September 28, 1998

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Preliminary Report on Rezoning Application No. 298004 for a Performing Arts Theatre/Lecture Hall, Victoria University, Part of 73 Queen's Park Crescent (Ward 24 - Downtown)

Purpose:

To introduce and recommend circulation of a proposal for a 500-seat performing arts theatre/lecture hall, with ancillary offices, on the south side of Charles Street West on the campus of Victoria University, an affiliated college of the University of Toronto.

Source of Funds:

Not applicable.

Recommendation:

It is recommended that I be requested to hold a public meeting in the community to discuss the application and to notify owners and residents within 120 metres of the site and the Ward Councillors.

Comments:

1.Site:

The proposed development site is on the south side of Charles Street West, east of Queen's Park Crescent, and is currently occupied by double tennis courts. The development lot, as proposed by Victoria University, would have a frontage of 50.9 metres on Charles Street West, a depth of approximately 40 metres and a lot area of approximately 2050 square metres.

There are buildings that are on the City's list of Heritage Structures surrounding the lands in every direction: the Birgie Carnegie Library to the west, Annesley Hall to the north, Burwash Hall to the east, and Victoria College to the south. South of the lands is an important heritage open space, commonly known as the Victoria College Quadrangle.

The lands are technically part of the larger University property at 73 Queen's Park Crescent, but are referred to as 91 Charles Street West by the applicant for convenience purposes.

2.Proposal:

Victoria University is proposing to construct a 500-seat performing arts theatre with balcony, that can also be used as a large lecture hall, and ancillary administrative offices. A new pedestrian tunnel is proposed to link the theatre with Victoria University to the south. The theatre is proposed to be set back 5 metres from the front property line in order to line up with the front wall of Burwash Hall. The front and rear portions of the buildings are proposed to generally be 12 metres in height, rising to 15 metres in the centre of the building.

The existing lane that provides servicing for Burwash Hall and Victoria College, and encircles the theatre site, will be used to service the theatre site. No on-site parking is proposed.

3.Planning Background:

The Victoria University By-law, repealed in June 1997, had permitted a 'floating' permission for up to 5450 square metres of development anywhere on the Victoria University lands. In 1997, an exception clause was added to the Official Plan, as part of the new University of Toronto Part II Plan, enabling Council to enact by-laws to permit new development of up to 5450 square metres on the Victoria University lands, provided that the existing heritage buildings remain, and that any new building is subject to a development undertaking or agreement that implements site development guidelines approved by Council. This process is applicable to 28 other development sites previously identified in the University of Toronto area.

Once Victoria University informed civic staff of their intention to apply for the development of a new theatre/lecture hall, staff reviewed the planning context for the site and prepared draft design guidelines to be forwarded to Council together with the application. These draft design guidelines are attached to this report as Appendix 1, and will be available for review as part of the public consultation on the application.

4.Current Zoning and Official Plan:

The lands are currently designated University Area in the Official Plan. The proposed performing arts theatre/lecture hall with ancillary offices is a permitted use. As stated above, Section 18.358 of the Official Plan permits new development for university purposes of up to 5450 square metres on the site provided the building is subject to a site plan undertaking or agreement that implements site development guidelines approved by Council for that site. The proposed gross floor area of the theatre is 2068 square metres.

A theatre/lecture hall is a permitted use in a "Q", institutional, zone district. However, because the lands are located in the University's Area of Special Identity, defined in Section 12(2)(309), new development is restricted to minor additions to existing buildings. To permit the theatre/lecture

hall, a zoning amendment is required to add a proposed building envelope for the theatre to Section 12(2)310 in a process similar to the other 28 University area development sites. The building envelope that the applicant is proposing to add to Section 12(2)310 is shown on Map 3 attached to this report.

5.Planning Issues:

i)Scale of Development:

It is important that the scale of development respect the existing historical buildings to the east and west that range between 12 and 18 metres in height. The proposed theatre lecture hall has a proposed base building height of 12 metres along the Charles Street frontage, for a depth of 6 metres, that is similar to the west end of Burwash Hall, and an overall maximum height of 15 metres.

ii)Open Space:

The proposed theatre site is currently occupied by tennis courts. These tennis courts are leased to a private tennis club from early May until Labour Day weekend, and are used by students and staff of the University in the early spring and fall. Even with the loss of the tennis court site, Victoria University would still retain several significant open spaces. Both the historic Victoria Quadrangle, to the immediate south of Burwash Hall and the proposed theatre, and the Victoria Athletic Field, on the north side of Charles Street just west of the proposed theatre, are zoned "UOS" and are protected open spaces with no above-grade building permissions. There are also important green landscapes on the Queen's Park Crescent frontage of Annesley Hall and the Birgie-Carnegie Library, and between Victoria College and the Birgie-Carnegie Library.

iii)Compatibility with Heritage Structures:

The scale of the proposed theatre is consistent with the heritage structures to the east and west. An 8.5 metre opening, consisting of the service laneway and the landscaped setback, will be retained between Burwash Hall and the theatre to expose the rounded tower on the northerly face of Victoria College. The spires of Victoria College will be less visible from Charles Street if the theatre/lecture hall is constructed. The proposed Design Guidelines would encourage articulation of the theatre facade to pick up elements of Burwash Hall.

iv)Parking and Transit:

Under Section 12(2)310(b)(2) of the zoning by-law Victoria University is required to maintain 175 parking spaces on the campus east of Queen's Park Crescent. Currently Victoria University has 185 parking spaces, 150 of which are located in the underground garage below Rowell Jackman Hall, on the south side of Charles Street, two buildings east of the theatre site. These spaces are occupied by Victoria University staff during the day and many spaces would be available to theatre patrons in the evening. The development proposal would not add daytime faculty, students or visitors to the campus.

The Museum subway station is located 50 metres to the west of the theatre site, and the Bay and St. George subway stations are 3 blocks away from the theatre site.

The Commissioner of Works and Emergency Services will comment on the parking and traffic aspects of the application.

Contact Name:Paul Bain

Telephone: 392-7622

Fax: 392-1330

E-Mail pbain@city.toronto.on.ca

Beate Bowron

Director, Community Planning, South District

(p:\1998\ug\uds\pln\to981724.pln) - smc

APPLICATION DATA SHEET

Confirmed Municipal Address:73 Queen's Park Crescent.

PLANNING CONTROLS (For verification refer to Chief Building Official)

PROJECT INFORMATION

APPENDIX 1: Design Guidelines

Site 29 (73 Queen's Park Crescent, 91 Charles Street West)

CONTEXT

1.1Location

The site is located on the south side of Charles Street West, 50 metres east of Queen's Park Crescent and two blocks west of Bay Street. To the west of the site is Birgie-Carnegie Library part of the Victoria College Campus and to the south, St. Michael's Campus.

1.2Heritage Issues

The site is located on Charles Street West near several historic buildings:

Burwash Hall of Victoria College 73 Queen's Park Crescent - listed

Birgie-Carnegie Library 75 Queens Park Crescent - listed

Several house form buildings (north side of Charles Street West) from 76 to 80 designated and 100 to 108 Charles Street West - listed, 100 to 108 Charles Street West are included in an approved site specific development

Victoria College - listed

Annesely Hall 95 Queen's Park Crescent - listed

New construction should be compatible with existing structures in the immediate area in the following ways: scale, building location and organization, height and setback of structures; relationship of the structure to the open space between it and neighbouring structures; exterior features, such as window sills or header lines, the proportion of window or door openings to the overall facade, and the horizontal or vertical emphasis of the major building elements; and building materials, when relevant and material, will be important in the City's review of the project.

1.3Open Space

Directly to the south is the significant open space known as the Victoria College Quad and south and east of the site is the St. Michael's Campus with large open spaces.

DESIGN GUIDELINES

2.0General Site Plan Issues

Development on this site provides the opportunity to complete the street edge, hide and consolidate the servicing for several buildings in the immediate neighbourhood and further enhance the access to the Victoria quadrangle.

2.1Setback and Build to Line, Projection Zone

On this site a 5m front yard setback is required, consistent with setbacks on the south side of Charles Street West, west of Bay Street.

A side yard setback from the east and west buildings should accommodate pedestrian movement and vehicular traffic for drop off and servicing. A minimum sidewalk of 1.5m next to each existing building is recommended. The additional setback of 3.5m on the east portion of the lot should allow for pedestrian viewing of the north face of the Victoria College Building. Accommodating a notch on the south-east corner of approximately 5m x 4m (see drawing) will allow for the concealment of garbage and allow for better viewing of the north facade of Victoria College.

A projection zone allowing architectural articulation of the Charles Street facade consisting of minor elements similar to the buildings to the east and west may project up to 1m in front of the main building wall, for not more 40% of the facade length.

2.2Open Space

None required on this site, however the surrounding open spaces are to be maintained and enhanced where possible. A landscape plan will be required.

2.3Pedestrian Routes

Both the east and west sides of this site already encourage and allow pedestrian access to the quadrangle and connect into several existing pedestrian routes from Bloor Street to the University of Toronto west of Queen's Park Crescent. A sidewalk should be maintained adjacent to the buildings on the east and west of the site for the safety of pedestrians and to prevent any damage to the historic buildings. The service routes should be integrated into the pedestrian system and read as primarily pedestrian routes. On the west side of the site an entrance pavilion is encouraged with a height of not more than 17m.

2.4Address and Grade-Related Uses

Semi-public and common uses should be located on the ground floor, facing and opening onto Charles Street and the rear portion of the site to promote the safe use and informal overlook of these areas.

2.5Streetscape

Improvements to sidewalks on Charles Street shall include planting, street trees, hard and grassed areas, decorative paving, and pedestrian lighting where appropriate that are consistent with any existing integrated landscape plan for the college. Access from Charles Street to the Quadrangle should be celebrated by an architectural feature.

2.6Height and Massing

The base building height of the proposed development should be compatible with the existing buildings to the east and west which range in height from 12m to 18m. The building height on the Charles Street facade should not exceed 12m (similar to the west end of Burwash Hall). After the 12m heigh a 6m setback is required to then allow for a maximum height of 15m including the mechanical penthouse. At the south the height should not exceed 12m with an eight metre setback. Within this zone a height of 15m is allowed in the centre of the building to allow for a separate access to the offices above the theatre.

Articulation of the facade and materials similar to Burwash Hall are encouraged.

Attention of the view to the spires of the Victoria College Building is important in the placing of the building massing above the theatre or above the 12m height zone.

2.7Servicing

The existing servicing for Burwash Hall and Victoria College Building is to be consolidated with the servicing of the new theatre building and hidden as much as possible from view.