Toronto City Hall

100 Queen Street West

Toronto, Ontario

Canada M5H 2N2

www.toronto.ca

Tel: 416-392-7622

Fax: 416-392-1330

File No.298004

Urban Planning and Development Services

January 26, 1999

To:Toronto Community Council

From:Commissioner of Urban Planning and Development Services

Subject:Final Recommendations Report on Rezoning Application 298004 to Permit the Development of a Combination Lecture Hall and Performing Arts Theatre at Victoria University (Ward 24-Downtown)

Purpose:To consider and recommend the approval of amendments to the former City of Toronto Zoning By-law to permit the development of a 500-seat performing arts theatre/lecture hall 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.

Recommendations:

1.That the City Solicitor be requested to submit draft by-laws to amend Zoning By-law 438-86 to add a new building envelope, identified as "Map 29" and shown on Map 3 to this report, to Section 12(2)(310)(a) and amend the numerical references in that section accordingly, so as to permit the construction of a lecture hall/performing arts theatre within the new building envelope.

2.That the owner enter into an undertaking under Section 41 of the Planning Act prior to the introduction of a Bill in Council.

3.That Council adopt the Site Development Guidelines, attached as Appendix 1 to this report, as the substantial basis for any Section 41 undertaking on this development site.

Background:

1.The 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 tennis courts. The development lot, including service roads, 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 proposed development site 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. The Victoria College Quadrangle, an important heritage open space, is located to the south of the development site.

2.The Proposal

Victoria University has applied to construct a 500-seat auditorium that would function as both a performing arts theatre and a lecture hall, with small ancillary administrative offices. A new pedestrian tunnel is proposed to link the theatre/lecture hall with the main Victoria University building to the south. The theatre is to be set back 5 metres from the Charles Street property line in order to line up with the front wall of Burwash Hall, and this setback area is primarily occupied by an outdoor terrace for students and theatregoers. The theatre building is sunk into the ground and the base podium height is only 12 metres, rising to 15 metres in the centre of the building to accommodate access stairs, the upper stage and ancillary offices.

3.Planning Background

The Victoria University By-laws, repealed in June 1997 as part of the new zoning for the University of Toronto Area, 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 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 lecture hall/theatre, staff reviewed the planning context for the site and prepared draft site development guidelines to be forwarded to Council together with the application. These draft site development guidelines, found in Appendix 1 to this report, were part of the preliminary report on this application and were available for public scrutiny as part of the public consultation on this application. It is recommended that Council adopt the proposed site development guidelines as the basis for the Section 41 development undertaking on this site.

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 lecture hall/theatre 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 by-law 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 29" attached as Map 3 to this report.

5.The Public Meeting

A public meeting, attended by approximately 70 persons, was held at Alumni Hall, Victoria College on the evening of November 19, 1998. The minutes of the public meeting are attached as Appendix 2 to this report. There was divided sentiment over the proposed construction of the lecture hall/theatre on the site of the existing tennis courts. Faculty members, students, and representatives of other area institutions were virtually unanimous in their views that the lecture hall and theatre were very needed facilities on this eastern portion of the campus. Some regretted that the tennis courts would be lost in the process, and others were of the opinion that the tennis courts were not used by the students for 8 months of the year and would not be missed by the students.

Members of the Victoria Tennis Club were unanimous in their opposition to the disappearance of the tennis courts, citing the loss of a longstanding athletic facility for the broader community and the loss of open space on campus.

Other issues raised at the public meeting include: the view of the historic Victoria College building from Charles Street being diminished, and the potential for traffic congestion in the area given all of the developments under construction or approved in the Sultan/St. Thomas/Charles Street area.

Planning Discussion:

1.Open Space and the Loss of the Tennis Courts

The lecture hall/theatre is proposed to be constructed on a site currently occupied by two tennis courts that 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. The tennis courts would be displaced by the new development, and this has been the primary concern raised in the public consultation, primarily by the members of the private tennis club who have used the courts for many years.

There is no open space deficiency in this portion of the University. There is an abundance of landscaped green open space on the Victoria University grounds. Both the historic Victoria Quadrangle, to the immediate south of Burwash Hall, and the Victoria Athletic field, on the north side of Charles Street opposite Burwash Hall, have been rezoned to "University Open Space", with the assent of Victoria University. This zoning does not permit above-grade buildings. There are also important green spaces on the Queen's Park Crescent frontage of Annesley Hall and the Birgie Carnegie Library, on the Charles Street frontage of the Birgie Carnegie Library, and to the south of the proposed theatre between Victoria College and the Birgie Carnegie Library. Queen's Park is one block south of the proposed development site. The university open space, and particularly the Victoria athletic field on the north side of Charles St., is used by area residents and schoolchildren from La Lycee and Rosedale primary schools.

The tennis courts are not public open space in the traditional sense, as they are: hard-surfaced, surrounded by a frost fence, unusable in the winter months, restricted to private club members from the beginning of May until August, have a maximum occupation of 8 persons when in use for tennis and are empty and are uninviting when no tennis game is going on. However, the tennis courts have been a valuable longstanding recreational facility for club members, many of whom work or live in the area, and for university students who may use them in April, September and October. While there is excess capacity at the nearby Trinity Tennis Club on Devonshire Place, if the Victoria tennis courts disappear many club members would likely have to join more expensive, and, in some instances, more distant private tennis clubs.

Victoria University and their architects did examine the possibility of erecting the theatre on other portions of their lands, but concluded that this was the only feasible site. Replacement tennis courts on the roof of the new lecture hall/theatre were also investigated but could not fit because of the required mechanical penthouse and the mandatory access stairs.

Comments at the public meeting from faculty, students, alumni and representatives of other area institutions indicated that a lecture hall of this size and a new performing arts theatre were both very needed facilities on this portion of campus. Victoria University wishes to construct these necessary year-round academic and cultural facilities in place of tennis courts that are not usable in the winter months and are leased to a private club in the prime summer tennis months. Victoria University has also sincerely explored alternative sites for the development and alternative accommodation for the tennis courts to no avail. In these circumstances, the loss of the tennis courts, while regrettable, is not a sufficient reason to contemplate refusal of the application to construct the theatre/lecture hall.

2.Compatibility With Heritage Structures

The scale of the proposed development is consistent with the existing historic buildings to the east and west that range between 12 and 18 metres in height. The lecture hall/theatre has a podium building height of 12 metres along most of the Charles Street frontage that is similar to the west end of Burwash Hall, and has a maximum height of 15 metres. The main north wall of the new building will be set back 5 metres from the Charles Street property line to line up with Burwash Hall and the northerly edge of the Birgie Carnegie Library.

An 8.5 metre wide opening, consisting of a service laneway and a landscaped setback, will be retained between Burwash Hall and the new building to expose the view of the rounded tower on the north face of Victoria College from the vantage point of Charles Street. The views of Victoria College from Charles Street are currently marred by the existing frost fence around the tennis courts.

However, the spires of Victoria College will be less visible from the sidewalk on the south side of Charles Street as a result of the construction of the theatre/lecture hall. The staff of Heritage Toronto have reviewed the proposal and conclude that the new building is well set back from the historic Victoria College building and will not materially or visually diminish the presence of any of the historic buildings on the campus.

The materials and detailing of the north facade of the new theatre will pick up some of the architectural elements of historic Burwash Hall to the west.

3.Parking and Loading

Under Section 3.1.3 of the Part II Official Plan for the University of Toronto Area, Council recognizes public transit, cycling and walking as the important modes of access to and throughout the University of Toronto Area. City policy is to maintain the amount of automobile parking at current levels and to encourage greater use of the extensive transit system, bicycle routes and pedestrian paths as new development occurs on campus.

Under Section 12(2)310(b)(2) of the Zoning By-law, Victoria University is required to maintain 175 parking spaces on the Victoria 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. No additional parking spaces would be required to serve the theatre/lecture hall. The lecture hall would serve students and faculty who are already on campus, and any non-university theatregoers could park in the Rowell Jackman garage that is used by Victoria University staff in the daytime but available to the public in the evening.

The site is very well served by public transit. The Museum subway station is located 50 metres to the west, and the Bay Street and St. George subway stations are 3 blocks away from the theatre site. The Bay Street bus line is 2 blocks to the east.

A Type B loading space is to be located at the south-east corner of the building, which will not be visible from Charles Street. The loading space access is from the existing driveway and meets the requirements of the Zoning By-law and the Commissioner of Works and Emergency Services.

4.Traffic

Several area residents have expressed concern over the amount of development occurring in the Sultan/St. Thomas/Charles area at present and the potential for excessive traffic loads. The Commissioner of Works and Emergency Services has committed to monitor traffic in the area as development proceeds, to ascertain whether St. Thomas Street needs to be widened and whether Charles St. W. to east of St. Thomas St. should be widened and changed to a two-way street.

Contact Name:Paul Bain

Telephone:(416) 392-7622

Fax: (416) 392-1330

E-Mail: pbain@toronto.ca

Beate Bowron, Director

Community Planning, South District

(p:\1998\ug\uds\pln\to991813.pln) - smc

APPLICATION DATA SHEET

Confirmed Municipal Address:73 Queen's Park Crescent.

Nearest Intersection:	East side of Queen's Park Crescent; south of Charles Street West.
Project Description:	To construct a theatre and an office building.

Applicant: Peter John Smith 39 Donino Av. 544-0353

Agent: Peter John Smith 39 Donino Av. 544-0353

Architect:

PLANNING CONTROLS (For verification refer to Chief Building Official)

Official Plan Designation:		Site Specific Provision:	No
Zoning District:	Q UOS	Historical Status:	Listed
Height Limit (m):	14.0; 18.0	Site Plan Control:	Yes

PROJECT INFORMATION

Site Area:	2050.0 m2		Height:	Storeys:		3
Frontage:				Metres:		15.00
Depth:
				Indoor		Outdoor
Ground Floor:	1041.0 m2		Parking Spaces:
Residential GFA:			Loading Docks:	1	B
Non-Residential GFA:	2068.0 m2		(number, type)
Total GFA:	2068.0 m2

					FLOOR AREA BREAKDOWN
					Land Use	Above Grade	Below Grade
					Theatre/Office	2068.0 m2

PROPOSED DENSITY
Residential Density:	Non-Residential Density: 1.01	Total Density: 1.01

Data valid:

September 23, 1998

Section:

CP West

Phone:

392-7333

APPENDIX 1: Design Guidelines

Site 29 (73 Queen's Park Crescent)

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

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, 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 encouraged 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.

APPENDIX 2

Minutes of Public Meeting, November 19^th, 1998

Alumni Hall, Victoria College, 7 p.m. to 9:10 p.m.

Subject: Proposed 500-seat Theatre/Lecture Hall at 73 Queens Park Cres. (Tennis Court Site)

Approximately 70 persons were in attendance. Paul Bain called the meeting to order at 7:10 p.m. and gave regrets on behalf of Councillor Chow who had been called away to an emergency meeting in another part of the ward.

Paul Bain introduced his colleague, Denise Gendron, and Peter Smith, the theatre's architect. By way of overview, it was explained that the proposal was for a 500-seat theatre/lecture hall with second floor balconies and ancillary third floor offices. The theatre would be set back 5 metres from the northerly property line to line up with the north face of Burwash Hall. The base height of the theatre is 12 metres, rising to 15 metres in the centre. This is in keeping with the scale of the surrounding heritage buildings-Annesley Hall, Burwash Hall, and Birgie Carnegie Library. The theatre would be serviced by the existing laneway that provides servicing for Victoria College.

Peter Smith, the theatre's architect, presented a detailed description of the proposal. This included a computerized video tour of the general design of the exterior and the interior of the theatre. Mr. Smith also pointed out the detailing of the Charles Street frontage of the theatre to pick up some of the architectural texture of Burwash Hall and the tunnel proposed to connect the theatre with Victoria College.

The Director of the Gardiner Museum stated her strong support for the theatre proposal. The Museum frequently sponsors lectures, many in the evenings, and needs a larger theatre/lecture hall as a venue.

A Colonnade resident noted the many developments in the area and asked how the increased traffic could be handled in the Sultan-St. Thomas area. Paul Bain reviewed the status of the developments at 1 St. Thomas, 23 St. Thomas, 5-9 Sultan, 16 St. Thomas and the Victoria College Hotel site. The Works and Emergency Services department was monitoring the traffic to see if the widening of Charles and St. Thomas Streets and traffic directional changes on Charles Street are warranted.

A gentleman stated that he was a theatre-lover but was concerned that the tennis courts were disappearing and the open space in the area would be diminished. He hoped that other opportunities would present themselves for additional tennis courts, and that other open spaces would be preserved in the area.

Larry Kurtz, the Bursar of Victoria College, pointed out that the Victoria Quadrangle and the Athletic Field were both zoned UOS in recent years, with the consent of Victoria College, which stripped those open spaces of all above-grade development permissions. The athletic field was used by the local community, La Lycee French School, and the Rosedale School as well as the students of Victoria College.

A Victoria student recalled that at the time the Victoria gymnasium was being torn down, the students had been assured that the tennis courts would remain. He was happy that a wonderful theatre was being built at the College, but expressed disappointment over the loss of athletic open spaces on campus over the years.

A representative of the Victoria Tennis Club asked about the future of the Robert Street Playing Field and why this site was chosen for the theatre and not alternative sites.. Mr. Bain explained that the playing field had been rehabilitated this summer for both university and community usage. The tennis courts and ice rink were to remain, but the entire site would be looked at again by the University after the completion of the new Varsity Arena and Stadium in the future. Peter Smith explained that the tennis courts was one of three possible sites considered for the new theatre. The site adjacent to St. Michaels College was not available because of fire routes and land ownership issues, and the theatre would not be a 'fit' buried under the athletic field. This was the only workable site on the Victoria campus for the theatre.

A Victoria faculty member stated that the 500-seat lecture hall was very much needed for academic purposes, as there is no space that size on this side of the campus. It was regretful that the tennis courts had to be sacrificed for this very necessary academic facility.

A member of the Vic Drama Society pointed out that there were other tennis courts on campus at Trinity College and Wycliffe College, but there is no other adequately sized affordable theatre for student theatre. This theatre presents a tremendous opportunity for student theatre on campus as the existing theatre in Northrop Frye is inadequate for current needs.

A member of the Victoria Alumni Association stated that this $6 million gift for a new state-of-the art theatre was a landmark gift-one of the largest gifts in the university's history. The theatre being donated was a very necessary facility. He asked what we needed more, the theatre or the tennis courts. He pointed out that the tennis courts were only in use for 5 to 6 months of the year and for most of that period the courts were leased for non-university purposes to a private club.

A woman identified herself as a Vic graduate, a theatre designer and a member of the Victoria Tennis Club. She regretted that the removal of the tennis courts would be an irreparable loss of open space, and that part of the view of the Victoria Tower and the stained glass windows in Vic College would be lost.

Another woman regretted the disappearance of the tennis courts, but supported the proposal because of the longstanding need for the theatre particularly if student needs for open space were to be balanced by their academic and artistic needs. She expressed concern over the 12 to 15 metre height of the theatre, and asked whether the offices on the third floor were necessary.

Peter Smith explained that the theatre massing has been stepped down at the edges and an opening left between Burwash Hall and the theatre to preserve some views of the spire and the Vic College bay window. The offices were also set back from all edges of the building to lessen the massing impact.

A representative of the Academy for Lifelong Learning said that she and her organization welcomed the proposed facility as a venue for lectures. She said that the tennis courts are a hard surface surrounded by a link fence and were not an attractive open space.

A student stated his support for a theatre for student use. He said that the tennis courts are covered by snow 4 months of the year, and are leased to a private club for 4 months of the year. The theatre in Northrop Frye is not an adequate theatre space in his opinion. He has spoken to a lot of the students and the loss of the tennis courts are not an issue for most students because they have such limited use of them right now. There is much more support for the theatre in his opinion.

A Victoria faculty member asked why replacement tennis courts could not be put on the roof. Peter Smith stated that safety was not the issue, as much as the fact that the courts could not be fit in given the smaller area of the upper storey and the space required for the mechanical penthouse and the access.

A member of the tennis club spoke in favour of retaining the tennis courts and suggested that indoor tennis facilities might be constructed as an alternative.

A Victoria University faculty member spoke of the $6 million campaign for the library of the future. She asked whether the donation for the theatre/lecture hall included monies for future maintenance? The Bursar of Victoria College responded that some monies from the donation would go towards facility maintenance, but that there will be ongoing maintenance costs.

The Principal of Victoria College described all of the activities of the College that would make good use of a lecture hall/theatre of this size: the convocation of the College, the annual awards ceremony, welcoming address for new students, as well as large-course lectures and theatre productions. He also pointed out that Victoria College had made great efforts to improve their grounds, enjoyed by the general population as well as the university community.

A student from the Victoria Drama Society stated that some of the cost of maintenance of the building might be paid for by outside theatre rentals.

A Victoria Faculty member stated that he had mixed feelings about the proposal. As a teacher he has longed for such a theatre and does support the proposal. However he was worried that the theatre might be used largely for outside commercial theatre. He emphasized that student theatre had to be at the heart of the usage of the facility. He asked if the theatre proposal has the work space and storage space that is needed for a resident theatre company.

The Bursar of Victoria College stated that ultimately the Board of Victoria will have to find funds for add-ons such as the tunnel and special needs for the Vic theatre community. Victoria is in the 'academic business' not 'show business' and the academic and student theatre use will be the priority. The theatre is not being proposed as a money-making enterprise.

The Principal of Emmanuel College stated that his institution needs the lecture hall for courses, convocation and occasional public lectures and conferences. He strongly supports the development of the proposed facility.

A long-time member of the Victoria Tennis Club stated that the club has a long history on this site and it would be a shame to lose both the open space and the traditional presence of the club.

A Vic student described a theatre co-op she did at the University of Western Ontario and that a theatre would mean similar programs could be run at Victoria. She stated that this theatre would mean a tremendous amount to many present and future students at Victoria.

Paul Bain thanked everyone for coming and for the polite and civilized nature of the discussion.

APPENDIX 3 - Comments from Civic Officials

1.Heritage Toronto (January 12, 1999)

Staff have reviewed the plans for a new performing arts theatre to be located along Charles Street West within the Victoria University campus. The new building is set well behind the historic building known as Victoria College. It is our belief that this new building will not materially or visually diminish the presence of any of the historic buildings on the campus.

2.Toronto Transit Commission (November 3, 1998)

It is noted that the University subway line is near the subject site. Therefore, please inform the applicant that it is possible for noise, vibration, and electro-magnetic fields to be transmitted from

transit operations into any structure constructed over or adjacent to the transit facilities or structures. We suggest that the developer consider applying attenuation measures so that the levels of noise, vibration, and magnetic fields that could be transmitted to the subject development will be at the lowest levels technically feasible. The developer should inform prospective purchasers and lessees, through a clause in the purchase or rental agreements, of the potential for noise, vibration, and/or electro-magnetic fields and the fact that the TTC accepts no responsibility for any such effects.

3.Urban Planning and Development Services (December 9, 1998)

Our comments concerning this proposal are as follows:

Description:Construct Theatre Building

Zoning Designation:QMap: 50H 323

Applicable By-law(s):438-86, as amended

Plans prepared by:Lett/Smith ArchitectsPlans dated: September 23, 1998

Zoning Review

The list below indicates where the proposal does not comply with the City's Zoning By-law 438-86, as amended unless otherwise referenced.

1. The proposed height of the building and the elevator shaft must be clearly shown on the north elevation drawing. (Section 4(2)(a))

2.The by-law requires 1 loading space - type B. 0 loading spaces are proposed. (Section 4(8))(b))

3.The non-residential gross floor area of the proposed building is more than 5% of that which existed on June 3, 1998. (Section 12(2)309)

4. The minimum required setback of 5.0 metres from Charles St. has not been provided. Proposed is 4.0 metres. (Section 12(2)310(a)(2)

Other Applicable Legislation and Required Approvals

1.The proposal requires Site Plan approval under Section 41 of the Planning Act.

2.The property is listed historical, and the proposal requires the approval of Heritage Toronto under the Ontario Heritage Act.

3.The issuance of any permit by the Chief Building Official will be conditional upon the proposal's full compliance with all relevant provisions of the Ontario Building Code.

4.Works and Emergency Services (January 21, 1999)

Recommendations

That the owner be required to:

(a)Provide space within the development for the construction of any transformer vaults, Hydro and Bell maintenance holes and sewer maintenance holes required in connection with the development;

(b)Submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the introduction of a bill in Council, a Noise Impact Statement in accordance with City Council's requirements;

(c)Have a qualified Architect/Acoustical Consultant certify, in writing, to the Commissioner of Works and Emergency Services that the development has been designed and constructed in accordance with the Noise Impact Statement approved by the Commissioner of Works and Emergency Services;

(d)Provide, maintain and operate the noise impact measures, facilities and strategies stipulated in the plan approved by the Commissioner of Works and Emergency Services;

(e)Provide and maintain 1 Type B loading space on the site;

(f)Provide and maintain minimum inside and outside turning radii of 8.6 and 13.4 m at all turns to be negotiated by trucks using the Type B loading space;

(g)Provide and maintain private refuse collection services for this project;

(h)Submit to, and have approved by, the Commissioner of Works and Emergency Services, prior to the issuance of a building permit, a Material Recovery and Waste Reduction plan addressing strategies for material recovery and waste reduction within the development;

(i)Provide, maintain and operate the material recovery and waste reduction measures, facilities and strategies stipulated in the Material Recovery and Waste Reduction Plan approved by the Commissioner of Works and Emergency Services;

(j)Submit to the Commissioner of Works and Emergency Services:

(i)a Reference Plan of survey, in metric units and referenced to the Ontario Co-ordinate System delineating thereon by separate PARTS the lands under application and any appurtenant rights-of-way;

(ii)final approved drawings of the development with sufficient horizontal and vertical dimensions of the exterior walls of the proposed building to enable the preparation of building envelope plans;

and such plan should be submitted at least 3 weeks prior to the introduction of bills in Council;

(k)Designate the driveway for one-way operations;

(l)Submit, for the review and approval of the Commissioner of Works and Emergency Services, a Parking Assessment undertaken by a qualified Transportation Planning/Engineering Consultant addressing the issues outlined in more detail in the body of this report;

(m)Submit, prior to the issuance of a building permit, a grading and drainage plan for the review and approval of the Commissioner of Works and Emergency Services;

That the owner be advised:

(a)Of the need to receive the approval of the Commissioner of Works and Emergency Services for any work to be carried out within the street allowance; and

(b)That the storm water runoff originating from the site should be disposed of through infiltration into the ground and that storm connections to the sewer system will only be permitted subject to the review and approval by the Commissioner of Works and Emergency Services of an engineering report detailing that site or soil conditions are unsuitable, the soil is contaminated or that processes associated with the development on the site may contaminate the storm runoff.

Comments:

Location

South side of Charles Street, east of Queen's Park Crescent.

Proposal

Construction of a 2068 square metre, 500-seat theatre and approximately 220 square metres of office space.

Parking and Access

No parking is proposed with this project whereas the estimate of the parking demand by this project is for 100 parking spaces.

As far as can be ascertained, 175 parking spaces are required to be provided and maintained by Victoria University within the portion of the University of Toronto Area located east of Queen's Park Crescent. The current project does not eliminate or provide additional parking. Although your Department's Preliminary Zoning Notice confirms that the current parking supply on the Victoria University lands falls within the range specified in the Zoning By-law, it is not clear how the parking demand generated by the theatre will be accommodated. As a result, the owner is required to submit a Parking Assessment undertaken by a qualified transportation consultant for my review which should include, among other things, an estimate of the parking demand generated by the proposed theatre and an indication of the utilization of the existing off-street parking facilities in the area which may be used by theatre patrons.

The existing driveway along the perimeter of the site varies in width from 3.5 m to 5.0 m. Given the varying driveway width and that the driveway can only accommodate one lane of traffic, the driveway system has been clearly designated to operate as a one-way system. This driveway configuration is acceptable.

Loading

The estimated loading demand generated by this project is for 1 Type B loading space and, as far as can be ascertained the Zoning By-law requirement for a like amount. The Type B loading space is shown on the plans at the south-east corner of the building. It appears that trucks using the loading space will be required to utilize the existing service area serving the building to the east (Burwash Hall), which is also owned by the University of Toronto, for maneuvering purposes. This is acceptable.

Refuse Collection

The City does not collect refuse from institutions and, as a result, the owner must secure the services of a private refuse collection firm.

Material Recovery and Waste Reduction Plans

The owner is required to submit a Material Recovery and Waste Reduction Plan which will include:

(a)A description of the waste composition which shall be generated by the development and the expected quantity of each category of waste material;

(b)A description of the policies, programmes, processes and equipment which will be put in place to carry out material recovery and waste reduction;

(c)The provision of space required to store and/or process recovered materials; and

(d)Separate accommodation for the recovery, safe storage and disposal of hazardous waste, if any.

The owner is advised that staff of the Solid Waste Management Services Division, District 1 (telephone no. 392-1040) will assist in the format and content requirements in the preparation of the plan.

Municipal Services and Storm Water Management

The existing water distribution and sanitary sewer systems are adequate to serve this development.

It is the policy of City Council to require the infiltration of storm water run-off into the ground for all new buildings, whenever possible. Therefore, storm connections to the City sewer system will only be permitted if it can be demonstrated that infiltrating storm water into the ground is not feasible. Further information regarding storm drainage can be obtained by contacting the Engineering Services Section, Districts 1 & 2 (telephone no. 392-6787).

The applicant should submit a plan showing proposed grades and details of the proposed drainage facilities for review and approval.

Work within the Road Allowance

Approval for any work to be carried out within the street allowance must be received by this Department.