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HomeMy WebLinkAbout2017-12-12 - SG COMMITTEE OF ADJUSTMENT FOR THE CITY OF KITCHENER MINUTES OF THE REGULAR MEETING HELD DECEMBER 12, 2017 MEMBERS PRESENT: Messrs. D. Cybalski and B. McColl and Ms. J. Meader and Ms. P. Kohli OFFICIALS PRESENT: Ms. J. von Westerholt, Senior Planner; Mr. D. Seller, Traffic Planning Analyst; Ms. F. Hosseini, Traffic Planning Analyst; Ms. D. Saunderson, Secretary-Treasurer; and, Ms. H. Dyson, Administrative Clerk. Mr. D. Cybalski, Chair, called this meeting to order at 10:04 a.m. This meeting of the Committee of Adjustment sitting as a Standing Committee of City Council was called to consider six applications regarding variances to the City of Kitchener Sign By-law. The Committee will not make a decision on these applications but rather will make recommendations 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 29, 2018 at 7:00 p.m., and the applicants may register with the City Clerk to appear at the meeting if desired. NEW BUSINESS 1. Submission No.: SG 2017-018 Applicant: Perimeter Development Corporation/2184647 Ontario Ltd. and Breithaupt Block Inc. Property Location: 25 Breithaupt Street Legal Description: Lots 206-207, Part Lots 204, 205 & 208, Plan 376 & Part Lot 33, Streets & Lanes, being Parts 2 to 5 on Reference Plan 58R-17207 Appearances: In Support: J. Barron Contra: None Written Submissions: None The Committee was advised the applicant is requesting permission to install a roof-top sign having a sign area of 23.62 sq.m. rather than the permitted maximum area of 10 sq.m.; to permit one letter on the sign to extend beyond the roof line whereas the By-law does not permit signs to extend beyond the perimeter of the building; and, to allow the proposed support structures for the sign to be fully visible whereas the By-law requires all support structures to be screened. The Committee considered the report of the Planning Division dated December 1, 2017, advising the subject property is zoned General Industrial (M-2) with special regulation 36U, in the Zoning By-law. The applicant is seeking relief from section 680.19.6 of the Sign By-law to construct a roof sign with a sign area of 23.62 sq.m. rather than the maximum area permitted of 10 sq.m. 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. The intent of the By-law to permit a rooftop sign to have a maximum of 10m2 is 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 COMMITTEE OF ADJUSTMENT DECEMBER 12, 2017 - 24 - 1. Submission No.: SG 2017-018 (Cont’d) 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 is appropriately secured to the building, so there is no liability/safety concerns. The intent of the screening is to hide the support structure to ensure 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. 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. The Committee considered the report of the Region of Waterloo, Transportation Planner, dated November 27, 2017, advising they have no concerns with this application. The Committee considered the report of Kitchener-Wilmot Hydro Inc., dated December 4, 2017, requesting the sign to be 3 metres (horizontally and vertically) away from the Kitchener-Wilmot Hydro overhead line. Mr. J. Barron was in attendance in support of the subject application and staff recommendation. The Chair requested the condition be added as requested by Kitchener-Wilmot Hydro Inc. regarding placement of the sign. Moved by Mr. B. McColl Seconded by Ms. P. Kohli That the application of Perimeter Development Corporation requesting permission to install a roof-top sign having a sign area of 23.62 sq.m. rather than the permitted maximum area of 10 sq.m.; to permit one letter on the sign to extend beyond the roof line whereas the By-law does not permit signs to extend beyond the perimeter of the building; and, to allow the proposed support structures for the sign to be fully visible whereas the By-law requires all support structures to be screened, on Lots 206-207, Part Lots 204, 205 & 208, Plan 376 & Part Lot 33, Streets & Lanes, being Parts 2 to 5 on Reference Plan 58R-17207, 25 Breithaupt Street, Kitchener, Ontario, BE APPROVED, subject to the following conditions: 1. That the owner shall obtain a sign permit from the Planning Division. 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. 3. That the owner shall ensure the sign is located at least 3m (horizontally and vertically) from the Kitchener-Wilmot Hydro Inc. overhead line. It is the opinion of this Committee that: 1. The variance approved in this application is 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. COMMITTEE OF ADJUSTMENT DECEMBER 12, 2017 - 25 - ADJOURNMENT On motion, the meeting adjourned at 10:06 a.m. Dated at the City of Kitchener this 12th day of December, 2017. Dianna Saunderson Secretary-Treasurer Committee of Adjustment