The URL can be used to link to this page

Home My WebLink AboutCSD-18-053 - SG 2018-005 - 54 Queen St N1 Staff Report KI R Community Services Department www.kitchenerca REPORT TO: Committee of Adjustment DATE OF MEETING: March 20th, 2018 SUBMITTED BY: Juliane von Westerholt, Senior Planner - 519-741-2200 ext. 7157 PREPARED BY: Eric Schneider, Technical Assistant — 519-741-2200 ext. 7843 WARD: 10 DATE OF REPORT: March 13th, 2018 REPORT #: CSD -18-053 SUBJECT: SG2018-005 — 54 Queen Street North Applicant — Glenn Stewart Approve with Conditions l , \R-5 �64u1 5/ �7 1-2 'tAnere.S P_b,A r Ch,d, ` V A= Gervemois Hmuse /1 -AW Gnnl %�- �Cs L �' C. - W., De ..I6 \ zo Location Map: 54 Queen Street North RECOMMENDATION That application SG2018-005 requesting permission to install a ground -supported sign having an area of 4 sq.m. rather than the permitted maximum area of 3 sq.m.; to have a clearance from grade of 0.9m rather than the required 2.44m when located within the Corner Visibility Triangle (CVT); and, for a sign containing automatic changing copy to be located within 3.8m of an intersection rather than the required setback of 23m be approved, subject to the following conditions: 1. That a sign permit is obtained from the Planning Division by June 30th, 2018. 2. That messages displayed on the automatic changing copy portion of the sign remain static for at least 6 seconds. *** This information is available in accessible formats upon request. *** Please call 519-741-2345 or TTY 1-866-969-9994 for assistance. REPORT Planning Comments: The subject property located at 54 Queen Street North is zoned Community Institutional Zone (I- 2) in the Zoning By-law 85-1. Staff conducted a site inspection of the property on March 2nd 2018. The applicant is requesting permission to construct a ground supported sign with a sign area of 4 square metres rather than the maximum permitted sign area of 3 square metres within an institutional zone (Section 680.11.9), a clearance of 0.9 metres within the Corner Visibility Triangle rather than the required minimum clearance of 2.44 metres (Section 680.11.14), and for the sign to contain automatic changing copy located 3.8 metres from an intersection rather than the required 23 metres (Section 680.3.29). View of Proposed Sign Location and Intersection (Site Visit March 2nd, 2018) The intent of the regulation that restricts sign area to 3 square metres within an institutional zone is to ensure that signs located in an institutional zone are not excessively large and do not dominate the streetscape as these properties are often within areas that are primarily residential. The subject property is not located within a primarily residential area; rather it is located at the intersection of a Regional Road (Weber Street) and a Major Community Collector Street (Queen Street). Staff is of the opinion that the proposed sign with an area of 4 square metres will not dominate the streetscape given the location of the property at a major intersection. In addition, considering the height, size and scale of the building on the property, Staff is of the opinion that the proposed sign is not excessively large. The intent of the regulation that requires a 2.44 metre clearance for ground supported signs within a Corner Visibility Triangle (CVT) is to ensure that visibility is maintained for pedestrians, cyclists and automobile drivers. The building on site is located within the CVT and has existed in that location for over 100 years. Staff is of the opinion that the proposed sign will not create any additional obstruction to visibility as the building is already within the visibility triangle. Regional and City of Kitchener Transportation Staff have reviewed the application and have no visibility concerns for the location of the sign. The intent of the regulation that requires 23 metres between signs containing automatic changing copy and an intersection is to ensure that the sign does not cause a safety hazard by distracting motorists travelling through the intersection. Staff is recommending a condition that requires the messages on the sign to remain static for at least 6 seconds in order to mitigate any concerns of distraction. In addition, Transportation Services has reviewed the application and has no objections to the proposed objections to the proposed location of the sign. Based on the foregoing, Planning staff recommends that this application be approved subject to the conditions outlined in the Recommendation section of this report. View of Proposed Sign Location (Site Visit March 2nd, 2018) 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. -, 4 at View of Proposed Sign Location (Site Visit March 2nd, 2018) 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. Regional Comments: No Concerns. The sign is on private property and should comply with City of Kitchener Sign By- law. Heritage Planning Comments: The subject property municipally addressed as 54 Queen Street North is located within the Civic Centre Neighbourhood Heritage Conservation District (CCNHCD) and designated under Part V of the Ontario Heritage Act. The Civic Centre Neighbourhood Heritage Conservation District Plan provides policies and guidelines in regards to public landscape and infrastructure which includes street and building signs. Changes to these elements can play a significant role in the overall quality of the streetscape and character of the district. Heritage Planning staff note that a heritage permit is not required as the proposed sign is a ground supported sign and is not attached to the building. Although the CCNHCD plan encourages painted wood and metal as signage material due to their historic use, Heritage Planning staff have noted that there are precedents of fluorescent and changing copy signs within the Civic Centre Neighbourhood Heritage Conservation District and for other heritage buildings. Considering this, Heritage Planning staff have no concerns with the application. Note that the subject property is located within the Civic Centre 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 Tina Malone -Wright by phone (519- 741-2200 ext. 7765) or by email(tina.malonewright(a�kitchener.ca). Eric Schneider, BES Technical Assistant Juliane von Westerholt, MCIP, RPP Senior Planner Region of Waterloo March 06, 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 (3)/58 KIT, Bromberg, Garry, 1415 Huron Road (5, 6)/53 Fairway, Fusion Homes (7, 8) /VAR KIT, Freure North Subdivision (10)/VAR KIT, Emmanuel Bible College 70-136 Fergus Avenue Re: Committee of Adjustment Meeting on March 12, 2018, City of Kitchener. Regional staff have reviewed the following Committee of Adjustment application(s) and have the following comments: 1. 8 Bridge Street East (SG 2018-004): No concerns to the application. However, the owner should be made aware that any redevelopment application for these lands may require dedicated road widening up to 13.107 metres from Bridge Street centreline. Therefore, it is strongly recommended that the sign be located accordingly. Otherwise, an encroachment agreement with the Region; or actual relocation of the sign would be required at the owner's cost, at such times in future. 2. 54 Queen Street North (SG 2018-005): No concerns. The sign is on private property and should comply with City of Kitchener Sign By-law. 3. 205 West Oak Trail (A 2018-022): No concerns. 4. 51 Simeon Street (A 2018-023): No concerns. 5. 2 Crossbridge Avenue (A 2018-024): No concerns. 6. 500 Rivertrail Avenue (A 2018-025): No concerns. 7. 70 Castlebay Street (A 2018-026): No concerns. 8. 150 Rockcliffe Drive (A 2018-027: No concerns. 9. 66 West Avenue (A 2018-028): No concerns. 10.110, 130 and 136 Fergus Avenue (A 2018-029): No concerns. 11.356-420 King Street West (A 2018-032): No concerns. DOCS: 2670864 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 Trisha Hughes, Resource Planner 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. 2319 E-mail: thug hes@grand river. ca DATE: February 28, 2018 YOUR FILE: See below RE Applications for Signs: SG 2018-005 54 Queen Street North Applications for Minor Variance: A 2018-022 205 West Oak Trail A 2018-023 51 Simeon Street A 2018-024 2 Crossbridge Avenue A 2018-025 500 Rivertrail Avenue A 2018-026 70 Castlebay Street A 2018-027 156 Rockcliffe Drive A 2018-029 110, 130 & 136 Fergus Avenue A 2018-032 356-400 King Street West Applications for Consent: B 2018-016 3 Chapel Hill Drive B 2018-017 to 019 83 Elmsdale Drive B 2018-020 334-400 King Street West 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, //V'fig Trisha Hughes Resource Planner Grand River Conservation Authority TH/dp *These comments are respectfully submitted as advice and reflect resource concerns within dee scope and mandate of the Page 1 of 1 Grand River Conservation Authority.