walkway instead of the permitted 1.0 metre; and

4. the sign is located within 0.6 metres from the curb line of a public roadway.

The first variance occurs because the sign is larger than permitted by the Municipal Code. The maximum area for projecting signs is based upon the amount of frontage the unit has on the street. I was concerned about the impact of such a large sign on the streetscape and requested the applicant to reduce the overall size of the existing sign. The applicant has advised that the bottom portion of the sign is detachable and that he would remove it, thereby reducing the size of the sign from 4m5 to 3.0m5. Although the sign would still be substantially larger than permitted, the modified sign would be more in keeping with other signs along this section of Queen Street, which I consider acceptable. The second variance occurs because the sign is located within 10 metres of a residential window. In this case, however, the sign has been installed well below the window level and would not adversely affect the tenant=s enjoyment of this unit.

The last two variances occur because the sign projects 1.7 metres further than permitted by the Municipal Code and is located within 0.6 metres from the curb line of a public roadway. A recent site visit has confirmed that the sign cannot be moved any closer to the building. The applicant has advised that the sign was installed approximately 18 years ago and was refaced within the last 5 years.

Given that the revised proposal represents a modest improvement over the original proposal and that the sign is located well above grade and does not interfere with pedestrians, I am prepared to support the requested variances in this circumstance. I am, therefore, recommending that this application be approved.

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511 Queen Street

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511 Queen Street

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511 Queen Street

(January 8, 1998)

Subject: 601 Yonge Street: Request for approval of a variance from Chapter 297, Signs, of the City of Toronto Municipal Code to permit three non-illuminated fascia signs (Ward 24).

Origin: Commissioner, Urban Development Services, upon referral of an application by Sasha Milenov Architect, 63 St. Clements Avenue, Toronto, Ontario, M4R 1H1, on behalf of Puffin Developments Ltd., 16 Birch Avenue, 3^rd floor, Toronto, Ontario, M4V 1C8. (p:\1997\ug\uds\pln\lu971497.pln)

Recommendations:

1. That City Council approve Application No. 997105 respecting a minor variance from Chapter 297, Signs, of the City of Toronto Municipal Code to permit three non-illuminated fascia signs.

2. That the applicant be advised, upon approval of Application No. 997105, of the requirement to obtain the necessary permits from the Commissioner of Urban Development Services.

Comments:

The property is located on the north-east corner of Yonge Street and Gloucester Street, in a mixed-use (commercial/residential) district. The property accommodates a five storey commercial building which is designated under the Ontario Heritage Act.

The applicant is requesting permission to remove three existing fascia signs and install three new fascia signs in the same location (see Figures 1 and 2). The signs have dimensions as follows:

Sign No. 1 has a length of 3.81 metres and a height of 0.76 metres, with an area of 2.89 m5;

Sign No. 2 has a length of 5.43 metres and a height of 0.76 metres, with an area of 4.12 m5;

Sign No. 3 has a length of 2.36 metres and a height of 0.76 metres, with an area of 1.79 m5.

The signs do not comply with Chapter 297 of the Municipal Code in that they will obstruct and interfere with windows of the building. The ground floor of the building contains floor to ceiling windows making it impossible to display signs without partially obstructing windows. In this instance, however, the signs would be installed in the same location as the existing signs which are to be removed, approximately 2.87 metres above grade, and would not adversely affect views or light transmission.

Heritage Toronto has advised that they have no objections to the proposed signage.

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.

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601 Yonge Street

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601 Yonge Street

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601 Yonge Street

(January 6, 1998)

Subject: 111 Carlton Street: Request for approval of a variance from Chapter 297, Signs, of the City of Toronto Municipal Code to permit three illuminated fascia signs (Ward 24).

Origin: Commissioner, Urban Development Services, upon referral of an application by Trans Canada Signs Inc., 9310 Blvd. Parkway, Anjou, Quebec, H1J 1N7, on behalf of Arsandco Investments Limited, 111 Carlton Street, Toronto, Ontario, M5B 2G3. (p:\1997\ug\uds\pln\lu971498.pln) jc

Recommendations:

1. That City Council approve Application No. 997102 respecting a minor variance from Chapter 297, Signs, of the City of Toronto Municipal Code to permit three illuminated fascia signs.

2. That the applicant be advised, upon approval of Application No. 997102, of the requirement to obtain the necessary permits from the Commissioner of Urban Development Services.

Comments:

The property is located on the south-west corner of Carlton Street and Jarvis Street, in a mixed-use (commercial/residential) district. The property accommodates the Primrose Hotel.

The applicant is requesting permission to replace the existing corporate logo signs on the north, east and west elevations of the building and maintain the existing signs identifying the company/hotel name, as shown on Figures 1-3 attached.

The signs do not comply with Chapter 297 of the Municipal Code in that the area of each sign will exceed the maximum permitted area of 25 m5.

The size of signs is regulated in order to reduce their visual impact on the streetscape and on the buildings to which they are attached. Although the signs are within the permitted 3.0 metre height limit for fascia signs in this district, the 25 m5 area restriction of the logo and name combined will be exceeded. However, given that the signs are existing and that the applicant is only requesting modifications to the logo component, I am prepared to recommend approval of this application.

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111 Carlton Street

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111 Carlton Street

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111 Carlton Street

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111 Carlton Street