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HomeMy WebLinkAbout2015-05-19 - SG COMMITTEE OF ADJUSTMENT FOR THE CITY OF KITCHENER MINUTES OF THE REGULAR MEETING HELD MAY 19, 2015 MEMBERS PRESENT: Messrs. D. Cybalski and B. McColl and Ms. P. Kohli. OFFICIALS PRESENT: Mr. B. Bateman, Senior Planner; Mr. D. Seller, Traffic Technologist; Ms. D. Saunderson, Secretary-Treasurer; and, Ms. H. Dyson, Administrative Clerk. Mr. D. Cybalski, Chair, called this meeting to order at 10:03 a.m. This meeting of the Committee of Adjustment sitting as a Standing Committee of City Council was called to consider one 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 recommendations which will be forwarded to the Committee of the Whole and Council for final decisions. 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 recommendation will be forwarded to City Council on Monday, June 1, 2015 at 7:00 p.m., and the applicants may register with the City Clerk to appear at the meeting if desired. NEW BUSINESS Submission No.: 1. SG 2015-004 Applicant: 2184647 Ontario Ltd. and Breithaupt Block Inc. Property Location: 51 Breithaupt Street Legal Description: Lots 205 to 212, Part Lot 204, Plan 376, Part Lot 33, Streets and Lanes Appearances: In Support: J. Barron C. Beattie Contra: None Written Submissions: None The Committee was advised that the applicant is requesting permission to install a roof-top sign on a building exceeding 6m, having a sign area of 26.09 sq.m. (280.83 sq.ft.) rather than the maximum sign area of 10 sq.m. (107.639 sq.ft.); a sign height of 3.003m (9.852’) rather than the permitted maximum height requirement of 3m (9.842’); and, for the roof sign to extend beyond the perimeter of the building having visible supports, whereas the By-law does not permit signs to extend beyond the perimeter of the building or for visible sign support structures without screening. The Committee considered the report of the Planning Division, dated May 11, 2015, advising that the subject property is zoned General Industrial (M-2) with special provision 36U in By-law 85-1. The Official Plan designation is General Industrial The applicant is requesting permission to install a roof-top sign on a building exceeding 6 metres (19.69 ft) to have: 1. a sign area of 26.09 sq.m. (380.83 sq.ft) rather than the maximum sign area of 10 sq.m. (107.639 sq.ft); 2. a sign height of 3.003 m (9.852 ft) rather than the permitted maximum height of 3 metres (9.842 ft); COMMITTEE OF ADJUSTMENT MAY 19, 2015 - 9 - Submission No.: 1.SG 2015-004 (Cont’d) 3. a portion of a roof sign extend beyond the perimeter of the building whereas the Sign By- law does not permit extension beyond the perimeter of the building; and, 4. a roof sign with a visible supporting structure whereas the Sign By-law requires roof signs to have screening of their supporting structures. In considering the minor variances requested, Planning staff offers the following comments. The intent of the regulations for maximum sign area and height is to ensure that signage is appropriately scaled to the building mass and the property area. The subject industrial /commercial building is four-storeys high and has a foot print of approximately 3,600 sq.m. (38,751 sq.ft). The roof sign will be located along a building elevation that is 96.03 metres (315 ft) from end to end. The lot area is approximately 4,800 sq.m. (51,668 sq.ft). Though the proposed sign area is twice the maximum permitted area for a roof sign, it is an appropriate size for the mass of this building and property size. The proposed variance to the sign height is an increase of only .003 metres and does not have an impact on the height. The intent of the regulation that no part of the sign extend beyond the perimeter of the building is to ensure that roof signs do not dominate or negatively impact the aesthetics of the building and streetscape. The applicant is proposing that a small portion of the letter “g” extend beyond the perimeter of the building below the roofline. Staff is of the opinion that this is a relatively small area of the sign and it is appropriate and does not negatively impact the overall character of the building. The intent of the regulation that the supports of the sign be screened is to ensure that roof signs have a ‘tidy’ look and do not negatively impact the aesthetics of the building and streetscape. In this case, the applicant intends to have a retro-look to the sign by having the support structures visible. Because of the height of the building, the supporting structures are not excessively visible from the street and therefore staff is of the opinion that the intent of this regulation is being met. It is noted that Heritage Planning staff has no concerns with the subject sign. Though this application is for the building at 51 Breithaupt Street, Urban Planning staff advises that it would be preferable to have the roof sign located on the higher building in the Breithaupt block complex, located at 25 Breithaupt Street. The building at 51 Breithaupt Street is 4-storeys high and the adjacent newer building at 25 Breithaupt Street, currently being constructed, is 5- storeys high. This would allow for better visibility of the sign from all points of view from the streetscape. Based on the above comments, staff is of the opinion that the proposed variances are appropriate for the development of the subject property, as well as the surrounding commercial streetscape. The Committee considered the report of the Region of Waterloo, Transportation Planner, dated April 30, 2015, advising that they have no concerns with this application. Moved by Ms. P. Kohli Seconded by Mr. B. McColl That the application of the 2184647 Ontario Ltd. & Breithaupt Block Inc. requesting permission to install a roof-top sign on a building exceeding 6m, having a sign area of 26.09 sq.m. (280.83 sq.ft.) rather than the maximum sign area of 10 sq.m. (107.639 sq.ft.); a sign height of 3.003m (9.852’) rather than the permitted maximum height requirement of 3m (9.842’); and, for the roof sign to extend beyond the perimeter of the building having visible supports, whereas the By-law does not permit signs to extend beyond the perimeter of the building or for visible sign support structures without screening, on Lots 205 to 212, Part Lot 204, Plan 376, Part Lot 33, Streets and Lanes, 51 BE APPROVED Breithaupt Street, Kitchener, Ontario, , subject to the following condition: 1. That the owner shall obtain a Sign Permit from the Planning Division. COMMITTEE OF ADJUSTMENT MAY 19, 2015 - 10 - Submission No.: 1.SG 2015-004 (Cont’d) 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 10:04 a.m. Dated at the City of Kitchener this 19th day of May, 2015. Dianna Saunderson Secretary-Treasurer Committee of Adjustment