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ETMT LIBRARY
: THE CITY OF Iii;:iNG:ti77(l):5
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FEBRUARY 1971
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INTRODUCTION:
On July 8th, 1969 the City Council requested that the City Planning Department prepare draft amendments to the Zoning Bylaw in an attempt to bring some conformity to the "conglomeration" of signs in the City. Since that time a series of regular meetings between representatives of the industry and members of the Planning Department have been held with the view of formulating draft regulations governing the location and placement of signs.
At the outset it was apparent that an examination of current regulations and policy was required and that a clearer form of regulations and definitions was needed by both the industry and by those responsible for the administration and enforcement of the control system.
The committee decided to deal with the problems of sign control in three phases. The first phase was with respect to definition of signs, the second phase dealt with General Advertising (Bill Board)
sign control and the third phase was concerning the many problems of general sign control.
PHASE I - DEFINITION: The committee decided that before any meaningful work could be undertaken towards specific regulation, it would first be necessary to define clearly the many types of sign installations which occur. This was necessary because of Certain conflicts between the Edmonton Building Code and the Zoning Bylaw and because the industry felt that current definitions are not precise and are too often subject to personal interpretations.
PHASE II - GENERAL ADVERTISING BILL BOARD SIGNS: The committee decided that due to the unique nature of this type of sign it would be necessary to consider "Bill Boards" as a separate issue. It was submitted by the industry that this form of sign should be considered much in the same light as buildings. This principle
was generally agreed to by the committee, having regard to the size and visual dominance of Bill Board" signs and the fact that installations of this type are rarely accessory to the principle uSe of a site, and in most cases constitute a separate commercial use of land. Agreement was subject to the application of certain height, setback and site location limitations. It was also agreed that some zoning districts are more compatible to this type of sign than others and it was established that regardless of zoning, the major entrances to the City would be given special attention and dealt with separately.
PHASE III - GENERAL SIGN CONTROL: During discussions on general sign control, it was found that a major problem in sign development was the lack of clear regulations, particularly in the older established commercial and industrial zones. It was initially the opinion of the industry that controls should be designed to provide guidelines based on limitations, but that regulation based on design, which requires
personal judgement and discretion, be avoided entirely. However, the committee eventually agreed that it is sometimes necessary to make decisions based on aesthetic considerations, particularly where basic building form or architectural features are concerned. Although the industry would seem to prefer controls based only on structural and safety factors, there was agreement that the control system should also take into account general principles concerning size, projection, illumination, use, general location (on a building or site) and number of signs.
THE PROBLEM:
During the study period the various types of sign applications submitted were examined to determine where specific problems occur and what factors were prevalent in the refusal of'development applications. It was found that size (including height and width), degree of projection, and number of signs, all generally in relation to a building or use of land, were the major factors involved.
Before the drafting of general principles upon which sign regulations would be based, it was first necessary to survey the type of
n situations which
have led to the "conglomeration" mentioned in the Council's motion. A windshield survey of various parts of the City prompted the following list of situations which, it is felt, should be avoided in future sign development.
a) Roof signs and projecting roof signs which extend above the roofline of buildings tend to compete with each
other for air rights. They have distorted the shape and form of many buildings and have, because of their numbers, become ineffective. In some cases they have obscured or proliferated to such an extent that the building has in effect lost its basic shape. In some instances signs have become so dominant that they can no longer be considered as accessory to the building. Where this type of signing occurs the adjoining properties, particularly residential uses, are confronted with skylines broken by sign structures, which are unsightly by day and irritating because of illumination at night.
Projecting signs, because of their competitive nature, have become ineffective through clutter and have obscured the physical features of buildings. Signs which should relate to
local pedestrian and vehicular traffic have been forced upward, in An, attempt to be seen, but in so doing they have lost, their value to local traffic and now only serve to distort the building shape at a higher level.
0 Projecting signs located above canopies are ineffective to local passing traffic and detract from the architectural appearance of a building. There are many such examples where canopies are now only bases for multitudes of signs.
d) Pole signs which are grossly excessive in height were observed. These no longer serve to provide local identification or advertising but are designed to attract from other areas or major arteries in the vicinity.
e) Attractive commercial and industrial buildings which were designed for multiple tenancy use, are in danger of being obscured by rows of
individual curbside pole signs. Regulations must be implemented to protect the appearance and design of this relatively new foLm of
development.
f) Signs which have been painted on the face of buildings are poorly maintained reminders of former tenants. Even where occupancy has not changed, this type of sign tends to be poorly maintained.
Situations, such as 'those mentioned above, reinforce the following general principles which have been drafted as the basis for detailed regulation.
OBJECTIVES AND GENERAL PRINCIPLES:
1) Adequate, but not excessive, identification and signing of buildings and sites should be encouraged. Signs need not be large or garish to be effective.
2) Signs should relate to the principal use of a building, a place of business within a building, or to a business conducted from a site and should be accessory to the building or use of land.
Signs which are located on, or project above, the roofline of buildings cause visual alteration and distortion of building shape and form and should be avoided.
Sign development on a building should be localized at the pedestrian and/or vehicular level and should originate froth the ground floor level.
5) Signs which have been designed to attract from areas other than the frontage provided by the site should be avoided.
6) Projection of signs from buildings, and over City owned property, should be regulated to 'curb the competative nature of projecting signs. Projection over City property should be considered a priviledge and not 4 right. Projections should only be permitted where justified.
7) Signs which tend to cause clutter or obscure or deface a building should be avoided. Signs should be in harmony with the architectural features of a building.
8) The number of signs on a building or site will vary depending on the circumstances but it is: important tO ensure that reasonable limits are established.
Illumination of signs should be regulated to minimize any interferance to adjoining properties.
10) Signs must be constructed and erected so as to be safe to all who pass by or come in contact with them.
COMMITTEE TOPICS:
PHASE I - DEFINITION: As previously mentioned under the sub-heading of Phase I the committee decided that new definitions of.the various types of signs were required. In this regard the present definitions were examined as were, definitions used by a number of other cities. The result was that new definitions, suited to the local situation were prepared and submitted to the committee, which,Adue consideration concurred with the definitions included in the draft regulations.
PHASE II - GENERAL ADVERTISING BILL BOARD SIGNS: It was agreed by the committee that certain zoning districts are more compatible with this type of sign than others and a list Of zones was submitted by the Planning Department which outlined where "Bill Board" signs might be considered as being appropriate, either as a permitted use or as a use which may be permitted subject to the right of appeal to the Development Appeal Board. In all cases there were certain height and setback requirements and it was
again made clear that entrances to the City would be dealt with separately. Also submitted were suggested regulations governing "Bill Board" installations and, while there was some opposition to specific points, it is interesting to note that the industry has in fact implemented the suggested regulations on its own accord. It would therefore appear that the suggested regulations are reasonable and, that with very few exceptions are acceptable to the industry.
PHASE III - GENERAL SIGN REGULATIONS: The control of signs presents a number of problems because of the variety of building types and development standards which occur, even within specific zoning districts. Older established areas often carry the same zoning as planned development, and it is not practical or reasonable to impose the same regulations without regard to the particular circumstances involved. If development were consistent within zones it would be a relatively simple matter to impose specific regulations.
However, this is not the case in Edmonton and sign regulation must rely to some extent on personal judgement based on principle and policy. In applying regulations to various zones it was found that the City can be divided, according to function and use, into types of districts, although there are special regulations which apply to specific zones.
OTHER CONSIDERATIONS:
There are many other considerations to be made with respect to sign regulations including sign policy within the Civic Centre area, general advertising along major entrances to the City, sign controls within City rights-of-way and signs which will become non-Conforming if the suggested controls are to be adopted in bylaw form. The following comments reflect the current thinking on these special problem areas.
1) CIVIC CENTRE SIGN POLICY - Edmonton is experiencing dynamic Civic Centre re-development'. Major Civic Centre buildings must not be subjected to indiscriminate sign development, or to any signing practice which would detract from the appearance of the civic centre area. For this reason it is necessary that considerable discketion be available to the Development Officer so that each application can be examined in relation to the the building to be identified and to the surkounding development.
2) MAJOR ENTRANCES TO THE CITY - Suggested boundaries for these special areas have been established by the
department and it is recommended that they be designated as "Controlled areas" for the purpose of sign regulation. Signs should reflect the established use of land or buildings, and general advertising signs, which have no bearing upon the use of the land, should be discouraged. The City of Edmonton has opposed this type of use in past years and should continue to do so. The proliferation of rural landscape with "Bill Board" advertising has obscured the approaches of many North American cities. Edmonton is in a fortunate position and can avoid this type of unnecessary commericalization.
3) CITY RIGHTS-OF-WAY: Because of land ownership, any problems within City owned rights-of-way can be dealt with on a policy basis. It is not necessary at this time to include such matters in a sign bylaw, however, it is suggested that a separate study be made to coordinate the design and types of signs which are placed along out City streets, particularly in the Civic Centre and Central Business District, and along major entrances to the City.
CONCLUSIONS:
Because there are so many factors and situations which must be considered in administering a system of sign control, it is not possible to create a set formula which can be applied to all cases. Discretion cannot be removed as an administrative technique if control over sign development is to be maintained. The most equitable situation would be guidelines and restrictions within which both the industry and those Who administer the system can operate with a reasonable degree of flexibility.
DEFINITION BY CLASSIFICATION GENERAL SIGN:
includes an outdoor advertising sign, a display board, screen structure or material having characters, letters or illustrations applied thereto or displayed thereon, and includes the posting or painting of an advertisement or notice on a building or structure:
HEIGHT:
means the vertical distance from grade elevation to the uppermost portion of a sign and shall include the supporting structure
BY USE OUTDOOR ADVERTISING SIGN:
means a standard poster panel 11' x 24' or a standard bulletin board 12' x 47' or a magna face bleed style bulletin 56' x 14' which may include additional temporary cUt-out embellishments.
GENERAL ADVERTISING SIGN:
means a sign which refers to goods or services other than those produced, offered for sale or obtainable at the premises on which the sign is displayed.
LOCAL ADVERTISING SIGN:
means a sign which refers to goods or services produced, offered for sale or obtainable at the premises on which the sign is displayed.
DIRECTIONAL SIGN:
means a sign which indicates the distance and/or direction to a place of business or other premises indicated on the sign.
PROPERTY SIGN:
related to the property on which ,it is located offering it for sale or lease or advertising contemplated improvements or announcing the name of' the builder, owner, designer, or developer of a project.
PUBLIC SERVICE SIGN:
warning or information sign which could be trespassing notice, directions to parking delivery areas, etc.
IDENTIFICATION SIGN:
means a sign which contains no advertising but limited to the name, address or number of a building, institution or person and which may also refer to the activity carried on in the building or institution or the occupation of the person.
BY CONSTRUCTION
MARQUEE SIGN:
any sign attached to a marquee as defined by the Building Code.
POLE SIGN:
a sign I supported wholly by poles or uprights, partially embedded in the ground and which are not a part of a building and are not braced externally.
GROUND SIGN:
means a sign which is wholly supported by one or more uprights or poles, supported by braces in or upon the ground.
ROOF SIGN:
means a sign erected upon or above a roof or parapet of a building or structure and circumscribed by the wall clf that structure. (regulations regarding signs affixed to a projecting roof will be specified separately).
FACIA SIGN:
means any sign attached to or erected against the wall of a building or structure, with the exposed face of the sign in plane approximately parallel to the plane of the said wall, but which does not extend beyond the face of the wall. Facia signs which exceed 9" in projection at any point shall comply with the regulations for projecting signs.
PROJECTING SIGN:
means a sign which projects from and is supported by a wall of any building or structure.
PROJECTING ROOF SIGN:
means any sign which is located over and/or attached to both the roof and any wall.
COMBINATION means any sign which combines the characteristics of two or more SIGN: types of signs.
CLOTH SIGN:
means any sign, banner, pennant, valance or advertising display constructed of cloth, canvas, or other fabric with or without frame.
ARCHITECTURAL SIGN:
means any sign which is part of the total design of the building and is structurally a part of it. These signs will be limited to symbol, but will not include trademarks, and company names.
BY ILLUMINATION
NON-ILLUMINATED SIGN:
any sign which is not illuminated by any peLmanent source of light. A sign using fluorescent paint, reflective material etc. shall be considered to be non-illuminated.
ILLUMINATED SIGN:
is a sign which is lit by a fixed, constant source of light.
FLASHING SIGN:
means a sign which, by means of electrical device gives the effect of intermittent movement, or changes to give two or more visual effects, or alternate' with a lit or unlit effect.
ANIMATED SIGN:
means a sign which has movement produced either mechanically or electrically, giving effect of steady movement.
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OUTDOOR ADVERTISING SIGNS (BILL BOARDS)
GENERAL
Outdoor advertising (Bill Board) signs, because of their physical size and dominance and the fact that they do in effect constitute a commercial use of land, are considered separate from general sign development. In dealing with applications for Bill Board installations the Development Officer must deteLmine whether a site att.c. is an appropriate one for such a use whether a sign would cause A any adverse affects to adjacent land uses. The objective of this form of advertising is to be as dominant as possible to the motoring public, however, it is submitted that this is not sufficient justification to allow signs which obscure development which is more directly related to the purpose and intent of a particular zone or district. Signs which obscure or create a skyline view, should also be avoided and height of signs should be determined by adjacent buildings or structures.
Districts or zones such as public parkland, residential areas, the Civic Centre area, the government centre and the University commercial district are specialized in terms of use and should not be subjected to signs which have no relation or bearing to the uses or services available.
Bill Board signs can be placed within most commercial and 1 industrial areas provided that adequate protection is afforded to adjacent land uses and provided that certain locational restrictions are adhered to. Bill Board signs may also be used in a screening capacity to obscure unsightly storage areas and exposed building faces which are unfinished and unattractive.
(a) LOCATION CHART
The following is a breakdown of Zoning Districts and classifications showing where Outdoor Advertising (Bill .Board) signs are considered to be acceptable either as a permitted use , or as a use which may be permitted subject to the approval of Development Officer:
Permitted use zones
Discretionary Zones
Prohibited Zones
- C-2A, C-3, C-4, C-5, C-9 and CM Commercial Districts. - M-2 and M-3 Industrial Districts.
- C-2 Commercial Districts - M-1 Industrial District - AG-MR1 and AG-MR2 Industrial Reserve District.'
- A & AP Park Districts - AG, AG-UR and AG-U Agricultural Districts - AR,AS,RRA,RRB,RRC,R-1, R-2,R-2A,R-3,R-3A,R-4, R-5,R-6,R-'& P-3 Residential Districts - P-1,P-2 Service Districts Commercial Districts - MA Airport Industrial District. - Areas designated as controlled areas.
(b) REGULATIONS (i) General advertising displays may not be printed on the face of any structure or building
(ii) There may be a maximum of 1,056 sq.ft. of display area at any one location (4 standard Bill Board faces).
(iii)
General Advertising displays may not exceed 20 feet in height from grade level to the top of the structure unless otherwise approved by the Development Officer but in no case shall the height exceed 30 feet above grade.
(iv)
No general advertising display shall directly face any residential use or be illuminated or animated in any way unless it is located a minimum distance of 200 feet from such residential use.
(v)
General Advertising displays must comply with arict
all setback CT sideyard requirements applicable to a building within any specific zone and in no case shall a display be located in front of a building on the same site.
(vi)
All supporting structures shall be screened in a manner satisfactory to the Development Officer.
(vii)
No Bill Board structure shall exceed the height of any adjacent building on an abutting site.
(viii) In the case of a site zoned C-2 Commercial District the Development Officer shall not approve any application under discretionary powers granted under this section where in his opinion a site is developed as a planned shopping centre or where an installation will detract from the aesthetic appearance of a building or area.
(ix)
Notwithstanding subsection (a) above, where a site is located within an area'described or designated as a "Controlled Area" on the accompaning map entitled "Controlled Areas along Major City Entrances" and regardless of any zoning or classification applied thereto, no outdoor advertising signs shall be permitted with a distance of 1,000 feet from the boundary of the highway right-of-way.
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GENERAL SIGN CONTROL
FOREWARD
In the application of general sign regulations the various district zones contained within the Zoning Bylaw (Bylaw 2135) and the district classifications contained within the Land Use Classification Guide as adopted by resolution of the City Council under the Development Control Bylaw (Bylaw 2624) have been placed into the following "Groups" according to purpose, use and development characteristics
For convenience purposes the proposed general regulations have been drafted in table forklk whereas specific requirements which are applicable to each group have been expanded and are in draft bylaw form.
GROUP I
( A & AP PARK DISTRICTS)
•
Group I includes land which has been designated for parks and recreational use. Also included are certain boulevards and buffer zones flanking major throughfares and entrances to the City. Parkland zones provide the general public with pleasant, and wherever possible, natural surroundings considered necessary for the mental well being of City dwellers
Commercialization cannot be apparent of this
atmosphere is to be maintained and the very presence of signs impart a feeling of activity which is foreign to a parkland setting. Signs should therefore be kept to a minimum and in all cases should be public service in nature. Only signs which bear directional public service messages or signs which identify public facilities are considered appropriate.
In most cases land will be owned or controlled by the City antlrestrictions can be imposed on a policy basis. However, in the case of private land ownership the Development Officer will be required to determine which Group the site would be
placed according to established land use and to apply the regulations prescribed for that Group.
GROUP II
(AG, AG-UR and AG-U, Agricultural Districts)
This group includes land which is generally located on the fringe of the City and which is being held for urban expansion purposes. Land will often be rural in appearance and agricultural by Use.. Pressure to locate temporary uses such as storage yards, auto wreckers, etc. is common, and it is necessary to resist such uses if the rural character of these areas is to be maintained. It follows that signs which are symbols of commercialism, must also be strictly controlled and only those signs which relate directly to established and approved land use should be permitted. There will be areas zoned AG-U which have had detailed zoning designations applied by adoption of the City Council and in these cases the regulations contained in the appropriate grouping shall be applied. In other cases, where no designation has been adopted, the Development Officer must deteraine which group the site would be placed according to existing or approved land use and then apply the regulations prescribed by the appropriate group.
GROUP III
( AR, AS, RRA, RRB, RRC, R-1, RC-1, and R-2, Residential Districts)
This group includes districts which are essentially low density residential areas. It is important that the residential character of these areas be maintained and that sign development be as inconspicous as possible. The Development Officer will occasionally encounter special situations such as non-residential uses or buildings and protection must be afforded to adjacent residential uses in the excercising of any discretionary power granted.
REGULATIONS:
a) PERMITTED SIGNS: Only those types of signs listed on Table I of this report shall be permitted and subject in all cases to the limitations outlined therein.
b) NUMBER OF SIGNS: On any building site not more than one facia sign or one pole sign or ground sign or one projecting sign shall be permitted except where, in the opinion of , the Development Officer, additional signs are justified in the circumstances.
c) NON-RESIDENTIAL USES'OR BUILDINGS: Not withstanding (a) and (b) above, in the case of a non-residential building, the number, area and construction of signs shall be to the satisfaction of the Development Officer who shall have due regard to the protection afforded to adjacent residential uses. However, in no case shall be permit a sign which:
(i) Projects more than six feet from the face of a building or structure, or, (ii)Extends beyond the roofline of the building.
TABLE
GROUP III
( AR, AS, RRA, RRB, R-1, RC-1, and R-2).
PERMITTED SIGNS AND LIMITATIONS: Construction Facia Signs
Pole or Ground Signs
Projecting Sign
Use Property
Area
Height
16 sq.ft.
Public Service
2 sq.ft.
Identificiation
2 sq.ft.
Property
16 sq.ft.
6 ft.
Public Service
2 sq.ft.
6 ft.
Identificiation
2 sq.ft.
6 ft.
Public Service
2 sq.ft.
Identificiation
2 sq.ft.
Width
Illumination
Projection
Illuminated or nonilluminated
Not applicable
Illuminated or nonilluminated
No ptn. of a sign to project over public property.
Illuminated or nonilluminated
No ptn. of a sign to project over public property
GROUP IV
(R-2A, R-3, R-3A, R-4, 'R-5, P-1, P-2 and P-3 Residential and Service District).
This group inAAides the various district zones which are applied to multiple dwelling sites and which allow apartment or terraced dwelling use's ranging from low to medium density. As in Group 3, the residential character of these districts must be retained and sign development is therefore restricted to only those types of signs which relate to the use of land and which serve to identify a project or building. The scale of development, in terms if site areas and building bulk, is greater than in more restrictive residential zones and it is therefore reasonable to allow identificatiOn signs of larger dimensions. It is also desirable to permit other types of signs such as Marquee or Canopy signs or signs placed on the face of a projecting roof which are common methods of identifying buildings or projects of the type permitted.
REGULATIONS:
a) PERMITTED SIGNS': Only thosetypes of signs listed on Table II- of this report shall be permitted and subject in all cases to the limitations outlined therein.
b) NUMBER OF SIGNS: (i)
On any building site not more than one facia, pole, ground, projecting, marquee or canopy identification sign shall be permitted except where, in the opinion of the Development Officer, additional signs are justified in the circumstances and,
(ii)
Public service or property signs as required.
c) NON-RESIDENTIAL USES OR BUILDINGS: Not withstanding (a) and (b) above, in the case of a non-residential building, the number, area and construction of signs shall be to the satisfaction of the Development Officer
who shall have due regard to the protection, afforded to adjacent residential uses. However, in no case shall permit a sign which:
(i)
Projects more than six feet from the face of a building or structure or,
(ii)
Extends beyond the roofline of the building.
TABLE
GROUP IV
II
(R-2A, R-3, R-3A, R-4, R-5 and P-3 Residential Districts).
PERMITTED SIGNS AND LIMITATIONS: Construction Facia
Pole or Ground
Projecting
Marquee or canopy
Use
Area
Height
Property
32 sq.ft.
Public Service
16 sq.ft.
Identification
16 sq.ft.
Property
32 sq.ft.
6 ft.
Public Service
16 sq.ft.
6 ft.
Identification
16 sq.ft.
6 ft.
Public Service
16 sq.ft.
Identification
16 sq.ft.
Public Service
16 sq.ft:
Identification
16 sq.ft.
Width
Illumination Illuminated or nonilluminated
on or below the ' structure
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Projection Not applicable
Illuminated or nonilluminated
No ptn. of a sign to project over public property
Illuminated or nonilluminated
No ptn. of a sign to project over public property
Illuminated or nonilluminated
No ptn. of a sign to project over public property
GROUP V
(R-6, R-7, CU, and C-6, Residential & Commercial Districts)
This group includes districts which contain a mixture of residential, office and limited commercial uses. Buildings are mainly high rise structures conforming with fairly restrictive regulations concerning landscaping, setbacks, parking provisions and site development generally. It is desirable that a basically residential atmosphere be retained in these districts and for that reason sign development is more restrictive than in other areas where the mix of commercial uses is greater and less oriented to the immediate vicinity. a)
PERMITTED SIGNS: Only those types of signs listed on Table III if this report shall be peLfflitted and subject in all cases to the limitations outlined therein.
b) LOCATION OF SIGNS: All signs must be located •at the ground floor level of a building with the exception of permitted facia identifiCation signs designating the name of a building or structure.
c)
NUMBER OF SIGN*: (i)
On each building site not more than one facia identification sign located above the ground floor level unless otherwise approved by the Development Officer, and ,
(ii)
At the ground floor level not more than one facia identification or local advertising facia sign for each commercial or business premise situated on the ground floor. Such signs to be located within purpose designed panels or bands or to the satisfaction of the Development Officer. Provided also that'in the case of a corner site, ground floor commercial or business premises having frontage on two streets or avenues may have one additional identification or local advertising facia sign which must also be located within purpose designed bands or panels or to the satisfaction of the Development Officer.
(iii) Public Service signs as required.
(iv)
In addition to the above not more than one facia property sign to be located at the ground floor level, or
(v)
On each building site not more than one pole or ground property sign.
(vi)
Marquee or canopy signs may be substituted for facia signs subject to the limitations outlined in (ii) above.
TABLE III
GROUP V
(R-6, R-7, CU, and C-6 Residential and Commercial Districts)
PERMITTED SIGNS AND LIMITATIONS: Construction Facia
Use
Area
Property
32 s .ft.
Public Service
16 sq.ft.
Identification or local advertising
Height
32 sq.ft.
6 ft.
Public Service
16 sq.ft
6 ft.
Identification
32 sq.ft.
6 ft.
Projecting
Public Service
16 sq.ft.
Marquee or Canopy
Public Service
16 ft.
Identification or local advertising
Illumination
Projection
Illuminated, non-illuminated
Not applicable
As Above
No ptn. to project over public property.
As Above
No ptn. to project over public property. Maximum 6 ft. from face of bldg.
Illuminated or non-illuminated
No ptn. to project over public property. Maxmim of 6 ft. from face of bldg.
- on purpose designed panels or to the satisfaction of the Development Officer.
Property
Pole or Ground
,1Width
on or below the structure
- on purpose designed panels Or to the satisfaction of the Development Officer. on or below the structure (not above) ,
GROUP VI
(C-1 and C-2 Commercial Districts)
This group includes local and regional shopping centre sites and sites adopted by the City Council for service station use. Sites are usually situated in suburban locations and generally speaking the residents of the surrounding area are) or become,familiar with services available through use. It is important that development be compatible with adjacent residential uses and particular care must be taken in all matters of site development including signs, landscaping, parking, exterior architectural treatment etc amd for this reason the Development Officer must have sufficient discretion to enable him to base a decision on the overall affect of a sign on a site and on adjacent land uses.
The prime purpose of C-1 and C-2 Commercial zones is to encourage commercial development at convenient locations to serve the residents of a neighbourhood or a region of the City. As these zones are, in a sense focal points, in their respective settings it should not be necessary to project the presence of a particular use in a dominant or obtrusive way,
as is often the case with older strip commercial development where passing traffic is the major source of business.. Concern in this group has been directed to,the appearance of a centre as an integral part of a community and not to individual businesses which are expected to relate and identify with the centre.
a) PERMITTED SIGNS: Only those types of signs listed on Table IV Of this report shall be permitted and subject to the limitations ' . outlined therein.
b) LOCATION OF SIGNS: All signs located on a building , other than permitted identification signs designating the name of a building or structure, shall be located atIthe ground ..floor, level it purpose designed sign panels or bands" or to the satisfaction of the: Development Officer. Established ConlOrming sign policy within a centre Or on a building shall be .adhered to in any further sign develOpment.
(c) NUMBER OF SIGNS
(i)
On each b141ding site not More than one facia identification sign located above the ground floor level of a bldg. unless otherwise approved by the Development Officer, and
(ii)
Not more than-one facia identification sign for the building at 1 each major entrance to the buildingand one identification Or local advertising
facia sign for each 'business premise, situated
on the ground ,floor. Provided that in the case of a business premise having frontage on two sides or a building one additional identification or local advertising sign may be permitted and
(iii) Public• Service signs a6 - require
(iv)
and:
Not more than one facia or polel or ground property sign unless otherwise approved by the, Development Officer, and
(v)
Where a building or site is occupied by only one tenant at the ground: level not more, than one pole , ground or projecting identification 1 or local advertising Sign
(vi)
Where a bUildiUg has more than one business premise at the, ground floor level or in the case of a building designed for multiple occupancy useI' hot more than one , ! pole sign designating the name of the building or centre, but which may also be designed to accommodate identification for all tenants of the building or centre, and one additional pole or ground, identification or local advertising sigh , for the Major tenant of the centre, and
(vii) Not more .than one projecting identification or local advertising Sign for each business premise located on the ground floor level, or
(viii) Not more than one marquee or canopy ,sign, Or one sign on a projecting roof for each business premise located at the ground flabr level, provided that in the Case of a business premise having frontage on two sides bfa,building One additional sign may be permitted.
(d) PROJECTION OVER PUBLIC PROPERTY:
Notwithstanding subsection (a) above, the Development Officer may, in the case of a pole or ground sign, a projecting sign, marquee or canopy sign or sign on a projecting roof, approve a projection over public property if, in his opinion7such a projection is necessary and justified in the circumstances. In determining whether a projection is necessary and justified, the Development Officer shall consider such factors as, building setback from the property line, existing sign development in the immediate vicinity and established signs on the building. However, in no case shall he permit a projection which extends more than 6 feet from the face of any building or structure.
(e) HEIGHT RELAXATION:
Notwithstanding susection (a) above, the Developuumt Officer may increase the permitted height in a district zoned C-2 Commercial District to a maximum of 30 feet and/or the width to a maximum of 15 feet where in his opinion such an increase is justified by reason of the following, or other factors:
(i) The height of buildings on the site.
(ii) The area of open space and the location of buildings on the site.
(iii) Proximity and type of adjacent land uses.
(f)
AESTHETIC DECISION:
Notwithstanding subsections (a) and (b) above, if, in the ()Pinion of the Development Officer, a sign would detract from or by incompatible with any exterior architectural treatment or the general appearance of a building he shall refuse the application and the applicant may exercise his right of appeal to the Development Appeal Board.
TABLE GROUP VI (C-1 and C-2
IV
Commercial Districts)
PERMITTED SIGNS AND LIMITATIONS: Construction Facia
Use
Area
Property
Identification Local Advertising
Projecting
Width
All signs shall be located at the ground floor level except in the case of an identification sign relating to the centre of' a bldg.
Public Service
Pole or Ground
i ht
Property
16 sq.ft.
6 ft.
Public Service
16 sq.ft.
6 ft.
Identification
20 ft.
10 ft:,
Local Advertising
20 ft.
10 ft,
Public Service
16 sq.ft.
Identification
24 sq.ft.
6 ft.
Local Advertising
24 sq.ft.
6 ft.
at ground floor level
Illuminated
Pro ection
Illuminated or nonilluminated
Not applicable
Illuminated or nonilluminated
No ptn. to project over public property
No ptn. to project over public property. Max. 6 from face of bldg.
TABLE
Construction
Use
Area
arquee, canopy or on a project4 ng roof
Public Service
16 sq.ft.
Identification
Height on or below the structure (rio+4bc4 or within purpose designed sign bands or panels
IV
Width 6 ft.
Illumination
Projection
Illuminated or non- No ptn. to project illuminated over public property Maximum 6 ft. from face of bldg.
GROUP VII
(C-2A, C-3, C-4, C-5, C-8, C-9 and CM, Commercial Districts
The districts included in this group are similar in terms of function and development charaCteristics. They are generally older established commercial zones which have evolved over time along or adjacent to major arterial roadways. The scale of development will vary between zones but the need for identification is similar throughout. The absence of past restriction on sign development is obvious in these zones and the application of uniform restrictions shorld serve to curb the competitive nature of signs and co-ordinate their placement on buildings or structures. Many commercial uses within these zones rely heavily in walk-in trade and the need for identification is perhaps greater than in more restrictive commercial zones where individual uses can relate to a shopping centre or to a community. Aesthetic judgements have been avoided wherever possible to allow the industry greater flexibility in . design within the restrictions and guidelines provided. However, there will be occasions when the Development Officer must exercise discretion in dealing with an application which might alter the appearance of a building of major importance and be unsympathetic to it's exterior architectural features.
a) PERMITTED SIGNS: Only those types of signs listed' on Table V Of this report shall be permitted and subject in all cases to the limitations outlined therein.
b) LOCATION OF SIGNS:
(i)
All Signs located on a building, other than petmitted identification signs designating the name of a building or struCture, shall originate at the ground floor level and may extend to a height of not more than 20 feet above street level.
Sighs should wherever possible be located within private property. However, the Development Officer may approve a projection of not more than six feet over public property if in his opinion such a projection ' is necessary and justified in the circumstkmces,
In determining whether a projection is justified the Development Officer shall consider such factors as building setbacks; established sign policy on adjacent sites and alternative sign forms which could be used. Projection over public property can most frequently be justified where ribbon commercial development has taken place along major arterial roads and where building setbacks coincide with front property lines.
(iii) On any building which has been designed or constructed so as to provide for sign development within a purpose designed sign panel or band, or where a co-ordinated sign policy has been established on a building, the Development Officer shall not permit signs which would be at varience with the intended or existing situation.
In the case of a building designed or constructed with a marquee or canopy no projecting signs will be permitted above such marquee or canopy.
c) NUMBER OF SIGNS:
(i) On each building site not more than one facia identification sign located above the ground floor level unless otherwise approved by the Development Officer.
(ii)
At the ground floor level not more than one facia identification sign for the building and one identification or local advertising facia sign for each commercial or business premise situated at the ground floor. provided that in the case of u corner site, ground floor commercial or business premises having frontage on two streets or avenues may have one additional identification or local advertising sign.
(iii)
Public service or property facia signs as required.
(iv) In addition to the above in the case of,a building or site occupied by one tenant at the ground floor level not more than one pole or ground identification or local advertising sign, or one projecting identification or local advertising Sign provided that;
(v) In the case of a building with more than one business • premise at the ground floor level , not more than one pole sign identifying the building or. centre shall be permitted but such a sign may also include a'co-ordinated sign providirig identification for other tenants of the building, and;
(vi)
Not more than one projecting identification or local advertising sign for each business premise located at the ground floor level, or,
(vii) Not more than one marquee or canopy sign, or one sign on a projecting roof for each business premise located at the round floor level, or in the case of a building located on a corner site not more than two signs, for each business premise having frontage on two streets or .avenues.
(d) HEIGHT RELAXATION:
Notwithstanding subsection (4 above the Development Officer may increase the permitted height in a district classified C-8 Commercial District to a maximum of 30 feet and/or the width to a maximum of 15 feet where. in his opinion such an increase is justified by reason of the following, or other factors:
(i). The height of buildings on the site..
(ii) The area of open space and the location buildings on the site. (iii) Proximity and type of adjatent land uses.
TABLE
V
GROUP VII (C-2A, C-3, C-4, C-5, C-8, C-9 and'CM Commercial Districts) PERMITTED SIGNS AND LIMITATIONS: Construction Facia
Use
Area
Property
Identification Local Advertising
Property
16:A=;..Tf1';, 6 ft. above grade
Public Service
16 sq.ft.
Identification
Local Advertising
Width "
Projection Not applicable
Animated
as above
12' above grade 20' above grade or to the ht. of the bldg. whichever is the lesser. If there is no bldg. on the same site to the roof line of the bldg. on abutting site.
Illumination Illuminated or nonilluminated;
,tbe ground floor level to a maximum of , 20ft above , grade except in the, case of an identification sign relating to the centre or building.
Public Service
Pole or Ground
Height
10 ft.
Maximum 6 feet over public property if so approved by the Development Officer.
TABLE
Construction Projecting
Use Public Service
Area 16 sq.ft.
Height
Width
Must originate: at ground floor level to a max. of 20' abOve grade
Identification
Illumination
aS above
Projection
Max. 6' from the face of a bldg. Maximum 6' over public property if approved by the Development Officer
6'
Lodai Advert ising NOTE: In the case of a building having a marquee or canopy no projecting signs will be permitted above such marquee or canopy.
Marquee or canopy
Public 16 sq.ft. Service -
on or below the structure
Identi- - at the ground floor level fication - on purpose designed panels or to the satisfaction of the Development Officer - . • on or below the structure (not above)
6'
as above
IV
GROUP VIII
(M71, MA, M-2, M-3, AG-MR1 and AG-2, Industrial Districts)
This group includes a variety of industrial 'districts located throughout the City. Development and performance standards , vary substantially from one location to another, as does the type of use and the function of a specific area. Like industries tend to group together and while development may be quite uniform in one area the attitude toward what is aesthetically correct may be completely different only a few blocks distant. Some industrial areas could be compatible with almost any type of use whereas others, often carrying identical zoning, have very poor development and housekeeping standards. Because of this mixed standard : it is necessary to apply strict sign control to prevent deterioration occuring where development has taken place td a high standard. On the other hand the Development Officer must have at his disposal sufficient discretion to allow sign development which reflects the individual character of development within zones of less desirable quality.
(a) PERMITTED; SIGNS: Only those types of signs listed on Table VI of this report shall be permitted and subject in all cases to the limitations outlined therein.
(b) LOCATION OF SIGNS: (i) All signs located on a building, other than permitted identification signs designating the name of the building shall be situated at the ground floor level either in purpose designed sign bands or panels or to the satisfaction of the Officer. Established confo ming sign policy on a building Shall be adhered to and any further sign ,development shall confoLm to: established sign practice;
Signs which are separate from the principle building on a site shall be situated so as to conform with any Minimum required building setback provided that in the case of a site zoned M-2 or M-3 a sign may be situated within such minimum setback requirement.
Notwithstanding subsection (a) above the Development
(iii)
Officer may approve a projection over public property if in his opinion such a projection is necessary and justified. In determining whether a projection is necessary and justified the Development Officer shall consider such factors as: building setback from the property line, existing sign development in the immediate vicinity and existing signs on the building.
(c) NUMBER OF SIGNS:
(i) On each building site not more than one facia identification sign located above the ground floor level unless otherwise approved by the Development Officer, and
(ii)
Not more than one facia identification sign for the building and one identification or local advertising facia sign for each business premise situated on the ground floor. Provided that in the case of a corner site, ground floor business premises having frontage on two streets or avenues•may have one additional identification or local advertising, facia sign.
(iii) Public service signs as required.
(iv)
In addition to the above on each building site not more than one facia or pole or ground property sign, And;
(v)
On each building site not more than: one pole or ground identification or local advertising sign which, in the case of a building designed for multiple tenancy occupancy must be capable of providing equal identification for all tenants of the building and,
(vi)
On each building site not more than one projecting sign for each ground floor tenant,
(vii)
Marquee, canopy or signs on a projecting roof may be substituted for permitted facia signs.'
TABLE VI
GROUP VIII
(M-1, MA, M-2, M-3, AG-MR1 and AG-MR2, Industrial Districts)
PERMITTED SIGNS AND LIMITATIONS: Construction Facia
Use Property
Area -
Height 1 M. 20,' above grade
Width -
Illumination .Illuminated or non-illuminated Animated
Projection Not applicable
Public Service Identification
• Il
Local Advertising
Pole or Ground
Property
16 sq.ft.
6' above. grade
Public Service
16 sq.ft.
12' above grade
Not to project over public property
Identification
20' above grade or to the ht. of the bldg. whichever is the lesser.
Local Advertising
If there is no bldg. on the same site, to the roof line 10' of the bldg. on an abutting
10'
site. (404.20.)
Maximum 6' over public property if approved by 'Development Officer
TABLE
Construction rojecting
Use Public Service
Area 16 sq.ft.
Height
VI
Width
at ground floor level
6'
_Illumination
Projection Maximum 6' from the face of a bldg. Maximum 6' over public property if approved by the Development Officer
must orgi nate at ground floor level to a max. 20'
Identification
Local Advertising NOTE: In the case of a building haying a marquee or canopy no projecting signs will be permitted above such a marquee or canopy.
o..rquee, Canpy or c,t7 a Projecting -oof.
on or below the structure
Public Service
16 ci.ft.
Identification
at the ground floor level
Local Advertising
on purpose designed panels or to the satisfaction of the Development Officer on or below the structure (not above)
• II