CCKT opposed to variance

The following letter, addressed to Mayor Margaret Black and King Township council, was submitted to the Sentinel for publication.

This letter is to express our disagreement of Concerned Citizens of King Township with the Committee of Adjustment's approval of the request from Country Day School (CDS) for permission to erect a 15.5-meter structure in front of their main buildings despite lack of adherence to King Township zoning bylaws.

The application to be granted a minor variance was reviewed and approved at the Committee of Adjustment's Nov. 16 meeting.

We are in strong disagreement with the approval for several reasons. + To exceed the limit by 4.5 meters (41 per cent) is not a minor variance. + To violate the bylaw, which states that an accessory use building or structure shall not be located closer to the street than the main building seems very inappropriate when CDS has significant available property behind their main building. + The structure itself is completely inconsistent with the rural character of King Township. Even if its height were within current bylaws, the erection of such a structure would be offensive. + Information as provided both in the application itself and at the Nov. 16 meeting was not adequate. + Concerns of the neighbours, as expressed at the meeting, were not appropriately addressed.

There needs to be another review of this request for relief from Township bylaws. This review needs to be very rigorous, as the extraordinary visibility of this structure ensures that both it and the process for approving it will become symbols: a symbol of what King Township is going to look like in the 21st century and a symbol of how business is done in King Township.

Background

The plan, as presented at the meeting, is to install a 15.5 meter white air supported structure to serve as a soccer stadium for Country Day School. The initial location is to be in front of their main building, with a minimum setback of 21.5 meters. CDS has a plan to move it further back and at a lower grade three years later.

To execute this, CDS requested relief from zoning regulations which state the maximum height of any building or structure is 11 meters and that an accessory use building or structure shall not be located closer to the street than the main building is to the street.

If there ever was a time that neighbours and community should be protected from the collateral damage of a decision of one property owner, it is this particular proposal. The proposed structure is completely inconsistent with the architecture and aesthetic of King Township. Hence it is very ironic that CDS is seeking approval to violate a bylaw so that they can position their huge tall air inflated soccer dome in the most conspicuous location possible. CDS's apparent lack of consideration for the impact of their structure on neighbours and community is surprising as they have been so respectful of community with their main school buildings.

An obvious alternative to the CDS proposal is to position the stadium further back onto the property from the outset, so that it is not visible from Dufferin Street. CDS has reviewed their rationale to not do so: it is essentially to expedite creation of an indoor facility without negatively impacting other CDS projects such as building a fitness centre.

It is our belief that the architecture and aesthetic of King Township should not be jeopardized in order to allow CDS to maintain their preferred pace and priority of expansion projects. If indeed the ultimate location of the air inflated structure is not available for three years, CDS has several options, including the choice to operate with sub optimal infrastructure and to compensate, at least partially, by sharing facilities with other schools in the area.

Prior to approving installation of this structure, as proposed, there are critical questions to be addressed. + What additional night lighting and traffic will there be? How will an increase be mitigated so that quality of life of neighbours does not deteriorate? + What is the noise level generated by the equipment used to keep the dome inflated? + How can the visual be improved (e.g. a dark colour rather than white)? + How is the "temporary" nature of the location assured? + Are CDS's long-term plans, as reviewed in their application, compliant with Township's bylaw regarding maximum coverage?

The highly visible nature of the proposed structure demands that variance approval be given only after a comprehensive strategic review of the request. A significant precedent is being set. As proposed, this allegedly "temporary and minor" variance is a clear statement that our rural aesthetics are no longer valuable.

CCKT is prepared to support the appeal to the Ontario Municipal Board which has been initiated by a CDS neighbour.

Debbie Schaefer, CCKT vice-chair