Staff Report: 1708 Island Highway – Elements Casino – Development Permit No. 2017/06-2 Form and Character Electronic Sign Design and Lighting Levels

COUNCIL REPORT

TO: Council DATE: April 12, 2018 FROM: J. Davison, MCIP RPP, Planner MEETING DATE: April 17, 2018

1708 Island Highway – Elements Casino

DP2017/06-2 Form and Character

Electronic Sign Design and Lighting Levels

RECOMMENDATION

THAT Council approve Development Permit 2017/06-2 as per the report from the Planner entitled “1708 Island Highway – Elements Casino DP2017/06-2 Form and Character Electronic Sign Design and Lighting Levels”;

AND THAT Development Permit 2017/06-2 include the following variance to Land Use Bylaw No. 35, 1990:

• Variance to Section 49.2, the prohibition on moving signs;

AND FURTHER THAT Development Permit 2017/06-2 include the following conditions:

• Electronic Message Board on the ‘N2’ freestanding sign be limited to static messages and images of at least 30 seconds in duration.
• Signs must not emit or be lit by light that is brighter than 200 nits between the time of sunset and sunrise (nighttime) and 2000 nits between sunrise and sunset (daytime).
• Light intensity and timing of illumination must be adjustable on all signs.
• Illuminated signs must not be mounted at an upwards angle (more than 90 degrees from horizontal).
• External sign illumination must not project light at an upwards angle (more than 90 degrees from horizontal).
• The Electronic Message Board on the ‘N2’ freestanding sign must be fitted with a hood as per the drawings described in and attached to the report.

CHIEF ADMINISTRATIVE OFFICER’S COMMENTS

I concur with the recommendation.

DIRECTOR OF DEVELOPMENT SERVICES’ COMMENTS

I concur with the recommendation.

PURPOSE OF REPORT

The purpose of this report is to present additional information regarding the ‘N2’ electronic messaging sign proposed at Elements Casino.

BACKGROUND

On January 23, 2018 Council approved the majority of Form and Character Development Permit DP2017/06, which had a sign plan incorporated as a major component. The ‘N2’ electronic messaging sign described in this report was tabled for discussion pending research and a demonstration of the sign lighting levels for Council.

Staff provided a lighting demonstration for Council on Tuesday, March 20 at the Public Safety Building, with a display of the sign lighting intensity (as measured in ‘nits’).

PROJECT INFORMATION

The sign in question is the electronic portion of this sign below. The remainder of the sign was approved in January.

The N2 freestanding sign contains a 4x8 foot low-resolution 96x200 pixel electronic message centre. The design is in keeping with the form and character of the building and the other freestanding sign.

The sign will require a variance to the sign portion of the Land Use Bylaw’s prohibition against moving signs.

The recommended conditions associated with the sign within the report to Council are as follows:

• Electronic Message Board on the ‘N2’ freestanding sign be limited to static messages and images of at least 30 seconds in duration.
• Signs must not emit or be lit by light that is brighter than 200 nits between the time of sunset and sunrise (nighttime) and 2000 nits between sunrise and sunset (daytime).
• Light intensity and timing of illumination must be adjustable on all signs.
• Illuminated signs must not be mounted at an upwards angle (more than 90 degrees from horizontal).
• External sign illumination must not project light at an upwards angle (more than 90 degrees from horizontal).

Additionally, at that time Council requested that there be a ‘hood’ placed over the electronic messaging sign to prevent errant light from the sign impacting adjacent properties; particularly the Coho buildings to the east. That hood will be incorporated when this sign comes to Council for approval.

Lighting Levels

Staff’s lighting demonstration for Council was based on the lighting intensity levels at the Public Safety Building Electronic Messaging Centre:

It was generally agreed by members of Council that 10% at night, or 220 nits, was more or less reasonable as a limit for nighttime lighting intensity on the sign. Staff recommends a 200 nit limit as the maximum recommendation for this sign (and for the maximum lighting levels within the draft Sign Bylaw) with the knowledge that most of these signs will be set on an automatic schedule from a minimum lighting display of 5-10% nighttime level, and close to maximum on bright, sunny days. The signs have light meters, and set the lighting accordingly when on automatic mode.

Based on observations of various daytime light levels at the Public Safety Building sign, staff recommend increasing the level of the daytime intensity. During a daytime field test, staff observed the Public Safety Building’s lighting levels at 50% and deemed that to be on the upper end of reasonable for bright daytime lighting; cloudy days will warrant less intensity. The recommendation is for 2000 nits to be the daytime maximum, which is slightly below the 50% illumination level.

The revised staff recommendations for maximum lighting levels for this sign and for the Draft Sign Bylaw are as follows:

• Signs must not emit or be lit by light that is brighter than 200 nits between the time of sunset and sunrise (nighttime) and 2000 nits between sunrise and sunset (daytime).

The 2000 nits daytime level is low compared to the real-world intensities likely to be displayed, but it does leave room for enforcement if necessary. It is possible for property owners to request a variance for these lighting levels, giving Council the ability to consider special circumstances and the context of future signs.

Static Message Duration

As per Council direction, staff has adjusted the proposed minimum static display of images and messages to a 30 second duration to match the covenant in place for Madman Mackay at 1681 Island Highway.

Hood Design for Sign

Landmark Sign has developed a hood designed to minimize light escape while still maintaining visibility of the sign for its intended users.

RECOMMENDATION

THAT Council approve Development Permit 2017/06-2 as per the report from the Planner entitled “1708 Island Highway – Elements Casino DP2017/06-2 Form and Character Electronic Sign Design and Lighting Levels”;

AND THAT Development Permit 2017/06-2 include the following variance to Land Use Bylaw No. 35, 1990:

• Variance to Section 49.2, the prohibition on moving signs;

AND FURTHER THAT Development Permit 2017/06-2 include the following conditions:

• Electronic Message Board on the ‘N2’ freestanding sign be limited to static messages and images of at least 30 seconds in duration.
• Signs must not emit or be lit by light that is brighter than 200 nits between the time of sunset and sunrise (nighttime) and 2000 nits between sunrise and sunset (daytime).
• Light intensity and timing of illumination must be adjustable on all signs.
• Illuminated signs must not be mounted at an upwards angle (more than 90 degrees from horizontal).
• External sign illumination must not project light at an upwards angle (more than 90 degrees from horizontal).
• The Electronic Message Board on the ‘N2’ freestanding sign must be fitted with a hood as per the drawings described in and attached to the report.

SUBMITTED BY: J. Davison MCIP RPP, Planner

REVIEWED BY: L. Chase MCIP RPP, Director of Development Services

ATTACHMENTS

1. Sign Drawing - S02 - N2 Single face pylon with MC – Landmark Sign – April 12, 2018