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HomeMy WebLinkAbout2015-07-21 - SG COMMITTEE OF ADJUSTMENT FOR THE CITY OF KITCHENER MINUTES OF THE REGULAR MEETING HELD JULY 21, 2015 MEMBERS PRESENT: Messrs. D. Cybalski and B. McColl and Ms. J. Meader. OFFICIALS PRESENT: Ms. J. von Westerholt, Senior Planner; Mr. D. Seller, Traffic & Parking Analyst; Ms. D. Saunderson, Secretary-Treasurer; and, Ms. H. Dyson, Administrative Clerk. Mr. D. Cybalski, Chair, called this meeting to order at 10:06 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, August 24, 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 2015-006 Applicant: CP Reit Ontario Properties Ltd. Property Location: 123 Pioneer Drive Legal Description: Blocks F and G, Plan 1318 Appearances: In Support: D. Rotundo Contra: None Written Submissions: None The Committee was advised that the applicant is requesting permission to upgrade the existing ground supported sign to have automatic changing copy totalling 35% of the sign area rather than the permitted maximum area of 30%; and, to legalize an existing pylon sign to be located 23m (75.459’) from another pylon sign located on the same property rather than the required distance separation of 50m (164.04’). Permission is also being requested to legalize two existing incidental signs each having heights of 1.5m (4.92’) rather than the maximum permitted height of 0.9m (2.95’). The Committee considered the report of the Planning Division, dated July 13, 2015, advising that the property is zoned Community Shopping Centre Zone (C-3) under By-law 85-1 and has a designation of Mixed Use Node in the Official Plan. The applicant is requesting to: 1) to upgrade the existing ground supported sign to have automatic changing copy totalling 35% of the sign area rather than the permitted maximum area of 30%; 2) to legalize an existing ground supported sign to be located 23 metres (75.46 ft) from another pylon sign located on the same property rather than the required separation distance of 50 metres (164.04 ft); and, 3) to legalize two existing incidental signs each having heights of 1.5 metres (4.92 ft) rather than the maximum permitted height of 0.9 metres (2.95 ft). COMMITTEE OF ADJUSTMENT JULY 21, 2015 - 14 - Submission No.: 1. SG 2015-006 (Cont’d) In considering the minor variances requested, Planning staff offers the following comments: Ground Supported Sign: The intent of the regulation limiting the area for changeable copy area to 30% of the sign face is to ensure that the changeable copy area (whether manual or automatic changing copy) is appropriately scaled to the overall sign area and property area. The subject commercial property has a lot area of more than 58,000 sq.m (5,388 sq.ft). The proposed variance is a minor increase of 5% and staff is of the opinion that it meets the intent of the regulation and is considered minor for the subject property. The intent of the regulation requiring a minimum 50 metres (164 ft) separation distance between ground supported signs is to ensure that the spacing between ground supported signs is appropriately scaled for the streetscape. The two signs have existed since at least 1995, though without proper authorization/permits. There have been no complaints or concerns about the subject signs in this period. The two signs face the Pioneer Drive lot line which is over 171 metres (561 ft) in length. Staff is of the opinion that the two ground supported signs meet the intent of the regulation and are minor. Incidental Signs: The intent of the regulation limiting the height of incidental signs to 0.9 metres (2.95 ft) is to ensure that there are no visibility concerns at the driveway entrance/exit. Though the subject signs have existed for some time without approval, there has been no concern or complaint received as the signs still provide sufficient visibility for pedestrian and vehicular safety. It is noted that Transportation Planning staff has no concerns with the subject signs. Therefore Planning staff is of the opinion that the signs meet the intent of the regulation and are considered minor. It is noted that there is no minimum separation distance requirement between incidental signs and ground supported signs. Based on the above comments for both types of signs, the variances are appropriate for the development and use of the land for this multi-tenant commercial property. The Committee considered the report of the Region of Waterloo, Transportation Planner, dated July 2, 2015, advising that they have no concerns with this application. Moved by Mr. B. McColl Seconded by Ms. J. Meader That the application of the CP Reit Ontario Properties requesting permission to upgrade the existing ground supported sign to have automatic changing copy totalling 35% of the sign area rather than the permitted maximum area of 30%; to legalize an existing pylon sign to be located 23m (75.459’) from another pylon sign located on the same property rather than the required distance separation of 50m (164.04’); and, to legalize two existing incidental signs each having heights of 1.5m (4.92’) rather than the maximum permitted height of 0.9m (2.95’), on Blocks F and BE APPROVED G, Plan 1318, 123 Pioneer Drive, Kitchener, Ontario, , subject to the following condition: 1. That the owner shall obtain a Sign Permit by September 30, 2015 from the Planning Division. 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 COMMITTEE OF ADJUSTMENT JULY 21, 2015 - 15 - ADJOURNMENT On motion, the meeting adjourned at 10:07 a.m. Dated at the City of Kitchener this 21st day of July, 2015. Dianna Saunderson Secretary-Treasurer Committee of Adjustment