Cultural Heritage Impact Statement 538, 540, 560 Rideau Street and 501 Besserer Street, Ottawa

Transcription

1 Cultural Heritage Impact Statement 538, 540, 560 Rideau Street and 501 Besserer Street, Ottawa RICHCRAFT GROUP OF COMPANIES Report Prepared for: Richcraft Group of Companies RMA Project No.: Date: September 12, 2012 Report Prepared by:

2 Table of Contents Executive Summary Introduction: Property location and general description Research and Methodology Introduction to subject property Property description Existing heritage recognition Relevant policies and guidelines Site Analysis and Evaluation Site evolution Evolution of the overall area Evolution of the subject site Existing conditions Statement of Significance Heritage Conservation District Overall heritage value Historic value Architectural value Description of the Proposed Development Impact of Proposed Development Rideau Frontage: Positive impact: Negative impact: Besserer Frontage: Positive impact: Negative impact: Conformity with the Standards and Guidelines Alternatives and Mitigation Strategies Robertson Martin Architects Page 1 of 37

3 7.1 Height Design and overall massing Landscaping, public and open spaces Traditional Main Street functions Impact on archaeological resources Structural impact on neighbouring historic properties Conclusion Glossary Annex 1 - Proposed Development Plans Annex 2 - Proposed Development Elevations Annex 3 - Photographic Documentation Robertson Martin Architects Page 2 of 37

4 Executive Summary Robertson Martin Architects (The Consultant) was retained by Richcraft Group of Companies (the Client) to provide a Cultural Heritage Impact Assessment (CHIS) for a proposed development at in Ottawa, Ontario. The subject property is located in a historic area of Ottawa, closely associated with the early development of the City. One block to the east, there is a property individually designated under Part IV of the Ontario Heritage Act - the Wallis House at 591 Rideau Street. Further, the Besserer frontage of the subject property is located within the boundaries of the Sandy Hill East historic area. Sandy Hill East is comprised of five individual Heritage Conservation Districts designated under Part V of the Ontario Heritage Act. The subject property is located outside these designated districts, but is surrounded by a number of properties recognized by the City of Ottawa as Category 1, 2 and 3 heritage buildings. Rideau Street is recognized under the City of Ottawa Official Plan, under the Sandy Hill Secondary Plan and under the Uptown Rideau Community Design Plan as a Traditional Main Street. The proposal consists of infilling a mostly vacant lot by constructing a mixed-use development with commercial spaces at the ground level and condominiums above. The development would consist of an eighteen-storey high-rise section and a seven-storey mid-rise section building along Rideau Street, with a four-storey low-rise apartment along Besserer Street. A five-storey podium would form the base of the building along Rideau and Cobourg Streets. While most of the lot is currently empty and used as a parking lot, two buildings (at the corner of Rideau Street and Cobourg Street) would need to be demolished. The buildings appear to date from late 19 th centuryearly 20 th century but hold no heritage designation on their own. The Consultant has found that the proposed development is largely a beneficial one, primarily by infilling a currently empty lot, thus revitalizing the area. The proposed plaza and commercial spaces at the ground level have the potential of creating lively, pedestrian-friendly spaces typical for Traditional Main Streets while providing a transition to the lower-scale residential neighbourhood to the South. Enlargement of the plaza, to provide welcoming, usable space, and to relate to the Wallis House across the street, is encouraged. The Consultant further recommends that the commercial spaces at the ground level be designed in a manner less massive and homogenous and more in line with the traditional finer grain scale, materiality and rhythm aspects Robertson Martin Architects Page 3 of 37

5 of Main Streets; in this way, they will offer flexibility to cater to both small and larger tenants, while still maintaining visual interest and a pedestrian friendly environment. In addition to the above recommendations, to mitigate the height of the tower and keep the focus on the podium and mid-rise building on Rideau Street, the Consultants recommend that further consideration be given to treatment of the tower and its roofline to achieve a lighter ( though not via glazed curtain wall) visual presence. The Besserer Street frontage is generally seen as a beneficial one for the Sandy Hill East historic area, with an adequate scale relative to the neighbouring low-scale residential buildings. The Consultants advise however that the height and mass of the development on Rideau Street may negatively impact the Sandy Hill East historic area and encourage further refinement of the design of the Southern façade of the building to make it more compatible with the surrounding historic fabric. The Consultants further advise that excavations for the proposed development have the potential for disturbing archaeological remains, which may be present on subject property, and that vibrations from the excavations may cause structural damage to the foundations of neighbouring historical buildings. Mitigation strategies should be instated to ensure the protection of both neighbouring heritage properties and of any potential archaeological resources. Robertson Martin Architects Page 4 of 37

6 1. Introduction: Robertson Martin Architects (The Consultant) was retained in May, 2013 by Richcraft Group of Companies (the Client) to provide a Cultural Heritage Impact Assessment (CHIS) for a proposed mixed use development at the corner of Rideau and Cobourg Streets in Ottawa, Ontario. 1.1 Property location and general description The property is located at 538, 540, 560 Rideau Street and 501 Besserer Street in Ottawa, Ontario. The subject property is located on three lots on Rideau Street (538, 544 and 560), occupying most of the lot from the corner of Rideau Street and Cobourg Street to an adjacent four-storey building on the corner of Rideau Street with Charlotte Street, and includes the lot at 501 Besserer Street. Collectively, the four lots have approximately 110m of frontage along Rideau Street, approximately 30 m of frontage along Cobourg Street and approximately 20 m of frontage along Besserer Street. The total land area is of 3650m 2. The subject property has a depth ranging between 30 m and 60 m. Current owner: Richcraft Group of Companies. 1.2 Research and Methodology. The methodology used in the preparation of this assessment includes review and reference to the following: Development proposal options and planning rationale prepared by Fotenn Consultants Inc., dated March 2013; On-site visits to the property and surrounding area; Consultation of historic documents such as fire insurance plans, historic topographic and aerial maps and historic photographs; Map of the five Heritage Conservation Districts that make up Sandy Hill East; Sandy Hill Heritage Study. Draft Report, prepared by Fournier Gersovitz Moss et Associés Architects, Herb Stovel and Dana Johnson, dated June 2010; Sandy Hill Secondary Plan, prepared by the City of Ottawa. Action Sandy Hill (ASH) comments on the proposed development, prepared by Ms. Sophie Beecher, Planning Co-Chair, Action Sandy Hill, dated April 28, Uptown Rideau Community Design Plan, prepared by the Rideau Street Redevelopment Working Group, City of Ottawa, dated January, Robertson Martin Architects Page 5 of 37

7 The Wedge. A cultural landscape study in Lowertown East, prepared by Brady, L., Donaldson, C., Gutoskie, H., Mandel, M., Murray, R., Radman, E., Rutherfort, S. and Ureche-Trifu, C for the City of Ottawa, dated April 2012; City of Ottawa Official Plan; Provincial Policy Statement; Standards & Guidelines for the Conservation of Historic Places in Canada, Parks Canada; A Guide to Preparing Cultural Heritage Impact Statements, prepared by the City of Ottawa, Draft March Robertson Martin Architects Page 6 of 37

8 2. Introduction to subject property 3.1 Property description The site currently contains two detached buildings at 538 and 544 Rideau Street respectively. The buildings are owned by the Client and will be demolished shortly, in order to accommodate the proposed development. The remainder of the site is vacant and is currently utilized as a gravel surfaced parking lot. Figure 1 - Location plan indicating subject property in relation to the broader neighbourhood (courtesy of Google Maps). 2.1 Existing heritage recognition The subject property is situated at the North border of the Sandy Hill East historic area. This historic area, unlike the more common practice of designating individual Heritage Conservation Districts (HCDs), contains five smaller HCDs, designated under Part V of the Ontario Heritage Act in While the lot at 501 Besserer is part of the overall Sandy Hill East historic area, the Besserer/Daly/Augusta/Cobourg HCD to the West of the subject property is the closest designated district. While the historic area does not hold overall heritage designation, it has been proposed Robertson Martin Architects Page 7 of 37

9 that the entire area be identified as a Cultural Heritage Area. 1 According to the 2010 Draft Report, a Cultural Heritage Area "is based on blending provisions of applicable planning instruments in use in the City of Ottawa for protection of cultural heritage resources, including provisions of the Official Plan which provide urban design guidance applicable to maintaining the character of existing neighbourhoods, and which relate to the conservation of areas or districts of heritage value outside the framework of Part V designation of Heritage Conservation Districts, provisions of the Zoning Bylaw, and provisions of relevant provincial Acts including the Planning Act, and the Ontario Heritage Act". Figure 2 - Map of the Sandy Hill East Conservation District showing subject property and the five designated HCDS. (Courtesy of City of Ottawa) The property is surrounded by a number of Category 2 and 3 heritage buildings, as recognized by the City of Ottawa, particularly on the South side. Thus, the adjacent property at 173 Cobourg is a Category 2 building, while the properties at 505, 507 and 517 Besserer are all Category 3. To the 1 See: Fournier Gersovitz Moss et Associés Architectes, Herb Stovel and Dana Johnson, Sandy Hill Heritage Study. Draft Report, p Robertson Martin Architects Page 8 of 37

10 West, the properties at 192, 194, 196 and 198 Cobourg as well as those at 450, 460, 466, 468 and 470 Besserer are all Category 2 buildings with the one at 464 Besserer and the group of buildings at Daly individually designated under Part IV of the Ontario Heritage Act. These buildings are also a part of the Daly Avenue Heritage Conservation District. To the South, there are further Category 2 properties at 506 and Besserer, 201 Cobourg, 385 and Daly and Charlotte, as well as a few Category 3 properties at 199 Cobourg, 502 and 504 Besserer and 389, 391 and 401 Daly. To the East and South East, there are few recognized heritage properties, namely a series of Category 3 properties at , 539, 541, 549 and 548 Besserer and at 443 Wurtemburg. On the North East, the subject property opens towards the individually designated Wallis House at 589 Rideau. The Wallis House was built between as the Carleton Protestant General Hospital and maintained its use until the 1920s. Having suffered a number of changes in use over the decades, the building was saved from demolition and was substantially rehabilitated in the 1990s and converted into luxury condominiums. 2.2 Relevant policies and guidelines Provincial Policy Statement The Provincial Policy Statement (PPS) provides policy direction on matters of provincial interest related to land use planning. The PPS promotes intensification of built-up areas to use land efficiently where existing infrastructure and public service facilities are readily available to avoid unjustified and uneconomic expansions. However, the PPS also promotes the conservation of heritage resources and the built environment. Policy states that: Significant built heritage resources and significant cultural heritage landscapes shall be conserved. Further, policy states that: Development and site alteration shall only be permitted on lands containing archaeological resources or areas of archaeological potential if the significant archaeological resources have been conserved by removal and documentation, or by preservation on site. Where significant archaeological resources must be preserved on site, only development and site alteration which maintain the heritage integrity of the site may be permitted. Robertson Martin Architects Page 9 of 37

11 City of Ottawa Official Plan There are two designations applicable to the subject property under the City of Ottawa Official Plan (OP). The portion of the lot fronting onto Rideau Street is designated Traditional Main Street whereas the portion of the lot fronting onto Besserer Street is designated General Urban Area. Traditional Main Streets are characterized in the Official Plan as set within a tightly knit urban fabric, with buildings that are often small-scale, with narrow frontages and set close to and addressing the street, resulting in a more pedestrian-oriented and transit friendly environment. (Section 3.6.3). A wide range of uses are permitted on Traditional Main Streets, including retail and service commercial uses, offices, residential and institutional uses. A mixture of uses is encouraged, either within the same building or side by side in individual buildings. With respect to permitted building heights, the Official Plan allows heights of up to six storeys on Traditional Main Streets. Section 4.11, Policy 10 states the circumstances in which greater building heights may be considered, namely: a. Within areas characterized by high-rise buildings that have direct access to an arterial road, or; b. Within 600 m of a rapid transit station as identified on Schedule D, or; c. Where a community design plan, secondary plan, or other similar Council-approved planning document identifies locations suitable for the creation of a community focus on a strategic corner lot, or at a gateway location or on a terminating site to strategic view, or a site that frames important open spaces, or at a location where there are significant opportunities to support transit at a transit stop or station by providing a pedestrian and transit-oriented mix of uses and activities, or; d. Within areas identified for high-rise building where these building profiles are already permitted in the Zoning By-law approved by Council, or; e. Within areas where a built form transition as described in policy 12 below is appropriate. The proposed high-rise tower exceeds the six-storey maximum height allowable under the OP. A zoning amendment is in place from 2005 allowing a height of up to nine storeys. The Client has applied for an additional zoning amendment for the current proposal. The impact of the proposed height on the neighbouring area will be discussed in more detail in section 6.1. Robertson Martin Architects Page 10 of 37

12 The section of the lot fronting on Besserer Street is designated as General Urban Area under the OP. General Urban Areas allow the development of a full range of housing types to meet the needs of all ages, incomes and life circumstances, in combination with conveniently located employment, retail, service, cultural, leisure, entertainment and institutional uses. All types and densities of housing are permitted, including the proposed mid-rise housing. Sandy Hill Secondary Plan Similarly to the Official Plan, the Sandy Hill Secondary Plan (SHSP) applies two designations to the subject property: the portion of the site along Rideau Street is designated as a Main Street Mixed Use area while the portion along Besserer Street is designated as Residential Area - Low Profile. Main Street Mixed-Uses as defined in the SHSP: a. To transform Uptown Rideau into a vibrant and charming community Main Street; b. To permit mid-rise buildings and a mix of land uses c. To provide a transition strategy between the Main Street and the surrounding lower profile neighbourhoods; and d. To provide high quality architecture, pedestrian-friendly sidewalks and a fully integrated roadway for transit, pedestrians, cyclists and motorists. The proposed development is in general conformance with the SHSP Main Street Mixed-Uses in regards to providing a mix of land uses, with residential and commercial spaces and by attempting to provide a transition to the lower-scale neighbourhood to the South. By redeveloping a currently empty lot, improving the proposed urban landscaping, and depending on the types of retail spaces that will occupy the ground floor, the proposal also has the potential of creating a "vibrant community on Rideau Street". However, the proposed height does not respect the desired midheight character of Rideau Street and, by creating prolonged shadows and offering a fairly monotonous, massive image on the street level it may end up alienating pedestrians instead of reinforcing pedestrian-friendly sidewalks. Residential Area Low Profile a. To preserve and enhance the existing stock of good housing; Robertson Martin Architects Page 11 of 37

13 b. To distinguish among types of new housing on the bases of scale, and to locate the different types in area appropriate to them; c. To provide a wide variety of housing, including accommodation for low-income people, the elderly, the handicapped and others with special needs; and d. To permit public uses that complement the residential ones in type and intensity. The proposal for Besserer Street conforms to all of these recommendations, particularly by enhancing the area by reusing a currently vacant lot. However, the mass and height of the development on Rideau Street, without additional transition to the existing lower profile heritage neighborhood to the South has the potential to negatively affect the smaller scale residential properties to the South. The Uptown Rideau Community Design Plan The Upper Rideau Community Design Plan (URCDP), approved by Ottawa City Council in 2005, provides additional policy direction for development along Rideau Street. In particular, section Design Planning Principles outlines desirable characteristics to be reflected or complemented in future development applications: a. The architectural styles or details contained in the existing fabric of valued historic structures such as the Rideau Branch Library, the Wallis House or the Cummings Bridge; b. The contextual colours and materials such as clay brick, cast stone, stucco, metal detailing and clear glazing; c. The imagery of urban waterways and parks to reflect the setting of Rideau Street as the key urban axis linking two major waterways and urban parks (the Rideau Canal and the Rideau River); d. The diversity of lifestyles and cultures within the surrounding community; and e. Permitted neighbourhood uses that draw nearby residents to the street and other permitted uses that serve a wider market area. While encouraging a diversity of lifestyles and cultures with the large number of proposed apartment units and potentially drawing residents to the street through the commercial spaces on the ground floor, the proposed development on Rideau Street does not seem to conform entirely to the other design principles. Most notably, it is difficult to observe design references to the existing historic structures in the area (e.g. the Rideau Branch Library or the Wallis House). In terms of Robertson Martin Architects Page 12 of 37

14 materials and colours it is recognized that to a certain extent the materials and colours employed bear reference to the ones mentioned in the URCDP (i.e. brick and glazing). It is further acknowledged that the subject proposal is for a contemporary building, which would be reasonably expected to employ contemporary materials. However, more consideration could still be given to adapting the materials, textures and colours to making them more compatible with the finer-grain surrounding fabric. Section 2.2 of the URCDP also sets out directives for a consistent height along Rideau Street to frame the street and to give it a sense of identity. The heights selected should be an appropriate scale: a. That allows pedestrians to feel comfortable walking on the sidewalk and not be overwhelmed by the size and impact of the surrounding buildings; b. That does not make residents on the uppermost floors feel alienated from the sidewalks, the plazas or the open spaces on the ground; c. That safeguards the exposure to sunlight along the sidewalk; d. That reflects the street s ability to accommodate mid-rise buildings due to its relatively dense urban fabric and its close proximity to downtown; and e. That complements the built heritage in the Uptown Rideau area. Section 2.4 of the URCDP further states that buildings should be designed with a ground floor elevation more predominant and greater in height than the other floors. A minimum of 50% of the ground floor façades fronting Rideau should consist of windows and/or entries, with individual storefronts, bays and entries at grade eye-catching and unique within the context of the overall building design. New buildings should be designed to provide a variety of contextual buildings shapes and styles within the same block. Section 2.7 advises that this can be achieved by integrating buildings of heritage interest or by articulating vertical sections of larger buildings and applying unique colours, materials and other design elements to the various sections. In order to create a continuous stream of buildings, the URCDP encourages new development on vacant lots and filling in large gaps between buildings while leaving occasional gaps or lanes to add interest along Rideau Street. Robertson Martin Architects Page 13 of 37

15 3. Site Analysis and Evaluation 3.1 Site evolution Evolution of the overall area The subject property is located on the Eastern side of Rideau Street, at the limit between the historic Lowertown and Sandy Hill neighbourhoods, relatively close to the Rideau River. Figure 3 - Map of the old city of Ottawa showing the location of the Besserer estate, bordered by the current Laurier Avenue to the South and by Rideau Street to the North (John H. Taylor, Ottawa: An Illustrated History (Toronto: James Lorimer, 1986), p. 15.). Lowertown constitutes one of the first two founding communities of Ottawa, with the other being Uppertown, west of the Rideau Canal, where the downtown area now lies. Lowertown was established by Colonel By during the Rideau Canal building era, and in the beginning was inhabited largely by canal and timber workers, predominantly French-Canadians and Irish, with a Jewish community later being established as well. Lowertown as a whole can be further divided in two parts: the more affluent Lowertown West to the West of King Edward, and Lowertown East from King Edward to the Rideau River. Lowertown East, which borders the subject property to the North, was slightly poorer than its western counterpart, with a number of undesirable features located in this area, including an isolation hospital for contagious illnesses on the near-by Porter s Island, a landfill where the present-day Bordeleau Park is located, heavy, small industrial businesses as well as small half-lot subdivisions for low-income housing on the North side, near the river. The neighbourhood also housed one of the city's early cemeteries on Wurtemburg Street (Roman-Catholic, Methodist, Presbyterian and Episcopalian) on the site of the current MacDonald Robertson Martin Architects Page 14 of 37

16 Gardens Park. Significant changes took place to the fabric of the neighbourhood during the urban renewal measures of the 1960s and 1970s. The entire structure of the neighbourhood was altered due to the change in street patterns, and the widespread expropriations and demolitions which accompanied these changes.. LOWERTOWN WEST LOWERTOWN EAST SANDY HILL Figure 4 - Map from 1879 showing subject property and the lot divisions for the three neighbourhoods - Sandy Hill, Lowertown East and Lowertown West. (H. Belden & co.. Illustrated Historical Atlas Carleton County, including City of Ottawa (Toronto, 1879), p.11) On the South side of Rideau however, lies the former Besserer estate, a Crown grant to René- Leonard Besserer, which began to first be developed in the late 1830s. Initially, settlement of the area was somewhat slower than that of areas to the North and West, with large lots being used initially for agricultural purposes or for grand sub-urban villas. However, after Bytown was selected as the capital of the province of Canada, and even more so after Confederation, the current neighbourhood of Sandy Hill became quite attractive for the wealthy merchants and senior Robertson Martin Architects Page 15 of 37

17 civil servants newly settled in town. Thus, the construction of elaborate sub-urban residences bloomed in the area and Sandy Hill was established as an affluent neighbourhood. This situation continued until the early 20th century when the provision of more amenities helped turned the area from a suburb into a neighbourhood. This led to more institutions, commercial, religious and educational facilities being built in the neighbourhood but also to a change in its residential buildings. Thus, while single-family elaborate imposing residences were still being built for the well-to-do in the first two decades of the 20the century, smaller more vernacular dwellings were also starting to fill in the smaller empty lots. Further, apartment buildings and row houses were starting to be built, and some of the older villas began to be converted into either rooming houses, apartment buildings or institutions, mainly embassies or ambassador's residences. While relatively few pre-1878 residences remain today, this openness towards adaptive reuse has ensured that a large number of villas from the subsequent period, late 19th century and early 20th century survived to this day. After the First World War few grand residences were built in the area, but construction of both single family and apartment buildings continued until the mid 20th century, as did the construction of new institutional and commercial premises and the conversion of older villas. By the 1960s, the majority of the neighbourhood had been built, and while there have been a number of demolitions, new development and modernizations of existing buildings, a very high percentage of the original building stock of Sandy Hill has survived, and the area survived the urban renewal measures relatively unscathed. This makes the area a perfect example demonstrating the evolution of urban domestic architecture in the City and in central Canada from the mid 19th century to today Evolution of the subject site An aerial view of the area in the 1876 shows a number of properties already existed on the block between Rideau, Cobourg, Charlotte and Besserer. Subsequent fire insurance plans show an increasing number of properties on the same block, their number increasing significantly from the end of the 19th century to the early 1910s. In 1912 the block had been almost entirely built up. Aerial photos and topographic maps from the 1950s and 1960s show a relatively similar situation. In 1957, five of the eight buildings what were present in 1912 on the South side of Rideau still survive, and while all appear to have been modernized or altered in some way four of them bear a strong resemblance to the original ones. During the same period, the North side of Besserer appears almost entirely built. Robertson Martin Architects Page 16 of 37

18 By 1965 the building on the south-eastern corner of the lot was demolished and was being used as a parking lot for the building at 574 Rideau. During the 1970s, further modernization took place on the block, the most important taking place mid-block; four of the remaining historical properties being replaced with a new low-rise, modern building with a parking lot occupying the rest of the lot between Rideau. By the end of the 1990s however, the said building was demolished and the entire lot was being used as a parking. This situation remains unchanged to date. Similarly, on the South side of the block, the properties at the current 507 Besserer and 173 Cobourg were demolished sometime between the 1970s and early 1990s, and are being used mostly as a parking to date. Figure 5 - Fire insurance plan of 1912 showing existing buildings on subject property. Across the street in Lowertown East, almost half the opposite block (between Rideau, Charlotte, Torney and Cobourg) was demolished in the early 1960s and an apartment building was built on the site in the early 1970s. Further, Cobourg running South as well as the two streets to the West, Augusta and Chapel (running North), were change from thoroughfares to cul-de-sacs, thus severely altering circulation patterns. To the South however, with relatively few significant exceptions, the Sandy Hill historic area has remained relatively unchanged, maintaining, in large part, its low scale, residential atmosphere surrounded by abundant vegetation and mature trees. Robertson Martin Architects Page 17 of 37

19 Figure 6 - Aerial view of the city of Ottawa in 1876 showing subject property. (H. Brossius. Bird's eye view of the City of Ottawa, Province Canada, Ontario, 1876) 3.2 Existing conditions The subject property currently contains two detached buildings at 538 and 544 Rideau Street respectively. The property at 538 Rideau Street functioned as the Angelo Pizzeria until recently, while the one at 544 Rideau Street is home to an Indian restaurant 'Passage to India'. One of the properties is currently vacant and neither of them is very well maintained, The buildings have been heavily modified over time, but they appear to date back to the late 19 th century for the corner building and early 20 th century for the neighbouring building. Although a large part of the original design is currently obscured by some rather unfortunate modern additions, the two buildings still bear some elements of vernacular Victorian design. The two buildings hold no heritage designation on their own and will be demolished in order to accommodate the proposed development. The remainder of the site is empty and is used as a gravel parking lot. Robertson Martin Architects Page 18 of 37

20 Figure 7 - The existing properties at 538 and 544 Rideau. At 501 Besserer Street, there used to be a duplex residential dwelling, which is still shown on recent maps, however, this vacant building, owned by the Client, was demolished in early The City Council approved the demolition of the building for the purpose of redevelopment under the current proposal. It should be noted that a previous Site Plan Approval for the subject property, namely 501 Besserer Street (D ) and 546 Rideau Street (D ) was granted in November of 2005, and various extensions to approvals were granted by the Council, to permit the development of a four-storey, eight-unit apartment building along Besserer Street and a ninestorey, 122-unit apartment building along Rideau Street. Figure 8 - The former property at 501 Bessere Street (courtesy of Google Maps) Robertson Martin Architects Page 19 of 37

21 4. Statement of Significance 4.1 Heritage Conservation District Rideau Street, which separates the two neighbourhoods is characterized as a Traditional Main Street. While holding no special heritage designation on their own, Traditional Main Streets are characterized in the Official Plan as Set within a tightly knit urban fabric, with buildings that are often small-scale, with narrow frontages and set close to and addressing the street, resulting in a more pedestrian-oriented and transit friendly environment. (Section 3.6.3). As discussed in section 2.2, the Sandy Hill neighbourhood contains five smaller designated Heritage Conservation Districts and the western part of Lowertown also contains two HCDs, namely the Byward Market and Lowertown West HCDs. Lowertown East and the Eastern part of Rideau Street, where the subject property is situated, are not designated under heritage legislation. However, both Lowertown East and the larger Sandy Hill areas can be best understood as evolving cultural landscapes which contain highly significant heritage values. While located close to the Daly HCD, the subject property is not located de facto in any HCD. Further, while the Besserer Street lot is part of the Sandy Hill East historic area, this area does not currently hold official heritage designation and does not benefit from a Heritage Conservation District Plan. It has been proposed that the Sandy Hill East historic area be converted into a Heritage Character Area but this plan has not yet been implemented. Further, none of the five designated HCDs currently benefits from a Heritage Conservation District Plan. 4.2 Overall heritage value All of the above make the area in which the subject property is located a very complex one, with mixed designations under both the Official Plan, the Ontario Heritage Act as well as secondary plans such as the Upper Rideau Community Design Plan or the Sandy Hill Secondary Plan. On first impression, it would appear that despite this large number of applicable policies there is no strict heritage designation currently in place for the subject property. However, the subject area may be best understood as an evolving cultural landscape area, in which a number of layers of values intersect which should be respected and, as far as possible, preserved and enhanced: Historic, associative and social values - as an area closely connected to the early settlers and development of Bytown and Ottawa; Robertson Martin Architects Page 20 of 37

22 Architectural value - Sandy Hill is illustrative of residential architecture in Ottawa over the past century and a half; Economic and use values - connected for example with Rideau as a Traditional Main Street and thoroughfare; Intangible values embodied in the area - the so called Spirit of the Place. A few of these values are discussed in more detail below. 4.3 Historic value As described in section 3.1 the area of the proposed development has a rich history extending over a century and a half. The area is associated with the early development of Bytown and Ottawa, being situated on the boundary between the lower scale Lowertown East traditionally inhabited by lower-income residents and first generation immigrants, and the more affluent Sandy Hill, home to senior civil servants or well-to-do merchants. Most importantly, although the Sandy Hill area has evolved, it maintains a large number of its original building stock and its largely residential, low scale character. This character should be maintained, although it should not been understood as a means of stifling new development. Understood as a cultural landscape, the area has evolved organically based on changing needs and even responding to market pressures, and should continue to do so, while remaining thoughtful of the overall character of the surrounding area. Rideau Street initially helped connect the more affluent residential suburb of Sandy Hill to service and commercial areas such as Byward Market, Uptown with the Parliamentary Precinct or the industrial area around the Chaudieres. Later, the street became a Traditional Main Street of its own, offering commercial spaces and services as well as entertainment and functioning both as a community hub and as a gathering place. 4.4 Architectural value As mentioned above, the Sandy Hill neighbourhood is illustrative of residential architecture in Ottawa and Central Canada since the 1850s and should continue to do so, with successful examples of contemporary dwelling units built, for example on infill lots, enhancing the overall character of the area. While no one style can be seen as more prevalent than another in Sandy Hill, with few exceptions, the surviving original buildings constitute relevant examples of good quality architecture. Robertson Martin Architects Page 21 of 37

23 Particularly, the villas constructed for the upper and middle-upper class up to the 1920s constitute some of the best examples of architecture in Ottawa from that time period. Even the smaller, more vernacular single-family dwellings built on smaller or infill lots generally constitute successful vernacular interpretations of more formal period architecture. Similarly, the purpose-built mid-rise apartment buildings constructed in the early to mid 20 th century generally have a certain character to them, are sympathetic to the wider neighbourhood, and often borrow design elements or employ similar materials to the more imposing 19 th century villas. The two buildings on the corner of Rideau and Cobourg Street represent two such examples of vernacular interpretations of formal architecture. While they cannot be said as being the most interesting examples of their kind, particularly because of unfortunate modern modifications and their overall context of being situated near an otherwise vacant lot, they remain relevant examples of the evolution of Rideau Street and the Sandy Hill neighbourhood, as examples of a market driven, yet thoughtful intensification of the area in the early 20 th century. The two buildings' function as ethnic restaurants (Italian and Indian), as well as their scale, also tell the story of Rideau Street, as a traditional Main Street, with human scale buildings that generate interest and pedestrian traffic and more livable communities. These types of functions should be preserved. Further, while it may be more difficult (and perhaps even undesirable) to maintain the low scale (two-three storeys) of the buildings, their differences and storefront rhythm should be used as inspiration for new development. The blocks on Traditional Main Streets are generally finer grain, differentiated, non-monotonous, with frequent changes and breaks in the rhythm of the building façades which help create more interest. Across the street, in Lowertown East, many of the original buildings were demolished during the urban renewal of the 1960s and 1970s. Still, some pockets of the original building stock survive and although at a smaller, perhaps less imposing scale, these share many similarities with the building fabric in Sandy Hill. Wallis House, on the corner of Rideau and Charlotte, is perhaps the most imposing building in the nearby area. It was constructed between 1873 and 1875 as the Carleton Protestant General Hospital, the first modern hospital in Ottawa. The building was designed by Ottawa architect Robert Surtees in the Queen Anne style. It features an original t-shaped, three-storey brick structure with pedimented gable ends, decorative dormers and a wooden cornice. In , Montreal architect Alexander Hutchison designed a new wing, which joined the east façade of the building and extended north and south. This portion of the building, incorporated items such as shaped Robertson Martin Architects Page 22 of 37

24 gables, decorative brickwork and domed turrets and was altered during the Second World War with the addition of a third storey, a new projecting bay on its Rideau Street façade, and the removal of turrets and gables. The Wallis House has been a landmark in the community for over 140 years, and as such, its landmark status should be conserved, ensuring that, as much as possible, new development does not encroach on the focus placed on this building. Robertson Martin Architects Page 23 of 37

25 5. Description of the Proposed Development The proposal consists of constructing a mixed-use development comprising an eighteen-storey (58 m) high-rise section and a seven-storey (24 m) mid-rise section building along Rideau Street, with a four-storey (11.6 m) low-rise apartment along Besserer Street. A five-storey (18 m) podium would form the base of the building along Rideau and Cobourg Streets, and would contain commercial spaces on the first floor. Overall, the development would contain approximately 225 units, with more than half being one bedroom units, about 40% two bedroom units, and about 5% two bedroom stacked units, and roughly 1285 m 2 of retail space on the ground floor. The proposed building is set back 3 m from Cobourg Street and 1.7 m from Rideau Street at the street level. The building is set back an additional 3 m from Cobourg Street and an additional 1.77 m from Rideau Street above the podium. At the corner of Rideau and Cobourg Streets, the podium consists of heavily fenestrated brickwork to emphasize the building. Above the ground floor, which is heavily fenestrated, the mid-rise building contains a higher degree of brick punctuated with glass balconies and windows in an alternating grid-like pattern. Above the mid-rise portion s five-storey podium are two heavily fenestrated floors stepped back from Rideau Street and the rear of the building, with a setback of 7.75 m from the lot line. The high-rise tower is heavily fenestrated at the corner of Rideau- Cobourg and on the East and South façades, with the rest of the North and West façades containing significantly more brickwork. The low-rise building fronting on Besserer Street has its South façade similar to the grid-like brick-fenestration alteration as the mid-rise, only at a smaller scale. The development will be served by three floors of underground parking containing 264 parking spaces for residents, visitors and commercial users. The proposed development will also provide 210 bicycle parking spaces, 200 of which will be located underground. Vehicular access to the underground parking garage is proposed off Cobourg Street. Robertson Martin Architects Page 24 of 37

26 6. Impact of Proposed Development Our assessment attempts to identify the positive and negative impacts the proposed development may have on the heritage value of cultural heritage resources in the subject area. Assessment is made by measuring the impact of the proposed works on the significance and heritage attributes defined in the Uptown Rideau Community Design Plan (URCDP), Sandy Hill Secondary Plan (SHSP), Official Plan of the City of Ottawa (OP) and the Standards and Guidelines for the Conservation of Historic Places in Canada. Positive impacts of a development on cultural heritage resources districts typically include, but are not limited to: restoration of a building or structure, including replacement of missing attributes, restoration of an historic streetscape or enhancement of the quality of the place, adaptive re-use of a cultural heritage resource to ensure its ongoing viability, access to new sources of funds to allow for the ongoing protection and restoration of the cultural heritage resource. Negative impacts include, but are not limited to: Demolition of any, or part of any, heritage attributes or features, Alteration that is not sympathetic, or is incompatible, with the historic fabric and appearance of a building or structure, Shadows created that obscure heritage attributes or change the viability of the associated cultural heritage landscape, Isolation of a heritage resource or part thereof from its surrounding environment, context or a significant relationship, Obstruction of significant identified views or vistas within, from heritage conservation districts, Obstruction of significant identified views or vistas within or from individual cultural heritage resources, A change in land use where the change affects the property s cultural heritage value, Land disturbances such as a change in grade that alters soils, and drainage patterns that adversely affect a cultural heritage resource, Robertson Martin Architects Page 25 of 37

27 In instances where demolition is proposed, the CHIS will demonstrate that the rehabilitation and reuse of the property or structure is not physically viable. The present CHIS details the impact of the proposed development in two separate parts: the impact of the Rideau Street development - fronting on a Traditional Main Street, and the impact of the Besserer Street development, as part of the Sandy Hill East historic area, in close proximity to the Daly Avenue HCD. 6.1 Rideau Frontage: Positive impact: Overall, the development of the vacant lot on Rideau Street is seen as having a positive impact on the neighbouring community which suffers from the presence of vacant lots and a number of abandoned or neglected buildings. By providing a mix of residential and commercial uses, the site conforms to the typical character of a Traditional Main Street, where a diversity of uses is encouraged (including retail and service commercial uses, offices, residential and institutional uses). Moderate intensification is seen as appropriate for Rideau Street and desirable for the wellbeing of the neighbourhood and businesses on the street, is in line with the Official Plan, the Upper Rideau Community Design Plan as well as current trends in the housing industry. This is also consistent with the traditional evolution of the area as detailed in section 3.1. The ground floor of the proposed building would consist of a one-storey "podium" linking all the three parts of the building together, and providing commercial spaces towards Rideau Street. This function, together with the large windows of the ground floor are seen as both appropriate and welcome for the neighbouring community. The proposed design makes an effort to diversify the building façade by providing differences in height between the three building wings as well as by stepped setbacks. The design also creates a setback after the five-storey podium for the mid-rise building and tower on Rideau Street, which helps mitigate their perceived height. The design attempts to create a transition from the taller part of the building on Rideau Street to the smaller scale Besserer frontage. This is in line with the more low-scale aspect of Sandy Hill to the South of the subject property. Robertson Martin Architects Page 26 of 37

28 There is also an effort to create a plaza in front of the building, connecting it with the ground floor spaces and intended to create a more welcoming, pedestrian-friendly sidewalk. Enlargement of the plaza, to provide functional, usable space, and to relate to the Wallis House green space across the street, is encouraged Negative impact: The proposed development would entail demolishing the two buildings at the corner of Rideau and Cobourg, two examples of the Sandy Hill semi-vernacular architecture. Despite attempts at separating the new development into three buildings, at the street level the building façades create a rather monotonous, massive, one-block image, which is not consistent with typical frontage and storefront rhythms on Traditional Main Streets. The podium is also higher than what would be common for a Traditional Main Street. While the OP and URCDP allow for a maximum height of three to six storeys, it is desirable that this be achieved by varying the height within a block and creating a certain rhythm, not by building up to the maximum allowable height. Figure 9 - Minimum and maximum building heights in storeys in the Uptown Rideau area according to the URCDP. Subject property shown inside red border. The current design of the proposed development, through its proposed height and choice of materials and colours, is not seen as one that contributes significantly to enhancing the neighbouring historic area. The large tower, as well as the general mass of the proposed development detracts from the landmark focus of the Wallis House. The Official Plan as well as the other policies Robertson Martin Architects Page 27 of 37

29 applicable in the area support building heights up to six storeys high on Traditional Main Streets, with higher buildings only allowed when the buildings would constitute a gateway or are conforming to prevalent building heights in the area. The proposed development cannot be considered a gateway, as it is situated three blocks from the Cummings Bridge and five blocks away from the King Edward intersection, and would be hardly visible from either location. Higher buildings to date have only been constructed on the North side of Rideau Street, where the lots are somewhat larger as they used to hold some of the early industrial buildings in the area, and where the 1960s and 1970s expropriations have resulted in a significant loss of low scale residential buildings. This is not the case on the South side of Rideau Street where the neighboring Sandy Hill has maintained a very significant part of its original residential building stock. Not being located at a gateway, nor conforming to traditional building heights in the area, the proposed development does not seem to warrant either the increased height nor shifting the focus from a century old community landmark to a new one. Due to the height and mass of the proposed development, shadows would be created on Rideau Street, particularly during the colder months, thus deterring people from lingering in the area and making it less probable that the plaza in front of the building be successfully used by the community. Figure 10 - Part of Sun-Shadow study prepared by Rod Lahey Architects showing shadows during cold months (September to March) on Rideau Street. Further, the large landscaped area in front of the Wallis House helps enhance its landmark status and function as a gathering place, which is something the new development lacks. Robertson Martin Architects Page 28 of 37

30 The proposed plaza is seen as somewhat too small and lacking in the urban landscape elements (e.g. proper lighting, greenery, seating and urban art) necessary for creating a new community landmark. The proposed layout of the ground floor retail spaces do not appear to have the flexibility to house or promote small businesses but, rather, one or two large retail chains. Small shops with on-street entrances would be more consistent with the heritage character of the neighbourhood, would help generate interest of both residents and visitors and would help create a community hub. The subject property is located in an area of potential archaeological interest according to City of Ottawa documents (e.g. geoottawa map). Excavations for the construction of the proposed development have the potential of disturbing existing archaeological resources. 6.2 Besserer Frontage: Positive impact: Overall, the development of the vacant lot on Besserer Street is seen as having a positive impact on the neighbouring community. The part of the building fronting on Besserer Street is relatively well scaled compared to the adjacent built fabric. The setbacks and reduced building height help create a transition from the higher developments and busier street life on Rideau Street to the quieter Sandy Hill residential neighbourhood Negative impact: The northern part of the development is out of scale with the surrounding Sandy Hill lowrise residential area. Both the eight-storey mid-rise and the eighteen-storey tower will be clearly visible from Besserer and the Sandy Hill area, dwarfing the existing small-scale properties. There is the potential for vibrations from the drilling equipment employed for constructing the underground parking to disturb the footings of surrounding historic properties. Specific measures should be taken to limit vibrations and harmful excavation methods. Robertson Martin Architects Page 29 of 37

31 The subject property is located in an area of potential archaeological interest according to the City of Ottawa. Excavations for the construction of the proposed development have the potential of disturbing existing archaeological resources. 6.3 Conformity with the Standards and Guidelines Using the definitions of the Standards & Guidelines for the Conservation of Historic Places in Canada, the proposed conservation approach could be assessed as Rehabilitation in that the fabric of a historic area is adapted for a continuing or compatible contemporary use, while protecting its heritage value. However, applying the Standards and Guidelines generally requires a clear definition of the character-defining elements of a place. As the subject property is not situated in an area possessing a clear, official Conservation Plan or Statement of Significance, this makes applying the Standards and Guidelines challenging. Further, because the proposal entails demolishing two existing properties, which are estimated to be in salvageable condition, the proposed development can be seen as not conforming to a large part of the Standards. While these properties do not hold heritage designation on their own, nor are they part of the Sandy Hill East Conservation district, the buildings can be seen as relevant in the context of the wider cultural landscape area. On the whole however, the proposal consists of a new development on a mostly empty lot, which makes the Standards & Guidelines largely inapplicable to the subject property. Based on the above, the Consultants felt that an in-depth analysis of the Standards and Guidelines is not suitable for the subject proposal. The following represents a brief analysis of how the proposal conforms to the Standards and Guidelines based on the Heritage Character identified by the Consultants in Section 4 of this CHIS. The proposal is found as conforming to the Standards: 4, 5, 12. The proposal was found as partially conforming to the following Standards: 1, 2, 3, 7, 9. Standards seen as not applicable to the proposed development: 6, 8, 10. The proposal was found as not conforming to the following Standard 11: Conserve the heritage value and character-defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place. While the proposed development is seen as clearly distinguishable from the surrounding fabric, it cannot be seen as subordinate to the existing fabric.. Robertson Martin Architects Page 30 of 37

32 7. Alternatives and Mitigation Strategies A CHIS must assess alternative development options and mitigation measures in order to avoid or limit the negative impact on the heritage value of cultural heritage resources. Methods of minimizing or avoiding a negative impact on a cultural heritage resource(s) include but are not limited to: Alternative development approaches that result in compatible development and limit negative impacts, Separating development from significant cultural heritage resources to protect their heritage attributes including, but not limited to, their settings and identified views and vistas, Limiting height and density or locating higher/ denser portion of a development in an manner that respects the existing individual cultural heritage resources or the heritage conservation district, Including reversible interventions to cultural heritage resources. 7.1 Tower Height The Consultants advise that further consideration be given to the design of the high-rise tower at the corner of Rideau and Cobourg to mitigate the height of the tower and keep the focus on the podium and mid-rise building on Rideau Street. Further design consideration and material treatment of the tower, its parapet and its roofline to achieve a lighter visual presence is advised; large areas of glazed curtain wall, stucco and precast panels are discouraged and, instead, the use of finer grain materials, such as brick and stone, is encouraged. 7.2 Design and overall massing Further consideration ought to be given to the massing of the building, particularly the five-storey podium fronting on Rideau Street. While the current proposal attempts to separate the new development into three buildings, at the street level the building still presents a rather monotonous, massive presence, which is not consistent with heritage character and typical frontage on Traditional Main Streets. The podium façade would benefit from some more variation, and a different type of rhythm. The current grid-like pattern created by the large windows and balconies is not seen as the most appropriate rhythm for a Traditional Main Street façade. Instead, it is recommended that the façade use the configuration of other existing Main Streets for inspiration. For example, the façade could be divided into vertical strips, of varying widths, and Robertson Martin Architects Page 31 of 37

33 ideally of varying heights as well, to make the façade more interesting on the street level. These vertical strips can contain a secondary pattern; creating some sort of vertical elements is seen as highly desirable, as this would help break up the monotonous one-block image, by creating a more varied and dynamic appearance, more in keeping with the look and feel of Traditional Main Streets. Some variation in terms of building set back might also be desirable and help to create a more dynamic building façade. 7.3 Landscaping, public and open spaces The Consultants advise that further consideration be given to the landscaping of the open areas in front of the proposed development, particularly for the Rideau and Cobourg Streets. It is recommended that urban landscape elements be added such as proper lighting, greenery, seating and urban art in order to help turn the space into a welcoming community landmark. Most importantly, enlargement of the plaza, to provide welcoming, usable space, and to relate to the Wallis House across the street, is encouraged. 7.4 Traditional Main Street functions The Consultants encourage the retention of functions similar to the ones of the heritage buildings to be demolished for the ground floor commercial and retail spaces. In keeping with Traditional Main Streets, the Consultant further recommends that the commercial spaces at the ground level be designed in a manner less massive and homogenous and more in line with the traditional finer grain scale, materiality and rhythm aspects of Main Streets; in this way, they will offer flexibility to cater to both small and larger tenants, while still maintaining human scale, visual interest and a pedestrian friendly environment. This approach would help generate interest of both residents and visitors and would help create a community hub. Robertson Martin Architects Page 32 of 37

34 Figure 11 - Preston Street - an example of Traditional Main Street in Ottawa with pedestrian-friendly sidewalks and a variety of building functions and designs (Courtesy of Google Street View). 7.5 Impact on archaeological resources In order to mitigate potential impact on archaeological resources the Consultants recommend that a either a detailed Stage 1 archaeological assessment or a Stage 2 archaeological assessment be undertaken by a licensed archaeologist prior to the site development. Should deeply buried archaeological deposits be found during construction activities, the Ministry of Culture should be notified immediately. Further, should human remains be encountered during construction activities, both the Ministry of Culture and the Registrar or Deputy Registrar of the Cemeteries Regulation Unit of the Ministry of Small Business and Consumer Relations should be notified immediately. 7.6 Structural impact on neighbouring historic properties Excavations for the underground parking lot have the potential to produce vibrations, which can propagate to adjacent heritage buildings. Geotechnical investigations of the subject property by Patterson Group from March 2013 found that the soil consists of a crushed stone/asphalt surface followed by fill material overlying a native silty clay and glacial till layers. The fill extends to depths varying between 1.8 and 3.0 m, consisting of a silty, fine to medium sand with some gravel, brick fragments and/or concrete rubble and appears to be in a compact state. The silty clay appear to be in very stiff to stiff condition for the upper 7 m with the lower portion being of very stiff and firm consistency. The glacial till is estimated to be compact to dense. Bedrock was Robertson Martin Architects Page 33 of 37

35 encountered at a depth ranging between 19.8 to 21.8 m. The bedrock was found to consist of weathered black shale and testing values are indicative of bedrock of poor quality, of brittle and soft nature, which typically leads to a significant amount of mechanical breaks during coring activities. It is anticipated that the lowest underground parking level will be lower than surrounding neighbouring buildings, which are most likely founded over a shallow foundation. This may cause a lowering of the ground water table and significant dewatering of adjacent structures. A foundation waterproofing system and/or a watertight shoring system should be considered in order to mitigate this concern. In order to ensure minimal impact on adjacent heritage structures, the Consultants recommend that a geotechnical consultant be employed for the construction period to inspect the adjacent structures from a geotechnical perspective, supervise excavation and foundation operations and periodically observe subgrade conditions, unsupported excavation slopes, etc. Robertson Martin Architects Page 34 of 37

36 8. Conclusion Given that the subject property is not situated in a de facto heritage conservation district (as Sandy Hill contains five smaller designated Heritage Conservation Districts, none of which is applicable to the subject property) nor does it hold individual heritage designation, the main policies applicable to the development proposal are the Uptown Rideau Community Design Plan, the Sandy Hill Secondary Plan, the City of Ottawa Official Plan and the Provincial Policy Statement. The proposed option for the development at 560 Rideau is in partial conformity with these policies and with the requirements of the Standards & Guidelines for the Conservation of Historic Places in Canada. Overall, the Consultants view the proposed development on Rideau Street as largely a beneficial one for the neighbouring historic areas, by redeveloping a currently vacant lot and restoring the streetscape and thus revitalizing the area. The proposed plaza and commercial spaces at the ground level have the potential of creating lively, pedestrian-friendly spaces typical for Traditional Main Streets while providing a transition to the lower-scale residential neighbourhood to the South. Enlargement of the plaza, to provide welcoming, usable space, and to relate to the historic Wallis House across the street, is encouraged. The Consultant further recommends that the commercial spaces at the ground level be designed in a manner less massive and homogenous and more in line with the traditional finer grain scale, materiality and rhythm aspects of Main Streets; in this way, they will offer flexibility to cater to both small and larger tenants, while still maintaining visual interest and a pedestrian friendly environment. In addition to the above recommendations and to mitigate the height of the tower, further design consideration and material treatment of the tower, its parapet and its roofline to achieve a lighter visual presence is advised; large areas of glazed curtain wall, stucco and precast panels are discouraged and, instead, the use of finer grain materials, such as brick and stone, is encouraged. The proposed development on Besserer Street is generally seen as a beneficial one for the Sandy Hill East Conservation District, with ann adequate scale relative to the neighbouring low-scale residential buildings. The Consultants advise however that the height and mass of the development on Rideau Street may negatively impact the Sandy Hill East historic area and the Daly Avenue HCD and encourage further refinement and transition in the design of the Southern façade of the building to make it more compatible with the surrounding historic fabric. Robertson Martin Architects Page 35 of 37

37 Further, the Consultants advise that excavations for the proposed development have the potential for disturbing archaeological remains, which may be present on subject property, and that vibrations from the excavations may cause structural damage to the foundations of neighbouring historical buildings. Please do not hesitate to contact the undersigned should you have any questions or wish to discuss any aspect of this assessment. Robert Martin OAA, MRAIC, CAHP, LEED AP Robertson Martin Architects Page 36 of 37

38 9. Glossary Adversely impact A project has the potential to adversely impact the cultural heritage value of a project if it; requires the removal of heritage attributes, requires the destruction of a cultural heritage resource, obscures heritage attributes, is constructed in such a way that it does not respect the defined cultural heritage value of a resource. Built Heritage Includes buildings, structures and sites that contribute to an understanding of our heritage and are valued for their representation of that heritage. They may reveal architectural, cultural, or sociopolitical patterns of our history or may be associated with specific events or people who have shaped that history. Examples include buildings, groups of buildings, dams and bridges. Cultural Heritage Landscape Any geographic area that has been modified, influenced, or given special cultural meaning by people and that provides the contextual and spatial information necessary to preserve and interpret the understanding of important historical settings and changes to past patterns of land use. Examples include a burial ground, historical garden or a larger landscape reflecting human intervention. Preservation Preservation involves protecting, maintaining and stabilizing the existing form, material and integrity of an historic place or individual component, while protecting its heritage value. Rehabilitation Rehabilitation involves the sensitive adaptation of an historic place or individual component for a continuing or compatible contemporary use, while protecting its heritage value. Restoration Restoration involves accurately revealing, recovering or representing the state of an historic place or individual component as it appeared at a particular period in its history, while protecting its heritage value. Robertson Martin Architects Page 37 of 37

39 Cultural Heritage Impact Statement July 2013 Annex 1 Plans (Richcraft Group of Companies) Robertson Martin Architects

40 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 1-1

41 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 1-2

42 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 1-3

43 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 1-4

44 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 1-5

45 Cultural Heritage Impact Statement July 2013 Annex 2 Elevations and Sections (Richcraft Group of Companies) Robertson Martin Architects

46 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 2-1

47 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 2-2

48 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 2-3

49 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 2-4

50 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 2-5

51 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 2-6

52 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 2-7

53 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 2-8

54 Cultural Heritage Impact Statement July 2013 Robertson Martin Architects Annex 2-9

55 Cultural Heritage Impact Statement July 2013 Annex 3 Photographic Documentation Robertson Martin Architects

56 Cultural Heritage Impact Statement July 2013 Image 1: City Plan of the Sandy Hill East Heritage Conservation District and blow up of area adjacent to proposed building site. Purple shading indicates location of 538, 544, 560 Rideau Street & 501 Besserer Street in relation to the Heritage District. Robertson Martin Architects Annex 3-1

57 Cultural Heritage Impact Statement July 2013 Image 2: City Zoning map of the subject properties and the surrounding buildings, with lot lines. Proposed building site at 538, 544, 560 Rideau Street & 501 Besserer Street indicated within the shaded area. Areas of orange fill indicate Heritage buildings and districts. Photo 1: Aerial view of the subject properties and the surrounding buildings. Proposed building site at 538, 544, 560 Rideau Street & 501 Besserer Street indicated within the shaded blue area. Orange shade indicates Heritage District or Heritage Designated building. Robertson Martin Architects Annex 3-2

58 Cultural Heritage Impact Statement July 2013 Photo 2: Aerial view from the south of the subject properties and the surrounding buildings. Purple shading denotes the location of the proposed building site. Photo 3: Aerial view from the east of the subject properties and the surrounding buildings. Purple shading denotes the location of the proposed building site. Robertson Martin Architects Annex 3-3

59 Cultural Heritage Impact Statement July 2013 Photo 4: Aerial view from the north of the subject properties and the surrounding buildings. Purple shading denotes the location of the proposed building site. Photo 5: Aerial view from the west of the subject properties and the surrounding buildings. Purple shading denotes the location of the proposed building site. Robertson Martin Architects Annex 3-4

60 Cultural Heritage Impact Statement July 2013 Photo 6: View of portion of subject properties from north side of Rideau Street, with 574 Rideau Street façade abutting site. Photo 7: View of portion of subject properties from north side of Rideau Street, with rear of properties on Besserer Street. Photo 8: View of portion of subject properties from north side of Rideau Street towards 501 Besserer Street section of the site. Photo 9: View of portion of subject properties from north side of Rideau Street, with Rideau Street to be demolished. Photo 10: Besserer and Cobourg Street view toward portion of subject property at 501 Besserer Street. Photo 11: Portion of subject property at 501 Besserer Street, view back towards Rideau Street. Robertson Martin Architects Annex 3-5

61 Cultural Heritage Impact Statement July 2013 Photo 12: Rideau at Cobourg, view west on Rideau Street. Photo 13: Rideau at Cobourg, view north on Cobourg Street. Photo 14: Rideau at Cobourg, view east on Rideau Street towards buildings across from subject properties. Photo 15: Rideau at Cobourg, view east on Rideau Street to subject properties, with Rideau Street to be demolished. Photos 16: Rideau at Charlotte, view east on Rideau Street towards vacant lot at 588, 592 Rideau Street and 165 Charlotte Street.. Photos 17: Charlotte Street, view east towards Rideau Street across vacant lot at 588, 592 Rideau Street and 165 Charlotte Street. Robertson Martin Architects Annex 3-6

62 Cultural Heritage Impact Statement July 2013 Photo 18: Rideau at Charlotte, view west on Rideau Street towards subject properties. Photo 19: 574 Rideau Street at Charlotte Street, building adjacent to subject properties. Photo 20: 589 Rideau Street at Charlotte Street, Wallis House an Individually Designated Building under Part IV OHA. Photo 21: View west across vacant lot at 588, 592 Rideau Street and 165 Charlotte Street (across from Wallis House) towards subject properties. Photo 22: 589 Rideau Street, Wallis House an Individually Designated Building under Part IV OHA, Rideau Street façade. Photo 23: 589 Rideau Street, Wallis House an Individually Designated Building under Part IV OHA, Charlotte Street façade. Robertson Martin Architects Annex 3-7

63 Cultural Heritage Impact Statement July 2013 Photo 24: 160 Charlotte Street and parking lot across from subject properties. Photo 25: 541 Rideau Street across from subject properties. Photo 26: 574 Rideau Street at Charlotte Street, with façade abutting subject properties. Photo 27: Rideau Street portion of subject properties, to be demolished. View down Cobourg Street blocked off at Besserer Street beyond. Photo 28: 173 Cobourg Street, Category 2 evaluated building, abutting subject properties on two sides. Photo 29: 173 Cobourg Street, abutting subject properties. Robertson Martin Architects Annex 3-8

64 Cultural Heritage Impact Statement July 2013 Photo 30: 178 Cobourg/481 Besserer Street. Category 4 evaluated building within the Daly Heritage Conservation District. Photo 31: 174 Cobourg Street, outside of the Daly Heritage Conservation District. Photo 32: 174 Cobourg Street, directly across from the Cobourg Street section of the subject properties. Photo 33: 530 Rideau Street, Cobourg elevation, directly across from the Cobourg Street section of the subject properties. Photo 34: 173 Cobourg Street, abutting subject properties, Besserer Street elevation and rear parking. Photo 35: 505 and 507 Besserer Street, abutting subject properties. Robertson Martin Architects Annex 3-9

65 Cultural Heritage Impact Statement July 2013 Photo 36: 517 Besserer Street and parking, abutting subject properties. Photo 37: Rear parking behind 574 Rideau Street at Charlotte Street, abutting subject properties. Photo 38: Besserer Street, 524 end, Category 2 evaluated building. Photo 39: Besserer Street, 512 end, Category 2 evaluated building. Photo 40: 510 Besserer Street, Category 2 evaluated building. Photo 41: 508 Besserer Street and 506 Besserer Street (Category 2 evaluated building). Robertson Martin Architects Annex 3-10

66 Cultural Heritage Impact Statement July 2013 Photo 42: 504 Besserer Street (Category 3 evaluated building). and 502 Besserer Street (Category 3 evaluated building). Photo 43: 500 Besserer Street and 494 Besserer Street. Photo 44: 199 Cobourg Street, Besserer Street façade (Category 3 evaluated building). Photo 45: 199 Cobourg Street (Category 3 evaluated building), view south down Cobourg Street. Photo 46: Besserer at Cobourg, view west into the Daly Heritage Conservation District. Photo 47: 464 Besserer Street, Category 1 evaluated building. Robertson Martin Architects Annex 3-11

67 Cultural Heritage Impact Statement July 2013 Photo 48: Besserer Street view Cobourg Street and towards subject properties. Photo 49: Cobourg Street, Category 2 evaluated buildings, within the Daly HCD. Photo 50: 201 Cobourg Street, Category 2 evaluated buildings. Photo 51: 385 Daly Street at Cobourg, Category 2 evaluated building. View down Daly Street to northeast. Photo 52: Daly Street at Cobourg, Category 1 evaluated buildings. Photo 53: Cobourg at Daly Street view north toward Rideau Street. Robertson Martin Architects Annex 3-12

68 Cultural Heritage Impact Statement July 2013 Photo 54: 391 and 395 Daly Street, view north towards Rideau Street. Photo 55: 401 and 411 Daly Street, view north towards Rideau Street. Photo 52: Building on east side of Charlotte Street, view north towards Wallis House. Robertson Martin Architects Annex 3-13