2.       ARTS COURT REDEVELOPMENT – IMPLEMENTATION

 

RÉAMÉNAGEMENT DE LA COUR DES ARTS - MISE EN œuvre

 

 

COMMITTEE RECOMMENDATIONS

 

That Council:

 

1.      Approve the implementation of the Ottawa Arts Court redevelopment project including the Ottawa Art Gallery component, at the 2 Daly Avenue / 60 & 70 Waller Street, 67 Nicholas Street site shown on Document 1, as described in this report subject to the project:

 

(a)   Providing building facilities that meet the intent of the concept plans shown in Document 3 and the Arts Court users’ facility requirements outlined in Document 7, and

(b)   Adhering to a financial framework based on the estimated project costs and related funding provisions set out in Document 8;

 

2.      Direct staff to submit an application to the Department of Canadian Heritage for funding in the amount of $9.0 Million from the Canada Cultural Spaces Fund as described in this report and identified in Document 8;

 

3.      Direct staff to help facilitate and monitor fund raising activities with the Ottawa Art Gallery, the Ottawa Arts Court Foundation, and Arts Court Users, as deemed appropriate, to fulfill the project’s funding requirement as described in this report and  identified in Document 8;

 

4.      Approve the delegated authority to the Director, Real Estate Partnerships and Development (REPDO) to negotiate and enter into an agreement with the joint-venture architectural team of Barry Padolsky Associates Inc. Architects (Ottawa) and Kuwabara Payne McKenna Blumberg Architects (Toronto) to provide architectural services for the preliminary design phase of the Arts Court Redevelopment, as described in this report and outlined in a proposal dated 21 June 2011 attached as Document 10, at an estimated cost of $1M;

 

5.      Approve the delegated authority to the Director, Real Estate Partnerships and Development to engage, on behalf of the City, the services of sub-consultants and specialists required for the preliminary design stage of the project on the basis described in this report, at an estimated cost of $500K for all sub-consultants and specialists;

 

6.      Direct staff to report back on the findings of the development initiatives with the University of Ottawa, the Rideau Centre and Hostelling International Canada, as described in this report,  to  maximize opportunities for the Arts Court redevelopment project to implement  recommendations of the Downtown Ottawa Urban Design Strategy and to coordinate these initiatives with the Light Rail Project in support of the City’s Strategic Plan.

 

 

RECOMMANDATIONS DU COMITÉ

 

Que le Conseil:

 

1.      approuve la mise en œuvre du projet de réaménagement de la Cour des arts, notamment de la partie comportant la Galerie d’art d’Ottawa, au site du 2 avenue Daly et du  60 et 70, rue Waller, 67 rue Nicholas, indiqué dans le document 1, et décrit dans l’objet du présent rapport sous réserve que le projet :

 

(a)  que les installations prévues soient conformes à l’intention des plans de conception présentés dans le document 3 et aux critères énoncés par les utilisateurs de la Cour des arts, présentés dans le document 7,

(b) soit conforme au cadre financier fondé sur les coûts estimatifs du projet et les clauses de financement connexes décrites dans le document 8;

 

2.      demande au personnel de présenter au  ministère du Patrimoine canadien une demande de financement de 9 millions de dollars au Fonds du Canada pour les espaces culturels tel que décrit dans le présent rapport et désigné dans le document 8;

 

3.      demande au personnel de faciliter et de surveiller, de la manière qu’ils le jugeront approprié, les activités de financement de la Galerie d’art d’Ottawa, de la Fondation de la Cour des arts et des utilisateurs de la Cour des arts, de façon à satisfaire leurs besoins en financement tel que décrit dans le présent rapport et dans le document 8;

 

4.      approuve le pouvoir délégué au directeur et au Bureau des partenariats et du développement en immobiliser pour négocier et conclure une entente avec l’équipe d’architectes de Barry Padolsky Associates Inc. Architects (Ottawa) et de Kuwabara Payne McKenna Blumberg Architects (Toronto) pour les services architecturaux de la phase de conception du projet de réaménagement de la Cour des arts, tel que décrit dans le présent rapport et défini dans une proposition datée du 21 juin jointe au document 10, à un coût estimé de un million de dollars;

 

5.      approuve le pouvoir délégué au directeur de Partenariats et Développement en immobiliser de retenir, au nom de la Ville, les services d’autres consultants et experts, requis pour l’étape préliminaire de la conception du projet selon les besoins décrits dans le présent rapport, à un coût estimé à 500 000 $ pour tous les consultants subalternes et spécialistes;

 

6.      demande au personnel de présenter un rapport sur les conclusions des initiatives d’aménagement coopératif avec l’Université d’Ottawa, le centre Rideau et les Auberges canadiennes Hostelling International, comme il est décrit dans le présent rapport,  pour que le projet de réaménagement de la Cour des arts devienne le plus possible l’élément déclencheur de la mise en œuvre des recommandations de la Stratégie de conception urbaine du centre-ville d'Ottawa, et de coordonner ces initiatives avec le Projet de train léger sur rail en appui au Plan stratégique de la Ville.

 

 

 

DOCUMENTATION

 

1.      City Manager’s report dated 30 June 2011 (ACS2011-CMR-REP-0020).

 

2.      Extract of Finance and Economic Development Committee Minutes dated 7 July 2011


Report to/Rapport au:

 

 Finance and Economic Development Committee

Comité des finances et du développement économique

 

and Council / et au Conseil

 

30 June 2011 / le 30 juin 2011

 

 Submitted by/Soumis par: Kent Kirkpatrick, City Manager / Directeur municipal

 

Contact Person/Personne ressource : Gordon MacNair, Director, Real Estate Partnerships and Development Office/Directeur, Partenariats et Développement en immobilier

(613) 580-2424 x 21217, Gordon.MacNair@Ottawa.ca

 

Rideau-Vanier (12)

Ref N°: ACS2011-CMR-REP-0020

 

SUBJECT:

ARTS COURT REDEVELOPMENT - IMPLEMENTATION

 

 

OBJET :

RÉAMÉNAGEMENT DE LA COUR DES ARTS - MISE EN œuvre

 

REPORT RECOMMENDATIONS

  

That the Finance and Economic Development Committee recommend Council:

 

1.   Approve the implementation of the Ottawa Arts Court redevelopment project including the Ottawa Art Gallery component, at the 2 Daly Avenue / 60 & 70 Waller Street, 67 Nicholas Street site shown on Document 1, as described in this report subject to the project:

 

(a)  Providing building facilities that meet the intent of the concept plans shown in Document 3 and the Arts Court users’ facility requirements outlined in Document 7, and

(b) Adhering to a financial framework based on the estimated project costs and related funding provisions set out in Document 8;

 

2.   Direct staff to submit an application to the Department of Canadian Heritage for funding in the amount of $9.0 Million from the Canada Cultural Spaces Fund as described in this report and identified in Document 8;

 

3.   Direct staff to help facilitate and monitor fund raising activities with the Ottawa Art Gallery, the Ottawa Arts Court Foundation, and Arts Court Users, as deemed appropriate, to fulfill the project’s funding requirement as described in this report and  identified in Document 8;

 

4.   Approve the delegated authority to the Director, Real Estate Partnerships and Development (REPDO) to negotiate and enter into an agreement with the joint-venture architectural team of Barry Padolsky Associates Inc. Architects (Ottawa) and Kuwabara Payne McKenna Blumberg Architects (Toronto) to provide architectural services for the preliminary design phase of the Arts Court Redevelopment, as described in this report and outlined in a proposal dated 21 June 2011 attached as Document 10, at an estimated cost of $1M;

 

5.   Approve the delegated authority to the Director, Real Estate Partnerships and Development to engage, on behalf of the City, the services of sub-consultants and specialists required for the preliminary design stage of the project on the basis described in this report, at an estimated cost of $500K for all sub-consultants and specialists;

 

6.   Direct staff to report back on the findings of the development initiatives with the University of Ottawa, the Rideau Centre and Hostelling International Canada, as described in this report,  to  maximize opportunities for the Arts Court redevelopment project to implement  recommendations of the Downtown Ottawa Urban Design Strategy and to coordinate these initiatives with the Light Rail Project in support of the City’s Strategic Plan.

 

 

RECOMMANDATIONS DU RAPPORT

 

Le Comité des finances et du développement économique recommande au Conseil :

 

1.  d’approuver la mise en œuvre du projet de réaménagement de la Cour des arts, notamment de la partie comportant la Galerie d’art d’Ottawa, au site du 2 avenue Daly et du  60 et 70, rue Waller, 67 rue Nicholas, indiqué dans le document 1, et décrit dans l’objet du présent rapport sous réserve que le projet :

 

(a)  que les installations prévues soient conformes à l’intention des plans de conception présentés dans le document 3 et aux critères énoncés par les utilisateurs de la Cour des arts, présentés dans le document 7,

(b) soit conforme au cadre financier fondé sur les coûts estimatifs du projet et les clauses de financement connexes décrites dans le document 8;

 

2.  de demander au personnel de présenter au  ministère du Patrimoine canadien une demande de financement de 9 millions de dollars au Fonds du Canada pour les espaces culturels tel que décrit dans le présent rapport et désigné dans le document 8;

 

3.  de demander au personnel de faciliter et de surveiller, de la manière qu’ils le jugeront approprié, les activités de financement de la Galerie d’art d’Ottawa, de la Fondation de la Cour des arts et des utilisateurs de la Cour des arts, de façon à satisfaire leurs besoins en financement tel que décrit dans le présent rapport et dans le document 8;

 

4.   d’approuver le pouvoir délégué au directeur et au Bureau des partenariats et du développement en immobiliser pour négocier et conclure une entente avec l’équipe d’architectes de Barry Padolsky Associates Inc. Architects (Ottawa) et de Kuwabara Payne McKenna Blumberg Architects (Toronto) pour les services architecturaux de la phase de conception du projet de réaménagement de la Cour des arts, tel que décrit dans le présent rapport et défini dans une proposition datée du 21 juin jointe au document 10, à un coût estimé de un million de dollars;

 

5.   d’approuver le pouvoir délégué au directeur de Partenariats et Développement en immobiliser de retenir, au nom de la Ville, les services d’autres consultants et experts, requis pour l’étape préliminaire de la conception du projet selon les besoins décrits dans le présent rapport, à un coût estimé à 500 000 $ pour tous les consultants subalternes et spécialistes;

 

6.   de demander au personnel de présenter un rapport sur les conclusions des initiatives d’aménagement coopératif avec l’Université d’Ottawa, le centre Rideau et les Auberges canadiennes Hostelling International, comme il est décrit dans le présent rapport,  pour que le projet de réaménagement de la Cour des arts devienne le plus possible l’élément déclencheur de la mise en œuvre des recommandations de la Stratégie de conception urbaine du centre-ville d'Ottawa, et de coordonner ces initiatives avec le Projet de train léger sur rail en appui au Plan stratégique de la Ville.

 

 

EXECUTIVE SUMMARY

Arts Court is a multi-tenant, multi-disciplinary arts facility that currently houses 25 arts organizations, including the Ottawa Art Gallery (OAG). Since 1988, the facility has been owned and operated by the City in collaboration with the Ottawa Arts Court Foundation (OACF) in the City-owned heritage building strategically located in the eastern part of the Downtown at 2 and 10 Daly Avenue.

 

On 25 August 2010, Council approved a redevelopment implementation strategy for Arts Court as a two-phased project with a total estimated cost of $40.5M.  Council also approved, subject to consultation with the Province, directing the $12M in City and Provincial funding, originally designated for a concert hall to the Arts Court Project.

 

Further to a Council motion in June 2010 to consider locating the OAG at Lansdowne Park, a detailed assessment of two locations at Lansdowne Park was undertaken.  On 19 November 2010, Council approved the Building K location as the site for the OAG at Lansdowne Park, should Council decide to relocate the Ottawa Art Gallery component of Arts Court to Lansdowne Park.

 

Staff has completed further due diligence to demonstrate that there are a number of technical and financial considerations for maintaining the OAG as part of a renovated Arts Court complex on the 2 Daly/60-70 Waller Site as the more viable and preferred option.

 

The recommendations of this report are based on establishing an implementation plan to develop a framework for the concept and user requirements together with a financial framework and a request for a Canada Cultural Spaces Fund grant. Staff will help facilitate and monitor fund raising activities with the Ottawa Art Gallery, the Ottawa Arts Court Foundation, and Arts Court Users, to fulfill the project’s funding requirement.

 

The report sets out the need and requests Council authority for entering into agreements for architectural services and other consultants at a total estimated cost of $1.5M to establish a preliminary design that will support the project framework and the grant and fundraising activities.

 

In addition, the report sets out the positioning of the Arts Court redevelopment as an important arts and neighbourhood hub to implement the recommendations of the Downtown Ottawa Urban Design Strategy in the context of related initiatives being discussed with the University of Ottawa, the Rideau Centre, and Hostelling International Canada.

 

 

SOMMAIRE

La Cour des arts est un établissement réservé aux arts, polyvalent et à locataires multiples, qui abrite actuellement 25 organismes à vocation artistique comprenant cinq organismes de programmation, dont la Galerie d’art d’Ottawa (GAO). Depuis 1988, la Ville détient et exploite l’établissement en collaboration avec la Fondation de la Cour des arts d’Ottawa (FCAO), dans un édifice à valeur patrimoniale qui appartient à la Ville sis à un emplacement stratégique de la portion est du centre-ville, au 2 et au 10, avenue Daly.

 

Le 25 août 2010, le Conseil municipal a donné son aval à une stratégie de mise en œuvre du réaménagement de la Cour des arts qui prenait la forme d’un projet à deux étapes totalisant des coûts estimatifs de l’ordre de 40,5 millions de dollars. Le Conseil municipal a aussi approuvé, sujet à la consultation avec la province l’affectation d’un financement municipal et provincial de 12 millions de dollars, réservé au départ à la salle de concert prévue dans le projet Cour des arts.

 

À la suite d’une motion du Conseil datée de juin 2010 visant à envisager l’emménagement de la GAO au sein du Parc Lansdowne, une évaluation détaillée de deux emplacements du Parc Lansdowne a été entreprise. Le 19 novembre 2010, le Conseil municipal a approuvé l’emplacement de l’édifice K en tant que site de la GAO dans le Parc Lansdowne dans l’éventualité où le Conseil déciderait de déménager la Galerie d’art d’Ottawa de la Cour des arts au Parc Lansdowne.

 

Le personnel de la Ville a achevé avec une diligence requise accrue la démonstration d’un certain nombre de facteurs techniques et financiers à prendre en considération pour le maintien de la GAO au sein du complexe rénové de la Cour des arts au site du 2, Daly/60-70, Waller, qui constituerait une option plus viable et privilégiée.

 

Les recommandations contenues dans le présent rapport sont fondées sur l’établissement d’un plan de mise en œuvre pour l’élaboration d’un cadre pour le concept et les besoins des usagers, accompagné d’un cadre financier et d’une demande de subvention au Fonds du Canada pour les espaces culturels. Le personnel de la Ville a prêté assistance pour l’animation et la surveillance des activités de collecte de fonds en collaboration avec la Galerie d’art d’Ottawa, la Fondation de la Cour des arts d’Ottawa et les usagers de la Cour des arts, afin d’assurer la dimension financière du projet.

 

Le rapport énonce la nécessité et les demandes d’autorisation du Conseil pour la conclusion d’ententes avec des services architecturaux et d’autres consultants, pour des coûts estimatifs de l’ordre de 1,5 million de dollars, en vue d’établir un avant-projet sommaire qui soutiendrait le cadre du projet et les activités de subvention et de collecte de fonds.

 

De plus, le rapport mentionne l’emplacement du réaménagement de la Cour des arts comme étant un important carrefour artistique et communautaire pour la mise en œuvre des recommandations liées à la Stratégie de conception urbaine du centre-ville d’Ottawa, dans le contexte des initiatives connexes qui font l’objet de discussions avec l’Université d’Ottawa, le Centre Rideau et Hostelling International Canada (association des auberges de jeunesse du Canada).

 

 

BACKGROUND

 

Arts Court is a multi-tenant, multi-disciplinary arts facility that currently houses 25 arts organizations. Since 1988, the facility has been owned and operated by the City in collaboration with the Ottawa Arts Court Foundation (OACF) in the City-owned heritage buildings at 2 and 10 Daly Avenue (former Carleton County Court House, Registry Office, and a linking annex - gross floor area approximately 77,000 sq. ft.), and utilizes part of the adjacent vacant property at 60 - 70 Waller Street (the former site of the City’s police headquarters - land area 36,037 sq. ft.) for surface parking (currently marked for 26 reserved spaces). 

 

The adjacent heritage building at 75-77 Nicholas Street (the former Carleton County Gaol), having a gross floor area of approximately 30,000 sq. ft., was purchased from the former Regional Municipality of Ottawa-Carleton (RMOC) in 1983 by Hostelling International Canada.  As the successor to the RMOC, the City of Ottawa has the right to reacquire 75-77 Nicholas Street for $10 in 2029 or at an earlier date if the building is no longer used as a hostel. Arts Court is strategically located in the eastern part of the Downtown in the block bounded by Nicholas Street, Daly Avenue, Waller Street and the MacKenzie King Bridge directly across the street from the Rideau Centre to the west and from the University of Ottawa Campus to the east as shown on Location/Urban Context Plan attached as Document 1.

 

On 25 August 2010, Council considered a staff report (Ref. No. ACS2010-CMR-REP-0039) setting out various demonstration plan options for the redevelopment of Arts Court, prepared by Barry Padolsky Associates Inc., and approved a redevelopment implementation strategy for Arts Court as a two-phased project with a total estimated cost of $40.5M.  Council also approved, subject to consultation with the Province, directing the $12M in City and Provincial funding, originally designated for a concert hall to the Arts Court Project.

 

Further to a Council motion in June 2010 to consider locating the Ottawa Art Gallery (OAG) at Lansdowne Park, a detailed assessment of two locations at Lansdowne Park was undertaken.  Staff, in consultation with the OAG and its architectural advocate, Kuwabara Payne McKenna Blumberg Architects (KPMB), considered the two options.  These were Building D, adjacent to the relocated Horticulture Building; and Building K, adjacent to the new south side stands at the foot of the Bank Street bridge.  A report on the outcome of that site analysis was presented to Council on 19 November 2010 and the preferred location for the OAG at Lansdowne Park from both the perspective of the OAG and in the context of the overall Lansdowne Park revitalization project was Building K.

 

At the 19 November 2010 meeting of the Committee of the Whole, Council approved the Building K location as the site for the OAG at Lansdowne Park should Council decide, after receiving a further report in 2011 regarding the implementation of the Arts Court project, to relocate the Ottawa Art Gallery component of Arts Court to Lansdowne Park. Further background information regarding the history of the Arts Court Redevelopment Project is set out in the Document 2; “Arts Court Redevelopment - Project History.”

 

 

DISCUSSION

 

Option Analysis - Location of Ottawa Art Gallery Component

Staff has completed further due diligence for the option to construct new OAG space at the Building K site at Lansdowne Park (Option “A”), as shown in Document 4, and for another option with respect to maintaining the OAG as part of a renovated Arts Court complex on the 2 Daly/60-70 Waller Site  Option “B” as shown in Document 3. This analysis determined that there are a number of technical and financial considerations, when compared with the two options as set out in Document 5 that indicate Option “B” is the more viable and preferred option. The recommendations of this report are based on establishing an implementation plan to redevelop Arts Court with the OAG component being accommodated in a new facility as shown in Document 3.

 

With the Building K site no longer required for the Arts Court project, the potential use of a 2 storey podium under a residential tower at that location is being addressed in the City’s Request for Offers (RFO) process for developing the air rights for the residential tower. The intention is for the RFO to include the upper level of this podium space as part of the residential air rights package in anticipation that the offers for the residential air rights will be positively impacted with the ability to incorporate this additional space into the development.  It is also anticipated that the ground floor of the podium will be leased for commercial uses permitted by the Zoning By-law.

 

Recommendation 1

The Concept Plan set out in Document 3 is not an architectural design but rather an illustration of how the expressed program and space requirements of the Arts Court users, as outlined in Document 7, can potentially be accommodated at the 2 Daly/ 60-70 Waller Street site. The Concept Plan sets out the potential to build   a new 3-storey OAG facility with 42,109 gross sq. ft. (31,000 net sq. ft.) of floor space together with a new 350 seat flexible presentation space and rehearsal space on the 60-70 Waller Street portion of the site. It also provides the potential for the existing Arts Court facility on the 2 Daly Street site to be renovated, once the OAG relocates to its new facility, to provide for a new 120 seat screening room while still retaining the existing theatre and studio space and to allow the 10,350 net sq. ft. of space, that will be vacated by the OAG, to be reallocated to, and repurposed for, the major programming tenants to meet their facility requirements as set out in Document 7.  Cultural Services staff have validated the following user requirements: a new 120 seat video and film screening room (there is none in the core); the retention of the existing theatre and studio space; and allowing the 10,350 net sq. ft. of space that will be vacated by the OAG to be reallocated to, and repurposed for, the major media arts programming tenants to meet their facility requirements as set out in Document 7.

 

The Concept Plan also provides for a new internal passage linking not only the internal Arts Court user facilities but also the pedestrian facilities on Nicholas and Waller Streets to provide connectivity with neighbouring developments including the Rideau Centre and the University of Ottawa (UO) and an opportunity for Arts Court to become not only an arts hub destination but an animated neighborhood hub. Arts Court users have already identified opportunities to integrate and program this walkway in conjunction with the programs of adjacent Arts Court users and to provide amenities such as cafes to further enhance the destination experience for visitors to Arts Court

 

The Concept Plan also provides for the development of a private sector 18 storey-tower, for residential or hotel use, with approximately 160,000 sq. ft. of gross floor space and underground parking levels of 26,800 sq. ft. (approx. 60 parking spaces per level). This will create a mixed-use development in keeping with its downtown location and provide the opportunity to have the Arts Court components built on a design-build basis with the City owning and being responsible for the financing, operation and maintenance of these components.

 

In addition, the City staff has been exploring with the UO the possibility of a Memorandum of Understanding (MOU) for the provision of cultural and public parking facilities to support the city’s retail arts and theatre district in the vicinity of Arts Court as part of opportunities for the Arts Court to assist in implementing the City’s Downtown Ottawa Urban Design Strategy as illustrated in Document 6. UO has a desire to locate a black box theatre and set design and workshop teaching facility on the site.  Inclusion of the UO component in the building program will be subject to ensuring that the requirements for the presentation spaces at Arts Court are met first and that the UO component enhances the project both financially and culturally.

 

Martin Conboy Lighting and Design Inc. has been retained to work with the OACF, the media arts and theatre users and the four artist-run centres to identify and streamline the program requirements for new presentation spaces in an expanded Arts Court as oulined in Phase 1 of the proposal for theatre design services set out in Document 11. The work to date has included test fits of the proposed Arts Court presentation spaces and the UO teaching facilities within the spaces designated on the Concept Plan. While this work is still ongoing, the indication at this time is that these spaces can most likely be accommodated, subject to further design development with input from the users groups, as contemplated by the Concept Plan.

 

Based on the actual costs for the recent Centrepointe Theatre expansion and the new Archives/Library Technical Services projects, the total estimated cost to implement the Arts Court redevelopment, with respect to the Concept Plan shown in Document 3 and the Arts Court users facility requirements outlined in Document 7, is $36.14M ($30.14 for Arts Court user related facilities) as set out in Document 8. Based on a design-build delivery model for City owned Arts Court components by the developer of the private sector tower, as selected through a competitive Request for Proposals (RFP) process, the potential sources of funding are outlined in Document 8 and include:

 

·         UO covering the full cost of its facilities and share of common elements ($6M total);

·         the reallocation of City and Provincial funding originally set aside for the concert hall project ($12.1M);

·         the sale of the development rights for the private sector tower ($3.5M);

·         a Canada Cultural Spaces grant in the amount of $9M representing approximately 30% of the total cost of the Arts Court user component costs ($30.14M);

·         fund raising by the Arts Court users in the amount of $3.2M to cover the estimated cost of the furniture, fixtures and equipment (FF&E) required by them; and

·         coordination of the lifecycle program for the existing facilities with the program for new construction and associated program to repurpose the existing spaces ($2.3M)*.

 

*The current lifecycle program for Arts Court indicates estimated expenditures totaling $6.1M until 2031 with a net present value of approximately $4.2M. These amounts include expenditures totaling $2.6M for the period from 2012 to 2015. Coordination of the lifecycle program with Arts Court redevelopment program, during the preliminary design phase, should result in reduced lifecycle program requirements and costs for a repurposed existing facility.

 

On 24 June 2011, Ontario released Building Together, a long-term infrastructure plan to create jobs, strengthen the economy and guide infrastructure planning and investments in Ontario for the next decade. Over $35 billion will be invested over the next three years.  The plan includes investments in Tourism and Culture for capital repair, renovations, and rehabilitation projects for tourism, cultural agencies and attractions. Initial discussions with the Province indicate that the Arts Court Redevelopment Project may be eligible for a grant from this program. Staff will investigate this program further to determine the extent of any grant opportunities.

 

In order to provide for a fall 2014 completion of the Arts Court Development Project, an ambitious project schedule is required as set out in the Milestone Schedule attached as Document 9. This schedule anticipates a further report to Council in April 2012 that will seek approval for a recommended design-build RFP process based on the completed preliminary design and associated refined costs estimates, which adequately reflect the users’ requirements; and an update on the capital funding requirements, projected operational costs, and proposed governance model. At that time, information will be available to determine the extent, if any, of  the need for a further phase of redevelopment to meet any additional  user requirements for reallocated and repurposed space that may not be fully accommodated within the project framework set out in  this report.

 

Recommendation 2

The Arts Court Redevelopment Project fits within the eligibility requirements of the Canada Cultural Spaces Fund program and an application request for a $9M grant represents a request for approximatly 30% of the $30.14M total cost for the Arts Court user components of a unique and important “City-building” project.

 


Recommendation 3

The financial framework for the project, as set out in Document 8, includes provisions for the OAG, the OACF and Arts Court users to raise funds in the total amount of $3.2 for the furniture, fixtures and equipment as required by these groups to utilize the new and repurposed spaces that will be provided by the City. These fund raising initiatives need to be carried out on a coordinated basis particularly if these groups intend to seek further grants under the Canada Cultural Spaces or the Ontario Build Together funding programs.

 

Recommendation 4

In order to obtain funding under the Canada Cultural Spaces Fund program and to create the criteria, plans and specifications for a design-build RFP for a fall 2014 project completion, as set out in Document 9, the City needs to have the preliminary design of the project completed (approximately 25-30% of the final design work) by the 2nd Quarter of 2012. 

 

This will require the City to secure the services of architectural and other design consultants and specialists who have expertise in the design of significant cultural facilities; who understand the needs of, and who already have a strong working relationship with, the Arts Court users; and who also understand that they will not be permitted to be part of a proponent’s team for the RFP. In this regard, staff requested the firms of Barry Padolsky Associates Inc. Architects (Ottawa) and Kuwabara Payne McKenna Blumberg Architects (KPMB) to consider submitting a joint venture proposal for architectural services since these highly recognized and respected firms have not only worked together on significant cultural projects such as the Museum of Nature, but also have worked on different aspects of the Arts Court project.

 

As result, these firms submitted a joint proposal on 21 June 2011, attached as Document 10, which provides for a comprehensive and collaborative design approach and process to evolve the Concept Plan into a preliminary design that will allow the City to proceed with, and have control over, a design-build RFP. In this regard, the proposal provides for the architectural team to submit the design development documents, including all engineering and planning studies, a cultural heritage impact statement, and all documentation required for Heritage Review, Design Panel Review, and Site Plan Control approval. The architects will make the required presentations to the Ottawa Built Heritage Advisory Committee, Design Review Panel, Ottawa Planning Committee, and other City advisory committees, as required by the City of Ottawa for formal approvals.

 

The work will be carried out initially on an hourly basis at rates that are consistent with industry standards. The basic fee can be converted to a fixed fee once the project scope, a preferred conceptual design option, and Class ‘D’ cost estimate are approved. Based on the proposed design process steps set out in Document10 and the Milestone Schedule set out in Document 9, a fixed fee could most likely be established by December 2011. The estimated fee budget (calculated as a percentage of the construction cost) for the Basic Architectural Services indicates a total cost of approximately $1M. This fee budget was estimated using the Royal Architecture Institute of Canada (RAIC) guide for determining appropriate fees for the services of an architect (2009), and experience with comparable projects of the scale and complexity of the Arts Court redevelopment project. The final design of the project will be carried out by other design firms under a competitive RFP design-build process for the project.

 

Recommendation 5

Section B(2) of the architectural services proposal, as set out in Document 10, indicates that the following sub-consultants and specialists will be required for the preliminary design stage: structural engineer; mechanical engineer; electrical engineer; civil engineer; environmental consultant; geotechnical engineer; Ontario land surveyor; cost consultant; theatre consultant; acoustical consultant; code consultant; transportation consultant; and planning consultant.

 

The City, with the assistance of the architects, will engage the services of the necessary sub-consultants and specialists required for the preliminary design assignment at a total estimated cost of $500K. The architects will co-ordinate the sub-consultants and specialists in the delivery of the preliminary design package. Theatre consulting services will continue to be provided by Martin Conboy Lighting and Design Inc. as outlined for Phase 2 of the proposal set out in Document 11.

 

Recommendation 6

In addition to the potential for the Arts Court project to include a black box theatre teaching facility for UO, the City and UO staff have indicated a desire to cooperate with respect to responding to any mutually beneficial opportunities for cultural facilities in the UO Arts and Theatre precinct of the Campus (block diagonally across street from Arts Court - Waller / Stewart / Cumberland / Wilbrod) and potential public parking garage opportunities below this facility and/or at Arts Court.

 

City staff has already initiated discussions with OC Transpo and UO staff to look at options for converting Waller Street from Laurier Avenue to MacKenzie Bridge, once the Light Rail Transit (LRT) project is completed, to a pedestrian plaza to tie into the UO internal pedestrian and bike system and improve intersection conditions at Waller and Nicholas Street for pedestrian crossings, as per the Downtown Ottawa Urban Design Strategy (DOUDS) recommendation, and connectivity to Arts Court and Rideau Centre. The intention is for the City and UO to execute, by mid-July 2011, a Memorandum of Understanding (MOU) regarding the above referenced initiatives and other initiatives related to the proposed Campus and Lees LRT Stations.

 

A proposed expansion of the Rideau Centre on the former Ogilvy department store site at the corner of Nicholas and Rideau Streets together with the potential integration of the LRT “Rideau” station with the Rideau Centre and the proposed redevelopment of Arts Court as part of a cooperative cultural facilities program with UO represent significant opportunities to meet important objectives of the DOUDS for the retail arts and theatre district. In this regard, City staff have also been in discussion with Cadillac Fairview, the owners of the Rideau Centre, regarding the potential for the City and Rideau Centre to cooperate in designing improvements to the current secondary access to the Rideau Centre and the Sears store located on Nicholas Street just south of Daly Avenue.

 

The City also has a long term interest in the Hostelling International Canada facility at 75-77 Nicholas (Nicholas Jail Hostel) not only as it relates to the potential reacquisition in 2029 but also as to the nature and use of this facility as part of the heritage building enclave in the Arts Court block. Opportunities exist for the City and Hostelling International Canada to cooperate in providing improved access to, and better connectivity between, the Arts Court and the Nicholas Jail Hostel facilities as well as exploring mutually beneficial development opportunities for the long term.

 

The City will maximize its opportunities for implementing the recommendations of Downtown Ottawa Urban Design Strategy (DOUDS) if staff continues to pursue the above initiatives with UO, Cadillac Fairview and Hostelling International Canada base on a formal direction from Council.  

 

 

ENVIRONMENTAL IMPLICATIONS

 

 Any environmental implications associated with the recommendations in this report will be identified and dealt with as part of the Site Plan approval process for the proposed Arts Court Redevelopment.

 

The provision of funding from the Canada Cultural Spaces Fund will require the Arts Court Redevelopment Project to comply with the provisions of the Canadian Environmental Assessment Act (CEAA).  As the Arts Court Redevelopment Project involves the modification and expansion of the existing Arts Court facilities and the construction of a new residential or hotel and parking facilities on the existing City-owned serviced site at 2 Daly/60-70 Waller, this project appears, subject to confirmation from the Department of Canadian Heritage, to be excluded from having to undergo a CEAA environmental assessment process based on the provisions 6(1) & 6(2) of the Exclusion List Regulations, 2007 (SOR/2007-108) set out under CEAA.

 

 

RURAL IMPLICATIONS

 

 N/A

  

 

CONSULTATION

 

On 20 May 2011, the Chairs of the OAG and the Ottawa Arts Court Foundation (OACF) were briefed by the City Manager on the results of the analysis of the options for Arts Court Redevelopment Project and the staff’s intention to recommend to Council in July 2011 that a new OAG facility be built on the 60/70 Waller site.

 

On 20 May2011, the Chair of the OACF  advised the Board members of  the City’s proposed implementation plan for Arts Court and advised them as follows: “we should embrace this as a great opportunity to move forward together in a new and positive spirit. With our eye always on the ball which represents our needs, clearly defined.On 25 May 2011, Arts Court tenants and users were also briefed on the proposed recommended implementation plan for the Arts Court redevelopment project. Individual meetings were then held with key stakeholders, to obtain specific feedback on the proposed development and program requirements, as follows:   

 

 

On 17 June 2011, the Chair of the OAG wrote to the City Manager to advise that at a meeting of the OAG Board on 15 June 2011, the Board approved the following resolutions: “On the understanding that the Ottawa Art Gallery Building proposed in the context of the expansion of the 2 Daly/Arts Court would be distinct physically and its governance, would be of similar size, quality, and scale as the proposed Lansdowne site, would be highly visible and accessible to visitors, and is to be championed by the City for a proposed completion date of 2014/2015, the Board of directors endorses the City’s proposed new expansion for the Ottawa Art Gallery.”

 

On 22 June 2011, staff briefed a representative of the Department of Canadian Heritage on the proposed recommended implementation plan for the Arts Court redevelopment project to obtain feedback with respect to a proposed application by the City for funding from the Canada Cultural Spaces Fund.

 

On 16 May and 24 June 2011, the City’s architectural and theatre consultant met with Arts Court users and University of Ottawa (UO) representatives to review “test fits” of the spaces shown on the Concept Plan for the program requirements for the 350 seat theatre, the screening room and the UO black box theatre.

A project working committee has been established, with membership consisting of representatives of the OAG, the OACF and 4 media arts centres (public programming organizational) to provide comments and advice to City staff and consultants for the preliminary design phase of the project and to ensure that the user requirements are thoroughly and properly addressed in this design process. The first meeting of this committee is scheduled for 29 June 2011 and invitations to attend the meeting have been sent to the Ward Councillor, representatives of the Arts and Heritage Committee, University of Ottawa, and the Hostelling International Canada (Nicholas Jail Hostel).

 

 

HOUSING FIRST POLICY

 

The Official Plan policy directs that the City make land available for affordable housing and give priority for the sale or lease of surplus City-owned property for this purpose.   The Housing First Policy, approved by Council on 13 July 2005, establishes priority consideration to the Affordable Housing Division in the identification of potentially surplus City-owned property, to be used in achieving the City’s affordable housing program targets.  The policy also requires that the Official Plan target of 25% affordable housing, be met on any City-owned property sold for residential development.  Where viable, residential properties are disposed of without a condition requiring an affordable housing component, 25% of the proceeds from the sale are to be credited to a housing fund, to be used for the development of affordable housing elsewhere in the City. The subject property is zoned MD-S66 a downtown mixed-use development zone, and therefore the provision of affordable housing, and/or a financial contribution in lieu of affordable housing, will depend on the ultimate use for private sector component in a development on the site.

 

 

COMMENTS BY THE WARD COUNCILLOR(S)

 

On 20 May 2011, the City Manager provided a memo to the Members of Council regarding the status of the Arts Court Redevelopment Project and staff’s intention to recommend to Committee and Council, in July 2011, that the redevelopment of Arts Court be implemented with the OAG component being provided at the existing Arts Court location rather than at an alternate Lansdowne Park location.  The Councillors for Ward 12 (Rideau-Vanier) and Ward 17 (Capital) were briefed by staff, on 20 May 2011 and 24 May 2011 respectively, regarding further details of the analysis for the site options and the proposed plan for implementing the preferred option.

 

 

LEGAL/RISK MANAGEMENT IMPLICATIONS

 

 On 25 August 2010, Legal Services advised Council that the provincial funding contribution, originally designated for a concert hall and currently being held in a reserve account # 840115 with a balance of $6.71M, should not be used to fund another arts and cultural project without first consulting with the Province. There are no other legal/risk management impediments to the implementation of the recommendations contained in this Report.

 

 

CITY STRATEGIC PLAN

 

The redevelopment and expansion of the Arts Court including the provision of a new Ottawa Art Gallery are strategic initiatives that are identified in the City’s 20/20 Arts & Heritage Plan and, as such, were included in the previous Council’s Strategic Plan for 2007-2010.

 

While the Strategic Plan for 2011-2014 has yet to be finalized, the Arts Court Redevelopment Project including the OAG component remains as a strategic initiative. On 13 July 2011, Council will consider the Draft Term of Council Priorities Report, as tabled at the 7 June 2011, meeting of the Finance and Economic Development Committee together with subsequent input from the Standing Committees of Council and the Transit Commission, as a key element of establishing Council’s Strategic Plan for 2011-2014. In this regard, the Community and Protective Services Committee received public delegations and considered Annex “D” of the Draft Term of Council Priorities Report on 23 June 2011, and then approved a motion, with respect to the Healthy and Caring Communities Strategic Priority, recommending that Council:

 

1.      Add HC4 to read as follows: Improve Arts and Heritage with the description: Support citizens in creating and enjoying the city’s vibrant arts and heritage, by providing innovative opportunities that engage and support the diversity of our population in reflecting and expressing our collective identity.

2.      Amend HC2 to read as follows: Improve parks and recreation with the description: Provide accessible, inclusive and quality parks, recreation services and urban spaces that respond to demographic trends in population and activity.

 

3.      Change the strategic initiative HC2 to HC4 and include two initiatives:

a)   Arts and Heritage Renewal Plan: Arts and heritage development is required to ensure the continuous city-wide improvement of quality of life for all residents and visitors, as well as important economic and social benefits. Monitor the results of the Arts and Heritage Renewal Plan.

b)   Arts Court Redevelopment Project, New OAG space at Arts Court-New Performance space at Arts Court (Note 21).”

 

 

TECHNICAL IMPLICATIONS

 

 N/A

 

 

FINANCIAL IMPLICATIONS

 

The City has funds in the amount of $5.47M available in Capital Account # 903258 for funding the Arts Court Redevelopment Project. In addition, the provincial funding contribution, originally designated for a concert hall, is being held in a reserve account # 840115 with a current balance of $6.71M and, subject to the concurrence of the Province, these funds will also be made available for funding the Arts Court Redevelopment Project. 

 

Approval of Recommendations 4 and 5, related to architectural and sub-consultant services for undertaking the preliminary design work described in this report, will result in costs totalling $1.5M which will be funded from the above referenced accounts.   The remaining funding for the project will be subject to a further approval at the time that Council considers a report with respect to approving a Request for Proposal process based on the preliminary design for the project and an associated Class “B” cost estimate as described in this report.

 

 

SUPPORTING DOCUMENTATION

 

Document 1 -   Arts Court - Location/Urban Context Plan

Document 2 -   Arts Court Redevelopment - Project History

Document 3 -   Arts Court Redevelopment - Concept Plan (Option for 2 Daly/60-70 Waller Site)

Document 4 -   Arts Court Redevelopment - OAG Concept Plan

(Option for Lansdowne Park - Building K Site)

Document 5 -   Arts Court - Site Options Analysis – Summary

Document 6 -   Arts Court Opportunities - Downtown Ottawa Urban Design Strategy

Document 7-    Arts Court Users - Facility Requirements

Document 8 -   Arts Court Redevelopment - Financial Framework

Document 9 -   Arts Court Redevelopment Project - Milestone Schedule

Document 10 - Proposal for Architectural Services - Preliminary Design Stage

Document 11 - Proposal for Theatre Design Services - Preliminary Design Stage

 

 

DISPOSITION

 

Upon approval of the recommendations of this report by Council, Real Estate Partnerships and Development (REPDO) in conjunction with the Cultural and Heritage Services Branch will initiate the implementation process for the redevelopment of Arts Court in the manner set out in the Discussion Section of this report.

Given the recommendations set out in this report and the 25 August 2010 Council approval to redirect the funds in account # 840115 to the Arts Court Redevelopment Project, upon Council approval of this report a letter signed by the Mayor will be sent to the Minister of Tourism and Culture seeking the Province’s support for the reallocation of the Province’s funding contribution and accrued interest.

 


DOCUMENT 1

 

ARTS COURT - LOCATION / URBAN CONTEXT PLAN

 

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DOCUMENT 2

ARTS COURT REDEVELOPMENT - PROJECT HISTORY

In April 2003, the City adopted the Ottawa 20/20 Arts & Heritage Plan that identified improved facilities for the OAG and Arts Court presentation spaces as one of the high priority strategic projects required to provide greater access for Ottawa artists, audiences and community to a new and improved network of well-linked, adequately distributed and appropriately-supported venues for the local arts.

In 2004 Council approved the Downtown Ottawa Urban Design Strategy which established a Retail, Arts and Theatre Precinct for the area comprising the Rideau Centre, the Convention Centre, and the parcels south and east of the Rideau Centre and retail frontage along Rideau Street.  The Strategy states:  “To support the existing heritage offerings and reinforce the role of this precinct as an emerging cultural destination, the City should introduce a program of heritage theming to Nicholas and Daly Streets.  These two streets form the heart of the Arts and Theatre area and it is important that they are reinvigorated, inviting and safe.” 

 

In 2005, the City of Ottawa partnered with the Ottawa Arts Court Foundation (OACF) to complete a Pre-Feasibility Needs Assessment and Best Practice Analysis for an arts and creative cluster on the site of the ‘Cultural Precinct’ conducted by LORD Cultural Resources(LORD). A project Steering Committee, led by the City, comprised of representatives from the OACF, The Ottawa Art Gallery (OAG), Hostelling International, was formed in 2005 for the Arts Court Cultural Complex (ACCC) project. A December 2007 Building Program and Business Plan, prepared by LORD, proposed a Public-Private-Partnership (P3) approach with an estimated total cost of $67 million.

 

Based on the final estimates for construction and soft costs, staff recommended a rescoping of the project to bring the costs more in line with a potential funding framework of $40M.  The ACCC project Steering Committee Chair led a series of facilitated rescoping sessions with the stakeholders from February to September 2008. Staff also engaged Barry Padolsky Associates Inc. Architects to review the facility options in the LORD Report; review hard and soft costs estimates; identify reduced scope scenarios within a $40 million budget; coordinate the task of costing the proposed scenarios; take into account Steering Committee rescoping sessions and present the findings to the City and the Steering Committee.

 

The Realty Initiatives and Development Branch, in cooperation with the Cultural and Heritage Services Branch, has been working towards creating an implementation plan for revitalizing Arts Court based on the options considered in 2008 by the Steering Committee for the Arts Court  revitalization project.

In 2009, the Realty Initiatives and Development Branch, in cooperation with the Cultural and Heritage Services Branch, worked with Barry Padolsky Associates Inc. Architects to develop a functional building program and associated demonstration floor plans for various Arts Court options including an option based on the OAG component being relocated to an alternate site. On 7 May 2010, the Manager of Realty Initiatives and Development provided a briefing memo to the members of Council outlining the potential development options being reviewed for the Arts Court project.

On 28 June 2010, when approving the Lansdowne Partnership Plan (LPP), Council also carried a Motion 92/21 that provided a direction for the master plan and the integrated site plan for the LPP to include provision for a site for a new Ottawa Art Gallery in the event Council should approve implementing the OAG component of the Arts Court project at Lansdowne.

On 25 August 2010, Council considered a staff report (Ref. No. ACS2010-CMR-REP-0039) setting out various demonstration plan options for the redevelopment of Arts Court, prepared by Barry Padolsky Associates Inc., and approved a redevelopment implementation strategy for Arts Court as a two-phased project with a total estimated cost of $40.5M.  Council also approved, subject to consultation with the Province, directing the $12M in City and provincial funding, originally designated for a concert hall, to the Arts Court Project.

Phase 1 of the strategy provided for the possible relocation of the Ottawa Art Gallery (OAG) to an alternate site from Arts Court and the concurrent construction of new presentation space(s) for the other Arts Court users, at total estimated cost of $25.1M, together with a private sector tower on the vacant portion of the Arts Court site at 60-70 Waller.

Upon completion of construction of a new OAG facility and relocation of its existing operations to the new location, Phase 2 of the implementation strategy would be initiated.  Approximately 10,350 sq. ft. of newly vacated space would become available at Arts Court upon the relocation of the OAG.  This space would be renovated to provide an enhanced and expanded Media Arts Hub for use by the other Arts Court tenants at a total estimated cost of $15.4M.

 

In response to Motion 92/21, a number of possible locations for the OAG were identified, and a detailed assessment of two locations at Lansdowne was undertaken.  Staff, in consultation with the OAG and its architectural advocate, Kuwabara Payne McKenna Blumberg Architects (KPMB), considered the two strongest options.  These were Building D, adjacent to the relocated Horticulture Building; and Building K, adjacent to the new south side stands at the foot of the Bank Street Bridge.  A report on the outcome of that site analysis was presented to Council on 19 November 2010 and the preferred location for the OAG at Lansdowne from both the perspective of the OAG and in the context of the overall Lansdowne revitalization project was Building K. 

 

At the 19 November 2010, meeting of the Committee of the Whole, Council approved the concept of the Building K location for the Ottawa Art Gallery (OAG) at Lansdowne Park subject to Council receiving a further report in 2011 regarding the implementation of the Arts Court project and approving the relocation of the Ottawa Art Gallery component to Lansdowne. Since that time further due diligence has been completed for the option to construct new OAG space at the Building K site at Lansdowne (Option “A”) relative to maintaining the OAG as Part of a renovated Arts Court complex on the 2 Daly/60-70 Waller Site ( Option “B”). 

 

 

 

 


DOCUMENT 3

 

ARTS COURT REDEVELOPMENT - CONCEPT PLAN

(OPTION for 2 DALY/60-70 WALLER SITE)

 

 

 

 


DOCUMENT 4

 

ARTS COURT REDEVELOPMENT - OAG CONCEPT PLAN

(OPTION for LANSDOWNE PARK - BUILDING K SITE)

 

 

Building K Location - Lansdowne Park

 

 

 

 

 


Ground Floor Plan

Second & Third Floor Plans

 

 

Basement Level Plans

 

Building West Elevation

 

 


DOCUMENT 5

ARTS COURT - SITE OPTIONS ANALYSIS - SUMMARY of FINDINGS

Option A Considerations (OAG Component at Lansdowne Park)

 

Option B Considerations

 

 

 


DOCUMENT 6

ARTS COURT OPPORTUNITIES

DOWNTOWN OTTAWA URBAN DESIGN STRATEGY