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HomeMy WebLinkAboutAdjustment - 1999-10-26 SIGCOA\1999-10-26-SIGN.doc COMMITTEE OF ADJUSTMENT FOR THE CITY OF KITCHENER MINUTES OF THE REGULAR MEETING HELD OCTOBER 26, 1999 MEMBERS PRESENT: Messrs. W. Dahms, A. Galloway and P. Kruse. OFFICIALS PRESENT: Ms. J. Given, Principal Planner, Mr. L. Masseo, Intermediate Planner and Ms. J. Billett, Secretary-Treasurer. Mr. W. Dahms, Chair, called the meeting to order at 10:00 a.m. This meeting of the Committee of Adjustment as a Standing Committee of City Council was called to consider applications regarding variances to Chapter 680 (Signs) of the City of Kitchener Municipal Code. The Committee will not make a decision on these applications but rather will make a recommendation which will be forwarded to the Committee of the Whole and Council for final decision. The Chair explained that this 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, November 1, 1999 at 7:00 p.m. and the applicants may register with the City Clerk to appear at the meeting if desired. APPLICATIONS Submission No.: Applicant: Property Location: Legal Description: S 9/99 Bob KniessNVestheights Health Care 10 Westheights Drive Block H, Registered Plan 1384, Comprising Part Lot 35, Company Tract German Appearances: In Support: Ms. S. Levant Pride Signs Limited 280 Holiday Inn Drive Cambridge ON N3C 1Z4 Contra: None Written Submissions: In Support: None Contra: Mrs. I. Campling 14-35 Westheights Drive Kitchener ON N2N lSl The Committee was advised that the applicant is requesting permission to construct an illuminated double-sided pylon sign 4.572 m (15 ft.)in height, rather than the required 3 m (9.84 ft.), having an area of 7.24 m2 (77.93 sq. ft.), rather than the required 4 m2 (43.05 sq. ft.), and a 0 m setback from the property line, at the intersection of Westheights Drive and Highland Road, rather than the required 4.5 m (14.76 ft.). The Committee noted the comments of the Department of Business & Planning Services in which they advised that the applicant requests permission to erect a pylon sign with a height of 4.572 metres, an area of 7.24 square metres, and a 0 metre setback from the property line along Highland Road. A minor variance is required to permit a pylon sign in an Institutional Zone. Submission No.: S 9/99 (Cont'd) COMMITTEE OF ADJUSTMENT 24 OCTOBER 26, 1999 After reviewing the submitted sign drawing, staff is of the opinion that the sign would be more appropriately classed as a ground sign since there is no clearance provided. Ground signs are permitted in Institutional Zones; however, the proposed sign would not meet all the regulations for a ground sign and still requires minor variance approval. It is recommended that the application be amended to request a ground sign with a height of 4.57 metres (14.99 ft) rather than the maximum 1.5 metres (4.92 ft), a sign area of 7.24 square metres (77.93 sq. ft.) rather than the maximum 4 m2 (43.95 sq. ft.), and setback from the property line of 0 metres rather than the required minimum of 3 metres (9.8 ft). The applicant wishes to construct the proposed sign to provide adequate signage that is suitable for their multiple tenants. It is felt that a sign close to the lot line provides for better reading of the sign, as opposed to a fascia sign placed on the building. As shown on the submitted sign drawing, the sign will note the name of the building "Westheights Health Centre", and provides sign area for six tenants of the building. The intent of the Sign By-law regulations regarding ground signs is to ensure that there is no visibility concerns and that the sign will not cause a distraction to passing vehicular traffic. Staff of the Traffic Division has no concerns regarding visibility of the proposed sign, therefore meeting the intent of the by-law. It is noted that a sign of this size is appropriate considering the size of the property (3,067 m2) and its frontage (57.912 metres) on a primary arterial road that provides good visibility to a high volume of traffic along both Highland Road and Westheights Drive. Regarding visibility, it is noted that the Region-owned boulevard adjacent to the front lot line provides additional separation from the actual paved portion of the roadway. Staff notes that should the variance receive final approval a sign permit will be required. As well changes to the site plan and landscape plans may be required. Accordingly, the application is deemed to be minor in nature, maintains the intent of the Sign By- law and is considered appropriate development for the multiple tenants of the building in an Institutional Zone. The Department of Business and Planning Services recommends approval of the minor variance, as amended to permit a ground sign, and as shown on the drawing submitted by the applicant. The Committee noted the comments of the Director of Building in which he advised that the Building Division has no concerns or comments with respect to this application. The Committee noted the comments of the Traffic & Parking Analyst in which he advised that the Traffic & Parking Division has reviewed this application and has no concerns with the proposed location of the sign. The Committee noted the comments of the Engineering Department, Region of Waterloo, in which they advised that they have no objection to the 0 meter setback requested for this proposed sign, however, no detail is provided for the sign footing. No portion of the footing must project into the Highland Road road allowance. The Committee noted the comments of the Grand River Conservation Authority in which they advised that they have no objection to the above noted application. The Committee noted the written submission of Mrs. Irene Campling in which she advised that she is greatly against the applicant's request to put up an oversized pylon sign illuminated, as well, on our opposite corner. It will stick out like the proverbial "sore thumb" and waste a lot of energy in the process of keeping it lit. This has always been a reasonably quiet "laid-back" residential area and the new the intersection has brought us more noise and traffic than we've ever had. We really do not need enormous "billboard" types of advertising as well. The new building is "showy" to start with - who could miss it? If you are counting "votes" please make mine a "nay" and hopefully when all are counted, this applicant will think in less grandiose terms and settle for a more dignified type and size of sign. Submission No.: S 9/99 (Cont'd) COMMITTEE OF ADJUSTMENT 25 OCTOBER 26, 1999 The Chair reviewed staff comments, noting that staff are recommending approval of the application subject to the application being amended to request a ground sign with a height of 4.57 m, rather than the maximum 1.5 m, a sign area of 7.24 m2 rather than the maximum 4 m2 and a setback from the property line of 0 m rather than the required minimum of 3 m. The Chair enquired of Ms. Levant if she was prepared to amend the application as recommended by staff and Ms. Levant responded that she would amend the application as requested. Moved by Mr. A. Galloway Seconded by Mr. P. Kruse That the application of Bob Kniess (Westheights Health Care) requesting permission to construct a ground sign with a height of 4.57 m (14.99 ft.), rather than the maximum 1.5 m (4.92 ft.), having a sign area of 7.24 m~ (77.93 sq. ft.), rather than the maximum 4 m~ (43.95 sq. ft.), and a 0 m setback from the property line at the intersection of Westheights Drive and Highland Road, rather than the required minimum of 3 m (9.8 ft.), on Block H, Registered Plan 1384, comprising Part Lot 35, German Company Tract, 10 Westheights Drive, Kitchener, Ontario, BE APPROVED, subject to the following condition: That the variances as approved in this application shall apply only in accordance with the drawings submitted with the application for Submission No. S 9/99. It is the opinion of this Committee that: 1. The variances approved in this application are minor in nature. 2. This application is desirable for the appropriate development of the property. The general intent and purpose of the City of Kitchener Municipal Code Chapter 680 (Signs) is being maintained on the subject property. Carried The Chair pointed out to Ms. Levant that the decision of the Committee is a recommendation to Council, which will be considered at the Council meeting of November 1, 1999, at 7:00 p.m., in the Council Chamber and advised that she may register as a delegation to appear before Council at that time. ADJOURNMENT On motion, the meeting adjourned at 10:05 a.m. Dated at the City of Kitchener this 26th day of October, 1999. J. Billett Secretary-Treasurer Committee of Adjustment