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Home My WebLink AboutCA - 2017-11-21 - SG 2017-017 - 1201 Fischer Hallman RdStaff Report KITCHE��:R Community Services Department wmkitchenerca REPORT TO: DATE OF MEETING SUBMITTED BY: PREPARED BY: APPLICATION #: ADDRESS: PROPERTY OWNER: SUMMARIZED RECOMMENDATION: DATE OF REPORT: Committee of Adjustment November 21St, 2017 Juliane von Westerholt, Senior Planner 519-741-2200 ext. 7157 Tim Seyler, Technical Assistant (Planning and Zoning) — 519-741-2200 ext. 7860 SG 2017-017 1201 Fischer Hallman Road Williamsburg Gas Station Inc., Rob Schlegel Approve with Conditions November 10, 2017 n AMkL— Location Map: 1201 Fischer Hallman Rd. Staff Report KITCHF.I�t R Community Services Department wmkitchenerca REPORT Planning Comments: City Planning staff conducted a site inspection of the property on November 2nd, 2017. The subject property is zoned Convenience Commercial Zone (C-1) with special regulation 321 U, in the Zoning By-law. Location of proposed ground supported sign along Fischer Hallman Road Location of proposed ground supported sign along Bleams Road , Staff Report I Tc� ►� .R Community Services Department wm kitcheneua The applicant is seeking relief from section 680.11.6 of the Sign By-law to allow for 2 ground supported signs with a height of 3.15 metres rather than the permitted maximum height of 2 metres. The intent of the regulation that restricts ground supported signs to a maximum height of 2 metres within a commercial corridor is to create a more pedestrian friendly environment by requiring signs to be at a human scale. Walking alongside very tall signs can be intimidating or uncomfortable for pedestrians, and large signs have the potential to contribute to a negative pedestrian experience. After conducting a site visit, Staff is of the opinion the proposed location of the signs will not contribute to a negative pedestrian experience. Staff is also of the opinion that the proposed sign is not excessively large, and therefore meets the intent of the Sign By- law. Finally, the design of the sign is similar in style to the existing pylon signs within the Williamsburg area, which maintains the continuity of the existing neighbourhood. The variance to increase the height of the ground supported signs from 2 metres to 3.15 metres can be considered minor as the increase height of 1.15 metres will have little effect on the nearby area. The proposed locations of the signs are outside the 4.57 metre driveway visibility triangle (DVT) and will not affect visibility of incoming and exiting traffic. Based on the above comments staff is of the opinion that the proposed increase in sign height can be considered minor and the signs will be compatible with the surrounding area. Proposed design of 2 ground supported signs , Staff Report I Tc� ►� .R Community Services Department wm kitcheneua Building Comments: The Building Division has no objections to the proposed sign variance. Note that a sign permit will be required for the new sign. Transportation Services Comments: Ensure that the proposed signs are located outside of the 4.57 driveway visibility triangle. Engineering Services: Engineering has no comments or concerns. Heritage Planning Comments: No heritage planning concerns. RECOMMENDATION: That minor variance application SG2017-017 requesting permission to install 2 ground supported signs with a height of 3.15 meters rather than the permitted maximum height of 2 meters; be approved, subject to the following conditions: 1. That a sign permit is obtained from the Planning Division. 2. That the sign be located outside of the Corner Visibility Triangle (CVT). 3. That condition 1 shall be completed prior to July 1St, 2018. Any request for a time extension must be approved in writing by the Manager of Development Review (or designate), prior to the completion date set out in this decision. Failure to fulfill these conditions will result in this approval becoming null and void. Tim Seyler, BES Juliane von Westerholt, BES, MCIP, RPP Technical Assistant (Senior Planner) (Planning & Zoning) PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, 8th Floor Kitchener ON N2G 4A Canada Region of Waterloo Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4449 November 10, 2017 www.regionofwaterloo.ca Holly Dyson City of Kitchener 200 King Street West File: T 15-40/VAR KIT GEN P.O. Box 1118 (01) /50, Forest Hill United Church Kitchener, ON N2G 4G7 (02) /58 KIT, Schlegel Urban Developments, 1193-1201 FHM Rd (04) /VAR KIT, 1142805 Ontario Inc. (05) /VAR KIT, Roopnarine, Angad (08) / VAR KIT, 2361693 Ontario Inc. (09, 10) / VAR KIT, Emmanuel Bible College (11, 12) /VAR KIT, Garden Brook Homes (13) / VAR KIT, 673099 Ontario Ltd. Freure North Subdivision (30T-98201) Dear Ms. Dyson: Re: Committee of Adjustment Meeting on November 21, 2017, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 121 Westmount Road East (SG 2017-016): No concerns. Please ensure that the sign and its foundation are located on private property. 2. 1201 Fischer -Hallman Road (SG 2017-017): No concerns. 3. 317 Greenbrook Drive (A 2017-104): No concerns. 4. 2399 Kingsway Drive (A 2017-105): No concerns. 5. 31 Cherry Street (A 2017-106): No concerns. 6. 386 Southill Drive (A 2017-107): No concerns. 7. 42 Marlis Crescent (A 2017-108): No concerns. 8. 125 Margaret Avenue (A 2017-109): No concerns. 9. 100 Fergus Avenue (70-100 Fergus Avenue) (A 2017-110): No concerns. 10.110 Fergus Avenue (A 2017-111): No concerns. 11.27 Bismark Avenue (A 2017-112): No concerns. 12.27 Bismark Avenue (A 2017-113): No concerns. 13.3, 7, 11, 15, 19 & New Lot (A 2017-114, 115, 116, 117, 118 & 119): No concerns. DOCS: 2553615 Please be advised that any development on the subject lands is subject to the provisions of the Regional Development Charge By-law 14-046 or any successor thereof and may require payment of Regional Development Charges for these development(s) prior to the issuance of a building permit. The comments contained in this letter pertain to the Application number(s) listed. If a site is subject to more than one application, additional comments may apply. Please forward any decisions on the above mentioned Application number(s) to the undersigned. Yours Truly, Joginder Bhatia Transportation Planner (519) 575-4757 ext 3867 Grand River Conservation Authority 400 Clyde Road, P.O. Box 729 Resource Management Division Cambridge, Ontario N 1 R 5W6 Beth Brown, Phone: (519) 621-2761 ext. 2307 Supervisor of Resource Planning E-mail: bbrown@grandriver.ca PLAN REVIEW REPORT: City of Kitchener Holly Dyson DATE: November 06, 2017 YOUR FILE: See below GRCA FILE: N/A RE: Applications for Signs: SG 2017-016 121 Westmount Road East SG 2017-017 1201 Fischer Hallman Road Applications for Minor Variance: A 2017-104 317 Greenbrook Drive A 2017-105 2399 Kingsway Drive, Unit 7 A 2017-106 31 Cherry Street A 2017-107 386 Southill Drive A 2017-108 42 Marlis Crescent A 2017-109 125 Margaret Avenue A 2017-110 100-110 Fergus Avenue A 2017-111 100-110 Fergus Avenue A 2017-112 27 Bismark Avenue A 2017-113 27 Bismark Avenue A 2017-114 5 & 3 Rockcliffe Drive A 2017-115 7 Rockcliffe Drive A 2017-116 11 Rockcliffe Drive A 2017-117 15 Rockcliffe Drive A 2017-118 19 Rockcliffe Drive A 2017-119 5 & 3 Rockcliffe Drive Applications for Consent: B 2017-038 125 Margaret Avenue B 2017-039 125 Margaret Avenue B 2017-040 100-110 Fergus Avenue B 2017-041 27 Bismark Avenue B 2017-042 27 Bismark Avenue B 2017-043 5 & 3 Rockcliffe Drive B 2017-044 7 Rockcliffe Drive B 2017-045 11 Rockcliffe Drive B 2017-046 15 Rockcliffe Drive B 2017-047 19 Rockcliffe Drive Applications for Provisional Consent: CC 2017-001 369 & 375 Frederick Street *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 2 Grand River Conservation Authority. GRCA COMMENT*: The above noted applications are located Authority areas of interest. As such, we will and plan review fees will not be required additional information, please contact me. Sincerely, Beth Brown Supervisor of Resource Planning Grand River Conservation Authority BB/dp outside the Grand River Conservation not undertake a review of the applications . If you have any questions, or require *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 2 of 2 Grand River Conservation Authority.