1 Report to Rapport au: Planning Committee / Comité de l

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Report to
Rapport au:
Planning Committee / Comité de l'urbanisme
January 20, 2015 / 20 janvier 2015
and Council / et au Conseil
February 11, 2015 / 11 février 2015
Submitted by
Soumis par:
Nancy Schepers, Deputy City Manager / Directrice municipale adjointe, Planning
and Infrastructure / Urbanisme et Infrastructure
Contact Person
Personne ressource:
Arlene Grégoire, Director of Building Code Services and Chief Building Official /
Directrice des services du code du bâtiment et chef du service du code de
bâtiment, Planning and Growth Management / Urbanisme et Gestion de la
croissance
(613) 580-2424, 41425, [email protected]
Ward: CITY WIDE / À L'ÉCHELLE DE LA
VILLE
File Number: ACS2015-PAI-PGM-0005
SUBJECT: Permanent Signs on Private Property By-law 2005-439 – Amendment
for Permanent Real Estate Information Signs
OBJET:
Règlement 2005-439 régissant les enseignes permanentes sur des
propriétés privées – Modification visant les enseignes permanentes
d’information immobilière
REPORT RECOMMENDATIONS
That Planning Committee recommend Council:
1.
Approve an amendment to the Permanent Signs on Private Property By-law
2005-439, as amended, to allow permanent real estate information under
specified conditions, as detailed in Document 1; and
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2.
Authorize staff to finalize and make minor amendments to the form of the
proposed amendment in Document 1 to give effect to the intent of Council.
RECOMMANDATIONS DU RAPPORT
Que le Comité de l’urbanisme recommande ce qui suit au Conseil :
1.
Approuver une modification au Règlement 2005-439 régissant les
enseignes permanentes sur des propriétés privées, modifié, afin de
permettre, à certaines conditions, la présence d’une enseigne
d’information immobilière, tel qu’exposé en détail dans le document 1;
2.
Autoriser le personnel à finaliser la modification proposée dans le
document 1 et à en modifier légèrement la forme afin de respecter
l’intention du Conseil.
EXECUTIVE SUMMARY
Assumption and Analysis
Condominiums and co-operatives often have multiple units for sale or rent at any one
time and temporary real estate signs are usually installed at a common entrance as well
as in front of an individual unit. This results in visually unappealing sign clutter along
public streets and diverts attention away from signage on the property that is important
for wayfinding.
Allowing a permanent real estate information ground sign, subject to certain conditions,
would provide an alternative that would contribute to reducing sign proliferation.
The Permanent Signs on Private Property By-law 2005-439 does not currently permit
such a sign, but does allow permanent rental information ground signs that are similar in
nature.
It is proposed to amend the By-law to allow permanent real estate information ground
signs for certain types of residential properties with conditions similar to those that apply
to rental information ground signs.
Financial Implications
Demand for such signs is not expected to be high as these will be of interest only to a
limited number of condominiums and co-operatives that have frontages that can
accommodate such signs. Thus the impact in terms of new revenues will be
inconsequential.
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Public Consultation/Input
Statutory notice of the meeting at which the amendment is to be considered was
provided on ottawa.ca.
RÉSUMÉ
Hypothèse et analyse
De nombreuses unités d’habitation sont souvent à vendre ou à louer au même moment
dans les copropriétés et les coopératives, et des enseignes temporaires d’agences
immobilières sont habituellement installées à une entrée commune de ces immeubles
et en face des unités concernées. Cette situation engendre une accumulation peu
esthétique d’enseignes le long des voies publiques et détourne l’attention des panneaux
importants pour l’orientation situés sur la propriété.
Le fait d’autoriser l’installation d’enseignes permanentes d’information immobilière, à
certaines conditions, offrirait une solution de rechange contribuant à limiter leur
accumulation.
Actuellement, le Règlement 2005-439 régissant les enseignes permanentes sur des
propriétés privées ne permet pas la présence d’enseignes de ce type, mais autorise les
enseignes permanentes au sol d’information locative, de nature similaire.
La modification du Règlement est proposée afin de permettre la présence d’enseignes
permanentes au sol d’information immobilière pour certains types de propriétés
résidentielles, sous des conditions similaires à celles s’appliquant aux enseignes au sol
d’information locative.
La demande d’installation de telles enseignes ne devrait pas être forte puisque cette
installation n’est possible que sur la façade d’un nombre limité de copropriétés et de
coopératives. Ainsi, les répercussions sur la production de nouvelles recettes seront
sans conséquence.
Répercussions financières
On ne s’attend pas à ce que la demande pour de telles enseignes soit élevée puisque
seul un nombre limité de syndicats de copropriétaires et de coopératives ayant des
façades permettant l’installation de telles enseignes s’y intéresseront. Par conséquent,
les répercussions en termes de nouvelles recettes seront infimes.
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Consultation publique / Commentaires
Le préavis obligatoire de la réunion au cours de laquelle cette modification sera
examinée a été affiché sur le site ottawa.ca.
BACKGROUND
The Permanent Signs on Private Property By-law regulates signage for public safety
and to ensure signs are appropriate for the land use. Generally, sign regulations are
more restrictive where properties are residentially zoned and more liberal in commercial
and industrially zoned areas.
Condominiums and co-operatives are formal property ownership arrangements
governing multiple units on a single property. Ground-oriented individual units are
typically served by a common private road, drive or laneway off a public street.
When units within some residential condominiums/co-operatives are made available for
sale or rent, temporary real estate signs are often placed in front of the unit (in the case
of townhouses and stacked townhouses) as well as near the common entrance to the
property to increase exposure along the public street. When several units are for sale
or rent at the same time, this causes sign clutter at the common entrance and diverts
attention from any identification signs that assist in wayfinding, posing a risk to public
safety.
The By-law specifically allows permanent rental information signs but does not currently
allow permanent sign structures featuring units for sale.
DISCUSSION
The Permanent Signs on Private Property By-law 2005-439 generally prohibits
information ground signs in residential uses/zones. However, rental information signs
that are similar in nature to the permanent real estate information ground signs
described above are permitted for certain types of residential properties subject to
specific conditions.
The recommendation proposes to amend the By-law to allow for permanent real estate
signs that would include information on multiple properties for sale and/or rent in
condominium or co-operative developments as an alternative to the multiple temporary
signs, with conditions similar to those for currently-permitted rental information signs. A
single, non-illuminated permanent ground sign incorporating a design that allows for
manually-changeable information to be posted with respect to multiple units for sale
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and/or rent would (a) alleviate the negative visual impact of numerous real estate signs
at the common entrance; and (b) minimize any safety hazards associated with
potentially unstable temporary signs and sign proliferation.
Amending the By-law to allow permanent ground signs displaying “for sale”, “for rent” or
“for sale or rent” information (i.e. real estate information signs) for condominiums and
co-operatives who opt to use them with conditions similar to those in place for rental
information signs would create a level playing field for such properties vis-à-vis rental
dwellings and alleviate the undesirable aspects of multiple temporary real estate signs.
Like the existing rental information signs, the proposed signs would also have to meet
the setback requirements for information ground signs in the By-law. These setbacks
are designed to minimize the impact of signage on neighbouring residential properties
and public spaces.
For safety reasons, the proposed signs would also not be permitted within the visibility
triangles specified in the By-law for all signs.
It is also proposed that, for the present time, permanent real estate information ground
signs only be permitted for residential properties with a formal condominium or
co-operative ownership arrangement. This is because such ownership arrangements
make it clear as to who will be legally responsible for the sign and its upkeep.
In addition, only one real estate information sign or rental information sign would be
permitted on an eligible residential property. This, along with the maximum size
limitations, will ensure that real estate or rental information signs do not overwhelm
identification signs on the premises that are important for wayfinding.
Demand for such signs is not expected to be high as these will be of interest only to a
limited number of condominiums and co-operatives that have frontages that can
accommodate such signs. Thus the impact in terms of new revenues will be
inconsequential.
RURAL IMPLICATIONS
The recommended change is of a city-wide nature, although the proposed signs are
likely to be located in urban areas where the type of development that would use this
type of signage is more prevalent.
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CONSULTATION
No public consultations were held due to the minor nature of the proposed amendment,
the unique circumstances and in view of the fact that it will improve wayfinding and
eliminate sign proliferation – both objectives of the Permanent Signs on Private Property
By-law. Statutory notice of the Planning Committee meeting at which the proposed
By-law amendment is to be considered was provided to the public on ottawa.ca.
COMMENTS BY THE WARD COUNCILLORS
This is a City-wide report – not applicable.
LEGAL IMPLICATIONS
There are no legal impediments to implementing the recommendations of this report.
The Municipal Act, 2001, authorizes at Section 99(1) the regulation of signs and
advertising devices.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications association with the recommendation in this
report.
FINANCIAL IMPLICATIONS
Demand for such signs is not expected to be high as these will be of interest only to a
limited number of condominiums and co-operatives that have frontages that can
accommodate such signs. Thus the impact in terms of new revenues will be
inconsequential.
ACCESSIBILITY IMPACTS
The proposed amendment is consistent with the City’s objectives to support the
Accessibility for Ontarians with Disabilities Act. Although the impact is small, the
opportunity to reduce temporary sign proliferation could lessen potentially hazardous
conditions for residents with disabilities associated with unstable signs that fall over onto
sidewalks, driveways and streets, making navigation more challenging. Similarly, a
more compact organization of real estate-related information for multiple dwellings could
contribute to better visibility of this information for an ageing population.
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ENVIRONMENTAL IMPLICATIONS
An opportunity to reduce temporary sign proliferation may contribute to enhancing the
appearance and enjoyment of green spaces in the City.
TECHNOLOGY IMPLICATIONS
Information Technology and Planning and Growth Management have agreed that for
reports from development Review Services and Policy Development and Urban Design
Branches, there is not technology component.
TERM OF COUNCIL PRIORITIES
The proposed amendment reflects or has implications for the following Term of Council
Priorities:
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Providing condominiums and co-operatives with the option of replacing
numerous real estate signs with a single permanent information ground sign
contributes to healthy and caring communities by reducing potential safety
hazards associated with temporary signs falling over onto streets and
sidewalks, and enhancing the look of neighbourhoods by reducing sign
proliferation; and
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The proposed new sign type contributes to economic prosperity by providing
a new option for condo/co-op owners and realtors to advertise available
dwelling units for sale and/or rent where condominium/co-operative rules
might preclude temporary real estate signs at the curb.
SUPPORTING DOCUMENTATION
Document 1 Details of Proposed Amendment
DISPOSITION
Upon approval, the City Clerk and Solicitor Department will bring forward the required
by-law amendment for enactment by Council.
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Document 1 – Details of Proposed Amendment
Definitions
Add the following definitions to Section 1 of the By-law:
“Condominium” means a corporation comprised of a residential complex in which
dwellings are owned individually while land and common elements are held in joint
ownership with others, and which is governed by the Condominium Act, 1998, S.O.
1998, C. 19
“Co-operative” means a legally-constituted enterprise carrying on the operation of
providing residential housing on a co-operative basis, as defined in the Co-operative
Corporations Act, R.S.O. 1990, c. C-35.
New Section
111B.
(1) Where the zoning permits a townhouse dwelling, stacked dwelling, apartment
dwelling low-rise, apartment dwelling mid-high rise, or a planned unit
development of these uses, and there is a condominium or cooperative
ownership agreement in place for the property, a single information ground
sign displaying information related directly to the sale, rent, or both, of such
dwellings is permitted for these uses on each frontage of the lot, provided
that:
(a) the use comprises at least ten dwelling units;
(b) the sign is non-illuminated;
(c) the height of the sign does not exceed 1.5 metres;
(d) the area of the sign is no larger than 1.5 square metres; and
(e) despite Section 85, the sign is located at least 6 metres from an
abutting residential use within a residential zone.
(2) A sign described in subsection (1) is only permitted if a rental information sign
described in subsection 111A does not already exist on the property.