Planning Rationale Application to City of Ottawa for Zoning By-law Amendment 9Rideau Gate Introduction This report for 9 Rideau Gate (“subject property”) provides a description of the existing conditions, an overview of the proposed single use office space use, a synopsis of the applicable land use planning policies, including the National Capital Commission’s (NCC) Federal Planning Framework, Provincial Policy Statement (PPS), the City of Ottawa Official Plan (OP) policies and Zoning By-law provisions. A location plan is provided as Appendix 1. Zoning By-law Amendment to add an office use constitutes an appropriate use for the site. Site Overview Image 1- Site location August 22, 2015 Page 1 Image 2- Site location with underlying air photo (Source - Geo Ottawa web page) The Subject Property is denoted in red on the image above. It is located on the South West side of the intersection of Rideau Gate and Thomas Streets; within Ward 13, Rideau-Rockliffe. The property is located on a short street near the entrance to the Governor-General’s residence and is an integral part of a cluster of important private residences of formal aspect in Rockcliffe Park, an exclusive area of Ottawa. This site is federally owned and form part of the National Capital Commission’s Real Estate Management leasing portfolio (NCC) and the surrounding units are federally owned and form part of the National Capital Commission’s Official Residences. The neighbouring property, 7 Rideau Gate, is the official guest house of the Government of Canada. The subject property is legally described as part of Lot 3 on the east side of Sussex Drive Registered Plan No. 3, and forms the property identification number PIN 042220345. August 22, 2015 Page 2 Site and Existing Building Photos Photo 1 – view from Rideau Gate Photo 2- View from Corner of Rideau Gate and Thomas St August 22, 2015 Page 3 Photo 3- View from Thomas Street The property has an area of 1322 m2, with an existing three story building measuring approximately 400 m2 above Grade which has previously been used by both residential and official residences. Access to the building is currently from both Rideau Gate and Thomas Street. An open landscaped area (private green space amenity area) separates the rear yard from Mackey Street. All adjacent properties are part of the NCC leasing portfolio except for the property at the south West corner of Mackay and Thomas Street. There are two (2) existing parking spaces with access to Thomas Street (As part of this zoning amendment application, the NCC is requesting the formal parking required on premises be reduced to two (2)). Additional parking will be provided on the Rideau Hall grounds. The property is surrounded by the following land uses: North: the entrance to Rideau Hall the Governor-General’s residence East: Rideau Hall Visitor Centre South: MacKay St residential housing West: the official guest house of the Government of Canada August 22, 2015 Page 4 Description of Proposal Background The Residence was constructed in 1925 as a retirement home for Mr. Archibald Chetwood Kains, a successful banker, and his wife, Mrs. Fanny Kains. The Kains lived in the house for many years until the house was sold by Mrs. Kains to Mr. and Mrs. Frank and Brenda Ritchie. The Ritchies only briefly resided in the house, but leased it for a period of over 10 years to the South African High Commission. In 1965, the Ritchies sold the house to Mr. Michael Alan Weller, a lawyer, and his mother Mrs. Yvonne Weller (Fournier). In 1981, the residence was purchased by Mr. Gordon Hamilton Southam and Mrs. Marion Southam. Mr. Southam was a journalist, diplomat, business owner, cultural activist and arts supporter for whom Southam Hall at the National Arts Centre is named. His family owned the Ottawa Citizen. The National Capital Commission acquired the property from Nugohaso Ltd., a company in which Mr. and Mrs. Southam were President and Vice-President, in 2000 for the sum of $1,100,000. The reason stated for acquiring the property was to protect the environment of the other properties the NCC already owned. Its location next door to the official guest house and overlooking the entrance of Rideau Hall was considered strategic. Current vocation The property was leased to Mr. Carlos Miranda, the Costa Rican ambassador, by the Nugohaso Ltd from 1994, and his tenancy continued until 2002. Following this, Mr. and Mrs. Richard and Karen Grand leased the property from 2005 to 2009. Mr. Grand was owner of Grand & Toy, the office supply company. From 2010 to 2015, the property has been leased to Mr. Eric John Wolfe and Mrs. Elizabeth Reid. The building’s conversion from a private residence into a residence for government and diplomatic officials, illustrates the changing demographic pattern of the immediate residential area around Rideau Hall. Here, many houses originally built for prominent Ottawa businessmen and senior government officials in the late -19th and early 20th centuries, have been converted to official residences. The building at 9 Rideau Gate has been vacant since 2015. The NCC has had significant difficulty in leasing this large property as a residential unit. The nature of the building (a very large 3 level house), its high market rent value, and its location next to Rideau Hall with the Visitor Centre and tourist bus loading/unloading zones adjacent makes it less attractive to many prospective residential tenants. The NCC is applying for a zoning by-law amendment in order to expand the list of uses permitted to include an office use, with a reduction in required parking. The building will have no modifications and no other site works are proposed. August 22, 2015 Page 5 Planning Context NCC Federal Planning Framework The planning policy framework includes the NCC’s Federal Policy framework, and this proposal is subject to the National Capital Act and the Federal Land Use and Design Approval (FLUDA) process also applies. The NCC Core Area Sector Plan Amendment is awaiting formal approvals to clarify the policy directions for a mix of residential, diplomatic and office uses along this section of Confederation Boulevard (with input from the municipal Zoning amendment process from Ottawa City Council). NCC plans and policies include; -Plan for Canada’s Capital, 1999 -Confederation Boulevard Guidelines, 2011 -Core Area Sector Plan, 2005: Section 4.3 Sussex Drive North and South -NCC Signage Guidelines (2012) -National Capital Act, Sections 10 and 12, subject to formal FLUDA process, including Federal Heritage Buildings Review Office (FHBRO) considerations. Core Area Sector Plan The Core Area Sector Plan, 2005, notes “Sussex Drive is an important segment of Confederation Boulevard and one of the Capital’s most prestigious addresses.” The plan divides Sussex Drive into two distinct character areas, “Sussex Drive North” (the setting of the Official Residences, embassies and the Department of Foreign Affairs), and “Sussex Drive South” (a mixed-use area that features cultural institutions, open spaces and links with the Byward Market Area). The policy objectives in the plan support uses, programming and visitor experience opportunities that are national or international in scope and contribute to a vibrant Capital realm. While the specific tenant proposed for the site does not directly support these policy objectives, expanding the building’s use beyond residential would enable future tenancy that aligns with a national/international scope. Federal Heritage Buildings Review Office (FHBRO) The unit at 9 Rideau Gate was evaluated by the Federal Heritage Buildings Review Office in 1999 and was designated as a Recognized Federal Heritage Building because of its historical, architectural and environmental significance. The heritage character of 9 Rideau Gate resides in the following character-defining elements: Its Georgian Revival elements, including the placement of the windows and door openings, the sidelights and elliptical transom of the front door, the tapered columns and the gabled portico of the main entrance, and the large, detailed cornice in the end gable. The butterfly plan of the house, in which three wings radiate out from a central core. August 22, 2015 Page 6 The slate roof, cooper downspouts and exterior ornamental woodwork, all serving as expressions of the solidity that marks the best examples Georgian Revival architecture and as testaments to the quality of the building’s craftsmanship and materials. The way in which the predominantly Georgian Revival style of the 9 Rideau Gate complements the mid-19th century properties on the street. All maintenance and repair work, as well as future interventions, should aim to respect these character-defining elements. Municipal Heritage Status: The 9 Rideau Gate property is located North of the New Edingburg Heritage conservation District with Mackey Street as it northern limit. Image 4- Excerpt NCC Core Area Sector Plan- Map 10 Conformity with the Provincial Policy Statement The Provincial Policy Statement (“PPS”) sets out a vision for land use planning in the Province of Ontario that encourages planning and development that is environmentally-sound, economically-strong and that enhances quality of life. August 22, 2015 Page 7 Land planning policies are intended to promote efficient development patterns with an appropriate mix of housing, employment, open spaces and multi-modal transportation which are appropriate for and make efficient use of existing and planned infrastructure and public service facilities. The relevant