Royal Thai Embassy Ottawa Major Zoning Amendment Proposal for
INTRODUCTION This has been prepared in support of a Major Zoning Amendment for lands located at and currently occupied by Royal Thai Embassy. The purpose of the is to assess the appropriateness of the proposed addition of "Office" use to current zoning within the context of the surrounding community, the provincial and municipal regulatory and policy framework. HISTORY The property has been purchased and occupied by the Royal Thai Embassy in 1987. At the time of the purchase the property was zoned R3 (Zoning By Law Z 2k) permitting "Diplomatic Premises" in a residential area. In subsequent revisions of the zoning by law, this permitted use was removed from R3 zone. The embassy continued to operate as an Embassy and continues to do so today. The nonconforming right was clarified and established on October 15, 2010. OVERVIEW OF THE SUBJECT PROPERTY AND THE PROPOSAL The subject site is located at and is legally described as "Lots 128 & 129 & Part of Lot 127, Registered Plan 402, City of Ottawa". The site is located close to NCC lands and Sir John A. McDonald Parkway. The property presents a unique challenge as well as an opportunity for contextual development, given the location of the lot. N45 Architecture Inc pg. 1
General Information MUNICIPAL ADDRESS LEGAL DESCRIPTION PIN WARD PROPERTY AREA ZONING DESIGNATION AREA 180 ISLAND PARK DRIVE, OTTAWA, ONTARIO PLAN 402 LOT 129 TO 128;W5.28 LOT 127 047520133 15 0.346 ACRES (1,399 M2) R1 RESIDENTIAL ZONE, SUB ZONE R1P AREA B (GENERAL URBAN AREA) Zoning Zoning Mechanism Zone Provisions Proposed MINIMUM LOT WIDTH (m) MINIMUM LOT AREA (M2) MINIMUM FRONT YARD SETBACK (m) MINIMUM SIDE YARD SETBACK (m) MINIMUM REAR YARD SETBACK (m) MAXIMUM HEIGHT (M) MAXIMUM LOT COVERAGE (%) 15 440 3 1.2 7.5 11 NO MAXIMUM 38.1 1,399 3m 1.2m and 4m 7.5 10.5m N/A Parking GFA (as defined by zoning by law) Parking Bicycle Parking Req'd Proposed Req'd Proposed BASEMENT GROUND FLOOR SECOND FLOOR 0 345 300 2 PER 100 M2 OF GFA 1 PER 250 M2 OF GFA TOTAL 645 13 16 3 3 Site Data SITE AREA BUILDING FOOTPRINT HARD (PAVED) SURFACES SOFT (GRASSED) SURFACES SITE COVERAGE(NON PERMEABLE) EXISTING BUILDING 1,399 m² 258 m² 831 m² 310 m² 77.85% PROPOSED BUILDING 1,399 m² 560 m² 414 m² 425 m² 69.65% Building Classification NEW TWO STOREY SPRINKLERED EMBASSY BUILDING IS CLASSIFIED AS 3.2.2.56 GROUP D OCCUPANCY. BUILDING SIZE IS 560 m2 (AS DEFINED BY THE OBC) WITH THE BASEMENT. FIRE DEPARTMENT ACCESS IS PROVIDED WITHIN 15m OF THE FRONT ENTRACE N45 Architecture Inc pg. 2
DEVELOPMENT PROPOSAL Royal Thai Embassy has an immediate need for re construction of the existing Embassy in order to provide appropriate and healthy working environment for its diplomatic staff, as well as, provide an appropriate visual identity of the Kingdom of Thailand in Canada. The proposed new building complies with ALL zoning by law requirements and the NCC covenant regarding front yard setback. The proposed development will have a variety of landscaped areas to soften the overall development while providing the staff with high quality, usable amenity space. As shown in comparison table above, the new development will provide more permeable surfaces than the existing site. With the construction of the new underground garage, more parking spaces will be provided and all surface parking will be eliminated. The servicing and transportation studies prepared for the existing development demonstrate and confirm that the proposed development can be serviced by existing roadways and municipal services. The unique site configuration, location at the intersection of Sir John A. McDonald Parkway gives this site prominence that demands an appropriate architectural response. This intersection is described in NCC planning documents as "Gateway" to Island Park Drive and the Ceremonial Route. In our opinion this intersection is of extraordinary importance and visibility that differs from the "residential" developments along Island Park Drive. The new building should be designed with an architectural feature, creating a point of interest and giving the building a focal point in relationship to Island Park and the Parkway. The proposed development has recognized the unique opportunity afforded to capitalize on the views and vistas. The massing of the proposed building is contextual with adjacent two storey buildings along Island Park Drive. COMPATIBILITY (Official Plan, 2.5.1 Urban Design and Compatibility) "In general terms, compatible development means development that, although it is not necessarily the same as or similar to existing buildings in the vicinity, nonetheless enhances an established community and coexists with existing development without causing undue adverse impact on surrounding properties. It fits well within its physical context and works well among those functions that surround it. Generally speaking, the more a new development can incorporate the common characteristics of its setting in its design, the more compatible it will be. Nevertheless, a development can be designed to fit and work well in a certain existing context without being the same as the existing development. Where a new vision for an area is established through a Community Design Plan or other similar Council approved planning exercise, or where the Zoning By law permits development that differs from what currently physically exists, addressing compatibility will permit development to evolve toward the achievement of that vision while respecting overall community character." N45 Architecture Inc pg. 3
(Official Plan, 4.11 Urban Design and Compatibility) "However, compatibility may be more difficult to achieve in other situations. To achieve the Plan s strategic directions for managing growth, the zoning in many areas of the city, particularly areas adjacent to major roads, at the periphery of neighborhoods and proximate to transit stations, may allow for more intensive development than has occurred in the past. In addition, an amendment to the zoning by law may be needed to change the permitted use of the land and increase the height or density permitted. In these circumstances, the compatibility of the proposed development must be considered. Objective criteria that can be used to evaluate compatibility include: height, bulk or mass, scale relationship, and building/lot relationships, such as the distance or setback from the street, and the distance between buildings. An assessment of the compatibility of new development will involve not only consideration of built form, but also of operational characteristics, such as traffic, access, and parking." SUITABILITY OF THE PROPOSAL The proposed development complies with ALL current zoning requirements and requires only "office" use to be added to this parcel as one of the permitted uses. Following statements should be considered in support of this application:.1 Royal Thai Embassy since 1987 in this location The proposed new development is an Embassy with its continued use on this lot since 1987..2 Continuing the use as Embassy The new building will be an increase in physical size but does not represent increase in use. The Embassy will continue to operate within its existing framework in terms of staff and services..3 "Gateway" to Island Park and the Ceremonial Route The unique site configuration, location at the intersection of Sir John A. McDonald Parkway gives this site prominence that demands an appropriate architectural response..4 Urban Design and Compatibility "...a development can be designed to fit and work well in a certain existing context without being the same as the existing development..." (Official Plan, 2.5.1 Urban Design and Compatibility).5 Additional Parking and elimination of surface parking proposed underground garage will provide more parking spaces then currently available on site. In addition to that all surface parking will be eliminated in favor of underground parking. N45 Architecture Inc pg. 4
.6 Improved Permeability proposed development is increasing size of permeable surfaces compared to existing site..7 Servicing and Transportation The servicing and transportation studies prepared for the existing development demonstrate and confirm that the proposed development can be serviced by existing roadways and municipal services and don't increase the load..8 Improved Architectural Aesthetics and Landscaping new proposal will strive to achieve design excellence that a prominent site like this deserves. N45 Architecture Inc pg. 5