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Home My WebLink AboutCSD-18-026 - SG 2018-002 - 835 King St W�, Staff Report ITc� R Community Services Department wm kitchenerca REPORT TO: Committee of Adjustment DATE OF MEETING: February 20, 2018 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 WARD: 9 DATE OF REPORT: February 8, 2018 REPORT #: CSD -18-026 SUBJECT: SG 2018-002 — 835 King Street West Applicant — Steel Art Signs Corp on behalf of Grand River Hospital Corp. Approved with Conditions e... Location map of proposed new signs *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. RECOMMENDATION That minor variance application SG2018-002 requesting permission to construct 2 ground -supported signs: Sign A - having a height of 5.3m rather than the permitted maximum height for a ground - supported sign of 2m; and a sign area of 15.35m2 rather that the maximum area of 6m2 Sign B - having a height of 3.35m rather than the permitted maximum height for a ground -supported sign of 2m; and a sign area of 9.71 m2 rather that the maximum area of 6m2; and to not have the address on the sign rather than having the address labelled on the sign; be approved, subject to the following conditions: 1. That sign permits be obtained from the Planning Division. 2. That condition 1 shall be completed prior to October 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. REPORT Planning Comments: The subject property located at 835 King Street West is zoned Major Institutional Zone (1-3) in the Zoning By-law 85-1. City Planning staff conducted a site inspection of the property on February 5t", 2017. The applicant is requesting relief from the Sign By-law to install 2 ground supported signs on the property, the requested variances are as follows: Sign A: • Relief from Section 680.11.6 of the Sign By-law to permit a sign with a height of 5.3m rather than the maximum height permitted of 2m. • Relief from Section 680.11.7 of the Sign By-law to permit a sign with an area of 15.35M2 rather than the maximum area permitted of 6M2. Sign B: • Relief from Section 680.11.6 of the Sign By-law to permit a sign with a height of 3.35m rather than the maximum height permitted of 2m. • Relief from Section 680.11.7 of the Sign By-law to permit a sign with an area of 9.71 mz rather than the maximum area permitted of 6m2 . • Relief from Section 680.11.15 of the Sign By-law to not have the address on the sign rather than having the address labelled on the sign. Location map of proposed new signs The intent of the By-law to permit a ground supported sign to have a maximum height of 2.0 metres, and area of 6.OM2 within the Mixed use corridor is to ensure that ground supported signs do not tower over the buildings along the streetscape and negatively impact the surrounding area. Grand River Hospital is a large, institutional campus comprised of a number of buildings and associated parking facilities. Given the large size of the hospital property and the location of the existing buildings on site, the requested variances for height and area (Sign A and Sign B) are appropriate for the property and supported by City staff. The intent of the By-law to have the address on the sign is so that the public, as well as emergency services can locate the correct property. The proposed Sign B is specifically designed to only show the emergency entrance to the hospital, whereas proposed Sign A will have the address clearly shown and more directional information. Staff supports Sign B not having the address provided on the sign. Based on the above comments, staff is of the opinion that the proposed variances to the signs are minor and meets the general intent of the Sign By-law and is appropriate for the property and surrounding neighbourhood. Planning staff recommends that this application be approved subject to the conditions outlined above in the Recommendation section of this report. 1 Temporary sign to be replaced with Ground Supported Sign A Temporary sign to be replaced with Ground Supported Sign B 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 Comments: No Concerns. Heritage Planning Comments: No heritage planning concerns. Note that the subject property is located within the KW Hospital Secondary Plan. The City will be commencing a secondary plan review in 2018. The land use and zoning of the property is subject to change. For more information, please contact Michelle Drake by phone (519-741- 2200 ext. 7839) or by email (michelle.drakea-kitchener.ca). Special Policy Area #58 provides the interim policy direction for how development applications will be evaluated until such time as the City completes the PARTS implementation process. The subject site is within the Focus Area for intensification and as such, the associated policies should in part inform the `intent of the Official Plan' consideration of the minor variance. Tim Seyler, BES Technical Assistant Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo February 08, 2018 Holly Dyson City of Kitchener 200 King Street West P.O. Box 1118 Kitchener, ON N2G 4G7 Dear Ms. Dyson: PLANNING, DEVELOPMENT AND LEGISLATIVE SERVICES 150 Frederick Street, 8th Floor Kitchener ON N2G 4A Canada Telephone: 519-575-4400 TTY: 519-575-4608 Fax: 519-575-4449 www. reg i o n ofwate r l o o. ca File: D20-20/ VAR KIT GEN (1) / KING KIT, Grand River Hospital (6)/08 WEBER KIT, Lin Corp Solutions Inc. (9) /04 URBAN, Urban Oakloft Inc. (10, 14, 15)/53 Fairway, Fusion Homes (11)/VAR KIT, Revel Development Corp. (16, 17)/ 55, Silicon North Real Estate Inc. (18, 19)/VAR KIT, Marlea Developments Re: Committee of Adjustment Meeting on February 20, 2018, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 835 King Street West (SG 2018-002): No concerns. 2. 125 Highland Road East (SG 2018-003): No concerns. 3. 12 Redtail Street (A 2018-005): No concerns. 4. 48 Crosswinds Drive (A 2018-006): No concerns. 5. 56 Crosswinds Drive (A 2018-007): No concerns. 6. 1087 Weber Street East (A 2018-008): No concerns to this application. However, the owner please be advised that any redevelopment application on these lands would require a dedicated road widening up to 13.10 metres from Weber Street centre line. 7. 211 Strange Street (A 2018-009): No concerns. 8. 7 Peachwood Court (A 2018-010): No concerns. 9. 241 and 247 Ottawa Street South (A 2018-011): No concerns. 10.481 Rivertrail Avenue (A 2018-012): No concerns. 11. 65, 71 and 79 Madison Avenue South (A 2018-013): No concerns. 12. 223 to 235 Heiman Street (A 2018-014): No concerns. 13.298 Mill Street (A 2018-015): No concerns. 14.139 Rockcliffe Drive (future) (A 2018-016): No concerns. 15.143 Rockcliffe Drive (future) (A 2018-017): No concerns. 16. 647 Victoria Street South (A 2018-018): No concerns. 17. 659 Victoria Street South (A 2018-019): No concerns. DOCS: 2643154 18. 185 Forfar Avenue (A 2018-020): No concerns. 19.185 Forfar Avenue (A 2018-021): 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. 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 Resource Management Division Beth Brown, Supervisor of Resource Planning PLAN REVIEW REPORT: City of Kitchener Holly Dyson 400 Clyde Road, P.O. Box 729 Cambridge, Ontario N1 R 5W6 Phone: (519) 621-2761 ext. 2307 E-mail: bbrown@grandriver.ca DATE: January 31, 2018 YOUR FILE: See below RE. Applications for Signs: SG 2018-002 835 King Street West SG 2018-003 125 Highland Road East Applications for Minor Variance: A 2018-005 12 Redtail Street A 2018-006 48 Crosswinds Drive A 2018-007 56 Crosswinds Drive A 2018-008 1087 Weber Street East A 2018-009 211 Strange Street A 2018-010 Peachwood Court A 2018-011 241-247 Ottawa Street South A 2018-012 481 Rivertrail Avenue A 2018-013 65, 71 & 79 Madison Avenue South A 2018-015 298 Mill Street A 2018-016 Rockcliffe Drive (future # 139) A 2018-017 Rockcliffe Drive (future #143) A 2018-018 647 Victoria Street South A 2018-019 659 Victoria Street South A 2018-020 185 Forfar Avenue (corner lot) A 2018-021 185 Forfar Avenue (interior lot) Applications for Consent: B 2018-005 94 Morgan Avenue B 2018-006 to 009 883 Doon Village Road B 2018-010 Rockcliffe Drive (future #155-163) B 2018-011 Rockcliffe Drive (future #159-163) B 2018-012 Rockcliffe Drive (future #139 & 143) B 2018-013 647 Victoria Street South B 2018-014 185 Forfar Avenue (corner lot) B 2018-015 185 Forfar Avenue (interior lot) GRCA COMMENT*: The above noted applications are located outside the Grand River Conservation Authority areas of interest. As such, we will not undertake a review of the applications and plan review fees will not be required. If you have any questions, or require additional information, please contact me. Sincerely, Beth Brown Supervisor of Resource Planning *These comments are respectfully submitted as advice and reflect resource concerns within the scope and mandate of the Page 1 of 1 Grand River Conservation Authority. Holly Dyson From: John Vos <John.Vos@waterloo.ca> Sent: 07 February, 2018 9:54 AM To: Holly Dyson Subject: Committee of Adjustment applications A-2018-005 and SG -2018-002 Hi Holly, Having reviewed applications A-2018-005 and SG -2018-002, we are satisfied that City of Kitchener staff will ensure proper planning is implemented in their recommendations to the Committee. Kind regards, John ■■■ John Vos, MCIP, RPP Development Planner, Planning Approvals Integrated Planning and Public Works, City of Waterloo 100 Regina Street South PO Box 337, Station Waterloo Waterloo, ON, N2J 4A8 P: 519-747-8527 TTY: 1-866-786-3941 iohn.vos(a)waterloo.ca www.waterloo.ca IMPORTANT NOTICE: This communication (including attachments) is intended solely for the named addressee(s) and may contain information that is privileged, confidential and exempt from disclosure. No waiver of confidence, privilege, protection or otherwise is made. If you are not the intended recipient of this communication, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited.