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HomeMy WebLinkAbout2014-01-21 - SG COMMITTEE OF ADJUSTMENT FOR THE CITY OF KITCHENER MINUTES OF THE REGULAR MEETING HELD JANUARY 21, 2014 MEMBERS PRESENT: Messrs. D. Cybalski,A. Head and Ms. J. Meader. OFFICIALS PRESENT: Mr. B. Bateman, Senior Planner, Mr. D. Pimentel, Traffic Technologist, Ms. D. Saunderson, Secretary-Treasurer, and Ms. H. Dyson, Administrative Clerk. Mr. D. Cybalski, Chair, called this meeting to order at 9:42 a.m. This meeting of the Committee of Adjustment sitting as a Standing Committee of City Council was called to consider an application regarding a variance to the City of Kitchener Sign By-law. The Committee will not make a decision on this application but rather will make a recommendation which will be forwarded to the Committee of the Whole and Council for final decision. The Chair explained that the Committee's decisions with respect to sign variances are recommendations to City Council and not a final decision. He advised that the Committee's recommendations will be forwarded to City Council on Monday, January 27, 2014 at 7:00 p.m., and the applicants may register with the City Clerk to appear at the meeting if desired. UNFINISHED BUSINESS 1. Submission No.: SG 2013-004 Applicant: Strathallen Property Management Inc. Property Location: 370 Highland Road West Legal Description: Part Lot 86, Part Lots 88 to 92 & Part Lot 96, Plan 786 Appearances: In Support: G. Fitz-Henry Contra: None Written Submissions: None This application was before the Committee at its meeting held December 10, 2013 at which time no one had appeared in support of the application. The application was deferred to today's date to allow an opportunity for the applicant to attend in support of their application. The Committee was advised that the applicant is requesting permission to replace the existing tower sign with a new ground supported sign having a height of 10.5m (34.448') rather than the permitted 7.5m (24.6'); and, an area of 32.5 sq.m (349.827 sq.ft) rather than the permitted 20 sq.m (215.278 sq.ft). The Committee considered the report of the Planning Division, dated December 2, 2013, advising that the subject property is located on the north-west corner of the intersection of Highland Road West and Lawrence Avenue, and the property contains a multi-tenant commercial building. The zoning is Arterial Commercial Zone (C-6)with Special Provisions 1 R, 42R, and 31U. The Official Plan Designation is Commercial Corridor. The applicant is requesting a minor variance to replace a tower sign with a ground supported sign that is 10.5 metres in height, whereas by-law stipulates a maximum height of 7.5 metres. This variance seeks to rectify a proposed deficiency of 3 metres from the Sign By-law. The applicant also requests a variance to the maximum sign area, whereby the applicant's proposal has a sign area of 32.5 square metres, and the by-law states a maximum sign area of 20 square metres. This variance seeks to rectify a deficiency of 12.5 square metres. The variance to replace a tower sign with a ground supported sign that is 10.5 metres in height rather than the maximum 7.5 metres in height, is appropriate in this location. The proposed ground supported sign, at 10.5 metres in height, is the same height as the existing tower sign. COMMITTEE OF ADJUSTMENT 2 JANUARY 21, 2014 1. Submission No.: SG 2014-004 (Cont'd) In addition, the variance to allow a sign area of 32.5 square metres rather than the maximum allowable sign area of 20 square metres is appropriate in this area. The subject lands are located on a portion of Highland Road West containing commercial uses, thus signs used for business identification and advertisement purposes are highly characteristic of this area. As such, Staff is of the opinion that the variance meets the intent of the Sign By-law and can be considered minor. The above noted variances to height and area is appropriate for this development and for the use of this land for the following reasons. The property is situated near the intersection of Highland Road West and Lawrence Avenue. As this is a commercial area with commercial uses, the replacement of one tower sign with a ground supported sign on this lot has minimal impact on the commercial neighbourhood. The replacement sign will be compatible with the commercial character of the street as the proposed sign is of the same height as the existing sign. It is Staffs opinion that the sign will not have a negative impact on the surrounding neighbourhood. The Committee considered the report of the Region of Waterloo Transportation Planner, dated November 28, 2013, requesting the owner to ensure that the proposed pylon sign (and associated sign foundation) does not encroach into the Regional Road 06 (Highland Road West) right-of-way. An offset of 1.6 metres from the sign to the Highland Road West property line is noted in the provided plans. Moved by Mr.A. Head Seconded by Ms. J. Meader That the application of Strathallen Property Management Inc. requesting permission to replace the existing tower sign with a new ground supported sign having a height of 10.5m (34.448') rather than the permitted 7.5m (24.6'); and, an area of 32.5 sq.m (349.827 sq.ft) rather than the permitted 20 sq.m (215.278 sq.ft), on Part Lot 86, Part Lots 88 to 92 & Part Lot 96, Plan 786, 370 Highland Road West, Kitchener, Ontario, BE APPROVED, subject to the following condition: 1. That the owner shall obtain a sign permit shall from the City's Planning Division for the proposed ground supported sign. It is the opinion of this Committee that: 1. The variances approved in this application are minor in nature. 2. This application is desirable for the appropriate development of the property. 3. The general intent and purpose of Chapter 680 (Signs) of the City of Kitchener Municipal Code is being maintained on the subject property. Carried ADJOURNMENT On motion, the meeting adjourned at 9:44 a.m. Dated at the City of Kitchener this 21st day of January, 2014. Dianna Saunderson Secretary-Treasurer Committee of Adjustment