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Home My WebLink AboutCA - 2017-12-12 - SG 2017-018 - 25 Breithaupt St REPORT TO: Committee of Adjustment th DATE OF MEETING: December 12, 2017 SUBMITTED BY: Juliane von Westerholt, Senior Planner 519-741-2200 ext. 7157 PREPARED BY: Tim Seyler, Technical Assistant (Planning and Zoning) – 519-741-2200 ext. 7860 APPLICATION #: SG 2017-018 ADDRESS: 25 Breithaupt Street PROPERTY OWNER: Perimeter Development Corporation on Behalf of 2184647 Ontario Ltd. & Breithaupt Block Incorporated SUMMARIZED RECOMMENDATION: Approve with Conditions DATE OF REPORT: December 1, 2017 ______________________________________________________________________ tƩƚƦƚƭĻķƌƚĭğƷźƚƓƚŅƓĻǞƩƚƚŅƭźŭƓ Location Map: 25 Breithaupt Street REPORT Planning Comments: City Planning staff conducted a site inspection of the property on November 28th, 2017. The subject property is zoned General Industrial (M-2) with special regulation 36U, in the Zoning By- law. Location of proposed roof sign The applicant is seeking relief from section 680.19.6 of the Sign By-law to construct a roof sign 22 with a sign area of 23.62m rather than the maximum area permitted of 10m. The applicant is also seeking relief from section 680.19.7 of the Sign By-law to construct a roof sign which extends beyond the perimeter of the building and is not screened rather than the sign staying within the perimeter of the building and being screened. 2 The intent of the by-law to permit a rooftop sign to have a maximum of 10mis to ensure that rooftop signs don’t overshadow the building and negatively impact the surrounding neighbourhood. The proposed sign is larger in size but is appropriate for the development because it is proportionate to the building. A smaller sign would not be as visible to the surrounding area, and would be disproportionate. The large size of the sign does not negatively impact the surrounding neighbourhood as it faces the downtown area, and does not face a residential zone. The intent of the by-law for a roof sign to be within the perimeter of the building and for it to be screened is to ensure the stability of the sign and that it appropriately secured to the building, so there is no liability/safety concerns. The intent of the screening is to hide the support structure making sure that it is not visible to the public. The small portion of the lower case ‘g’, that is beyond the perimeter of the building is high enough that there should be no concern from the lower levels. The design of the sign maintains the clean look and modern feel of the building, therefore no screening is requested. The height of the building will aid in hiding the supporting structure from the ground level. A sign permit will be required, at that time the building division will review all structural details. Proposed design of new roof sign Based on the above comments, staff is of the opinion that the proposed variance to the sign is minor and meets the general intent of the Sign By-law and is appropriate for the lot and surrounding neighbourhood. 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:Transportation Services have no concerns with the proposed application. Engineering Services: Engineering has no comments or concerns. Heritage Planning Comments: Heritage Planning staff has no concerns with the proposed sign variance. The Kitchener Cultural Heritage Landscape Study (CHLS) dated December 2014 and prepared by The Landplan Collaborative Ltd. was approved by Council in 2015. The CHLS serves to establish an inventory. The CHLS was the first step of a phased cultural heritage landscape (CHL) conservation process. The owner of the property municipally addressed as 25 Breithaupt Street is advised that the property is located within the Warehouse District CHL. The owner and the public will be consulted as the City considers listing CHLs on the Municipal Heritage Register, identifying CHLs in the Official Plan and preparing action plans for each CHL with specific conservation options. Please contact Michelle Drake, Senior Heritage & Policy Planner, for more information. RECOMMENDATION: That minor variance application SG2017-018 requesting permission to install a roof sign area of 22 23.62m rather than the maximum area permitted of 10m, and for the roof sign to extend beyond the perimeter of the building and not be screened rather than the sign staying within the perimeter of the building and being screened; be approved, 1. That a sign permit is obtained from the Planning Division. st 2. That condition 1 shall be completed prior to August 1, 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) November 27, 2017 Holly Dyson City of Kitchener 200 King Street West File: T 15-40/VAR KIT GEN P.O. Box 1118 (4 & 5) /53 Fairway, Fusion Homes Kitchener, ON N2G 4G7 (10) /VAR KIT, Madison Avenue Development, 51 & 53 David St Dear Ms. Dyson: Re: Committee of Adjustment Meeting on December 12, 2017, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 25 Breithaupt Street (SG 2017-018): No concerns. 2. 356 Arnold Street (A 2017-120): No concerns. 3. 519 Morrison Road (A 2017-121): No concerns to this application. However, the owner(s) please be made aware that these lands are subject to all provisions of the Federal Airport Zoning Regulations, being located in the outer surface of the Region of Waterloo International Airport. 4. 2 Valleybrook Drive (A 2017-122): No concerns. 5. 18 Valleybrook Drive (A 2017-123): No concerns. 6. 6 Catalina Court (A 2017-124): No concerns. 7. 45 Highgate Road (A 2017-125): No concerns. 8. 235 Forest Creek Drive (Part 57, Plan 58R-19876) (A 2017-126): No concerns. 9. 46 Cherry Street (A 2017-127): No concerns. 10. 51 David Street (A 2017-128): No concerns. 11. 156 & 158 Donald Street (A 2017-129): No concerns. 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. DOCS: 2566097 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 Holly Dyson From:Mustafa, Shevan <SMustafa@kwhydro.ca> Sent:04 December, 2017 9:08 AM To:Holly Dyson Subject:Permits Applications IĻƌƌƚIƚƌƌǤͲ tƌĻğƭĻƭĻĻĬĻƌƚǞğƩĻƷŷĻĭƚƒƒĻƓƷƭŅƚƩƷŷĻƦĻƩƒźƷΛƭΜʹ {DЋЉЊАЉЊБʹЋЎ.ƩĻźŭƷŷğǒƦƷ{Ʒ͵ƷŷĻ{źŭƓƷƚĬĻЌƒĻƷĻƩƭΛŷƚƩźǩƚƓƷğƌƌǤğƓķǝĻƩƷźĭğƌƌǤΜğǞğǤŅƩƚƒƷŷĻYźƷĭŷĻƓĻƩ źƌƒƚƷIǤķƩƚhǝĻƩŷĻğķ\[źƓĻ ŷğƓƉǤƚǒͲ {ŷĻǝğƓaǒƭƷğŅğͲ t͵9Ɠŭ 5źƭƷƩźĬǒƷźƚƓ9ƓŭźƓĻĻƩ YźƷĭŷĻƓĻƩźƌƒƚƷIǤķƩƚLƓĭ͵ ЌЉЊźĭƷƚƩźğ{Ʒ͵{ƚǒƷŷ YźƷĭŷĻƓĻƩͲhbbЋDЍ\[Ћ tŷƚƓĻʹΛЎЊВΜАЍЎЍААЊ9͵ЏЌВВ CğǣʹΛЎЊВΜАЍЎЉЏЍЌ 9ƒğźƌʹƭƒǒƭƷğŅğθƉǞŷǤķƩƚ͵ĭğ This email has been scanned CONFIDENTIALITY NOTICE: This message is intended solely for the use of the individual or entity to whom it is addressed, and may contain privileged or confidential information. 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