COMMONWEALTH HISTORIC RESOURCE MANAGEMENT

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1 Appendix D: Cultural Heritage Impact Statement Greystone Village Mixed Use Development Block 26, 4M-1596 Greystone Village 10 Oblats Avenue Ottawa, Ontario. Prepared by: COMMONWEALTH HISTORIC RESOURCE MANAGEMENT Prepared for: GREYSTONE VILLAGE INC. January 2018

2 Cover Image: Source: Hobin Architecture January COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 2

3 Table of Contents 1.0 INTRODUCTION Owner and Contact Information Concise Description of Context Relevant Information from Council Approved Documents - Official Plan DESCRIPTION OF PROPOSED DEVELOPMENT Introduction Description of the Proposed Mixed Use Development Building 2A & 2B IMPACT OF PROPOSED DEVELOPMENT Development Proposal Phase 2: Greystone Village Mixed Use Development General Standards for Preservation, Rehabilitation and Restoration Preservation Impacts of Phase 2 Greystone Village Mixed Use Development ALTERNATIVES AND MITIGATION STRATEGIES Alternatives Mitigation measures include: Conclusions: BIBLIOGRAPHY / PEOPLE CONTACTED Bibliography AUTHORS QUALIFICATIONS COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 3

4 1.0 INTRODUCTION This Appendix D to the Cultural Heritage Impact Statement (CHIS) evaluates Block 26 on registered subdivision plan 4M-1596, within Phase 2 of the redevelopment of the Oblate Lands located at 10 Oblats Avenue in the Old Ottawa East neighbourhood. This report evaluates the impact of the proposed development in a manner that is consistent with the City of Ottawa Official Plan Section 4.6. It should be read in conjunction with the CHIS submitted in September 2015 along with Appendix A: Block 45 The Terraces at Greystone; Appendix B: Block 49 The North Shore; and Appendix C: Block 31 Greystone Village Retirement Residences. The Phase 2 development and associated lands are located adjacent to the Deschâtelets Building, which was constructed in 1885 for the Oblates of Mary Immaculate. The Deschâtelets Building and the associated cultural landscape are designated under Part IV of the Ontario Heritage Act (OHA). The following documents were used in the preparation of this addendum to the report: Perspective Views January 30, 2018, Hobin Architecture; Site Plan, 2A 2B Mixed Use Building, December 1, 2017; Landscape Plan 2A 2B, January 10, 2018, CSW; Architectural Plans, and Elevations January Hobin Architecture; and, Urban Design Review Panel Recommendations. October 5, Owner and Contact Information Address: 10 Oblats Avenue, Greystone Village, Ottawa ON K4A 2N9 Current Owner: Greystone Village Inc., 1737 Woodward Drive, Ottawa, ON, K2C 0P9 T: Contact: Erin O Connor, MCIP, RPP, Manager, Land Development eoconnor@regionalgroup.com 1.3 Concise Description of Context The site (Block 26 Building 2A & 2B) is located on the northern edge of the property, bound by Oblats Avenue to the north, Main Street to the west, the Grand Allée to the south and Deschâtelets Avenue to the east. The municipal address is 10 Oblats Avenue. Future development is proposed to the east. The remaining area of this property is designated as Mixed Use-Medium Residential. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 4

5 Figure 1: Block plan of the proposed Greystone Village Mixed Use Development Building 2A 2B. Source: Hobin Architecture October Relevant Information from Council Approved Documents - Official Plan The City of Ottawa includes provisions for Cultural Heritage Resources in Section 4.6 of the Official Plan. Section addresses the requirements for a CHIS when development has the potential to affect heritage resources contained within the development site that are designated under Parts IV of the OHA The Grand Allée extending from the Deschâtelets Building to Main Street is the primary heritage resource that is adjacent to this development site. City of Ottawa Official Plan (As amended by OPA 150, 2013) Schedule B of the Official Plan Old Ottawa East Secondary Plan and Community Design Plan Traditional Mainstreet designation of the Secondary Plan applies generally to a 40 metre depth of Block 26 from Main Street. The remainder of the Subject Site is subject to the Mixed-Use Medium-Rise designation of the Secondary Plan with a nine storey maximum building height. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 5

6 Figure 2: Old Ottawa East Secondary Plan Schedule A Land Use. Site arrowed. Source: City of Ottawa Urban Design Guidelines for Traditional Mainstreet and Mixed-Use Medium-Rise. The subject property is designated Traditional Mainstreet and Mixed-Use Medium-Rise as per Schedule B of the Official Plan. These designations are expected to offer some of the most significant opportunities for intensification in the City of Ottawa through compact forms of development and a pedestrian friendly environment. Redevelopment and infill will be encouraged in a building format that encloses and defines the street edge and provides direct pedestrian access to the sidewalk. The building heights in the six (6) storey range are generally supported along Traditional Mainstreet sites with a minimum height of two (2) storeys. The remainder of the subject property is designated Mixed-Use Medium-Rise and is subject to a maximum height of nine (9) storeys. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 6

7 Site Development History and Chronology See Cultural Heritage Impact Statement submitted in September Statement of Cultural Heritage Value or Interest See Cultural Heritage Impact Statement submitted in September DESCRIPTION OF PROPOSED DEVELOPMENT 2.1 Introduction The proposed Mixed Use Development is the first to occur adjacent to the Grand Allée, a designated landscape associated with the Deschâtelets Building. 2.2 Description of the Proposed Mixed Use Development Building 2A & 2B Greystone Village Inc. in collaboration with Hobin Architecture is looking to build two (2) rental buildings on the site: Building 2A - A six (6) storey mixed use building at the corner of Main Street and Oblats Avenue with ground floor retail with storefronts along Main Street as well as the Grand-Allée linear urban park. This six storey building on the western edge of the site will be referred to as Building 2A in this report. It will include 8 commercial units and 125 residential units that will range from bachelor units to two-bedroom units. The building will have a variety of amenity spaces. The rooftop will house a large landscaped outdoor terrace. The building layout of the upper five (5) floors will create a sheltered courtyard that will also be used as a landscaped terrace. Residents will also have access to the Grand-Allée linear park directly abutting the building; and, Building 2B - The second building, a nine (9) storey rental building along the eastern boundary of this site will be referred to as Building 2B. This building will consist of 119 units, many with views to the Rideau River. The units in this building will range from one (1) bedroom units to three (3) bedroom units. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 7

8 . Figure 3: Rendered perspective view looking east along Oblats Avenue from Main Street. Building 2A is in the foreground and 2B in the background. Source: Hobin Architecture January Figure 4: Rendered perspective view of Building 2A adjacent to the Grand Allée and Main Street. Building 2B is to the left. Source: Hobin Architecture January Design Statement Massing & Orientation: The site massing was built-up by prioritizing a variety of concepts. The first was to create two buildings rather than one. Rather than following the main street rational to the letter, the permitted mass was broken into two pieces with two different identities. Within the Traditional Maintreet designation, Building 2A mass is expected to reach four (4) storeys before stepping back - however, in order to better relate to the surrounding neighbourhood context, the step back on the mass fronting Main Street was lowered to a double-height ground floor space. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 8

9 This results in a more human scaled and pedestrian-friendly environment. The design of the base is intended to ground the building and the use of natural stone piers sets up a cadence along Main Street containing the main entrance to an expected grocery store as well as a variety of smaller retail shops. Large spans of glass are set back and fill the gaps between the piers further animating the streetscape to complete the overall composition of the street. Figure 5: Perspective view looking west along the Grand Allée to Main Street. Building 2B is in the foreground. Source: Hobin Architecture January 30, Building 2B, located within the Mixed Use Medium Rise designation, was conceived by removing a part of the permitted massing from the center and placing it atop. This provides a similar permitted density but allows pedestrians to move through the site. This also prevents the development from becoming one giant mass. Five (5) lay-by parking spaces are provided along Oblats Avenue, as well as the twenty-six (26) parking spaces between the two buildings allows parking to be strategically placed to serve the retail along Main Street and the Grand-Allée, as well as providing visitor parking and deliveries. Having the parking tucked within the site creates pedestrian-friendly sidewalks that will be built on private property in order to create a wider street. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 9

10 Figure 6: South elevation of buildings 2A and 2B illustrating the massing adjacent to the Grand Allée. Source: Hobin Architecture January An important design consideration for both buildings is connectivity to the site and context. Having the extra height on building 2B allows this building to have better views of the Rideau River to the east. With the same intent, portions of the allowable massing on building 2A, fronting onto the Grand Allée, were omitted to create a partially enclosed courtyard above the ground floor level that provides a variety of private outdoor amenity spaces. This maximizes the number of units with access to outdoor amenity spaces. Both Building 2A and 2B were set back further than required along the edge of the Grand-Allée to avoid the critical root zone of the mature trees which are a character defining feature of the designated landscape. The allée of trees anchor the site s historical importance as well as provide a rich green edge along the Grand-Allée providing a green canopy sheltering the sidewalks and patios. Aesthetically, these buildings are meant to both celebrate and contrast the materials on site. Both buildings incorporate natural stone that mirror that of the Deschâtelets building. Building 2B, which is in the inner part of the site, uses more traditional materials echoing the historical palette of the site while incorporating more contemporary design elements. Figure 7: North elevation of building 2A and 2B fronting on Oblats Avenue. Source: Hobin Architecture January COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 10

11 Figure 8: Landscape plan of the proposed development. Source: CSW January IMPACT OF PROPOSED DEVELOPMENT 3.1 Development Proposal Phase 2: Greystone Village Mixed Use Development This section addresses the impacts the development proposal will have on the cultural heritage values of the Deschâtelets Building and associated landscape. The designation applies to the landscape in the forecourt of the Deschâtelets Building extending to Main Street including the tree lined Allée extending from Main Street to the principal entrance, the semi-circular forecourt to the building and remnants of the Allée des Ormes to the south and west of the building. The designation includes the footprint of the Deschâtelets Building excluding the east wing. The cultural heritage attributes of the property are outlined in the CHIS September Impacts both positive and negative on the cultural values of the heritage resources are outlined below. The impacts are assessed based on the Standards and Guidelines for the Conservation of Historic Places in Canada Second Edition The comments from the Urban Design Review Panel were also used to assess impact and are discussed below. Discussion: Guidelines for Cultural Landscapes The designation of the site under Part IV of the OHA includes the cultural landscape which is defined as any geographical area that has been, influenced or given special cultural meaning by people, and that COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 11

12 has been formally recognized for its heritage value. Cultural landscapes are often dynamic, living entities that continually change because of natural and human-influenced social, economic and cultural processes. 3.2 General Standards for Preservation, Rehabilitation and Restoration Preservation 1. Conserve the heritage value of a historic place. Do not remove, replace or substantially alter its intact or repairable character-defining elements. Discussion: The views to the Deschâtelets building from Main Street are not impacted. Conserve changes to a historic place that, over time, have become character-defining elements in their own right. Discussion: The concept plan is based on the evolved cultural landscape that presently exists and no changes to character-defining elements are proposed. Additional Standards Relating to Rehabilitation 13. 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. Discussion: The development concept conserves the heritage value of character-defining features by making the new work subordinate to and distinguishable from the Deschâtelets Building. The proposed buildings are visually compatible with differing architectural expression, massing, and materiality brick, and stone. Cultural Landscape Guidelines Visual Relationships, Additions or Alterations to a Cultural landscape 15. Designing a new feature when required by a new use that respects the historic visual relationships in the cultural landscape. This can include matching established proportions and densities, such as maintaining the overall ratio of open space to building mass in an urban heritage district when designing an infill building. Discussion: The proposed massing and separation of the two buildings respects the character defining view plane from Main Street to the Deschâtelets Building and maintains the predominance of the heritage building as a focal point in views to the building from the west. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 12

13 Figure 9: Perspective view looking north between Buildings 2A and 2B Mixed Use Development at Greystone Village. Source: Hobin Architecture January Built Features Additions or Alterations to a Cultural landscape 15. Designing a new built feature, when required by a new use, to be compatible with the heritage value of the cultural landscape. Discussion: The proposed buildings are compatible with the cultural landscape. Building 2A is clad with a more traditional main street palate incorporating brick and to a lesser extent stone. The materiality of building 2A transitions to predominantly stone palate on building 2B, which is compatible with the stone Deschâtelets building. Comments Ottawa Urban Design Review Panel The proposed Mixed Use Development was reviewed by the Ottawa Urban Design Review Panel in October The panel s comments focus on the urban design elements of the project which overlap with integration of heritage elements and include: General Comments The Panel is thankful to be involved in this phase of the development proposal of the Oblates Lands, and is confident that this proposal is further testament to the success of the master planning initiative for this important city building project. The Panel views the architectural expression and the general relationship between the proposed buildings and the Grand Allée quite favourably. While the Panel acknowledges that surface parking creates a difficult design challenge, the Panel is confident that through appropriate screening and surface treatment, minimizing of blank walls, and effective use of ground level retail, a successfully integrated relationship between this area and the Grand Allée is achievable. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 13

14 Grand Allée and Deschâtelets Building The Panel encourages more analysis to study the impact of the proposed height of Building 2B, in order to ensure a respectful relationship between this building and the Deschâtelets heritage building, as viewed from various locations within the public realm. Discussion: Views of Building 2B from the forecourt of the Deschâtelets Building will be obscured by the radial townhouses that are proposed on the edge of the forecourt. The height of building 2B has minimal impact on the Deschâtelets Building. It is the opinion of the Panel that the proposed separation between Buildings 2A and 2B is appropriate; however the relationship between the surface parking and the Grand Allée requires improvement. The parking area requires screening so as to not detract from the Grand Allée, and a landscaped surface treatment is necessary to create a courtyard space that encourages safe pedestrian use. Discussion: The issue has been resolved with the addition of screening between the parking area and the Grand Allée. Blank walls and treatments fronting the parking area need to be explored to reduce the negative visual impact of the surface parking area. Discussion: The issue has been resolved both walls facing the parking area are well detailed architecturally. Architectural Expression and Sustainability The Panel supports the different expressions of the two buildings addressing both Main Street and the Grand Allée. The notable differential between the of the façades of Building 2A facing Main Street compared to the Grand Allée façade is particularly well received. The Panel recommends introducing wrap around treatments for both buildings where they face the surface parking area, in order to assist in the establishment of a piazza, or courtyard. Discussion: The issue has been resolved with wrap around architectural treatments on the facades overlooking the parking area. Consider further enhancement of a greening strategy on the buildings, which could include climbing plants and landscaping on rooftops. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 14

15 Figure 10: View of the surface parking area between buildings 2A and 2B. The facades facing the parking area are well detailed and a landscape area with trees is located adjacent to the walkway to mitigate views from the Grand Allée into the parking area. Source: Hobin Architecture January Impacts of Phase 2 Greystone Village Mixed Use Development Positive impacts of the development on the Heritage Character of the area include: The development is visually compatible with, yet distinguishable, from the surrounding area. A reasonable balance has been struck between mere imitation of the existing form and pointed contrast, thus complimenting, and respecting the heritage character of the area. The brick material palate of the traditional main street on building 2A has been extended into the site transitioning to a stone palate on building 2B that is more compatible with the Deschâtelets Building. The design of the development draws a distinction between what is historic and what is new while respecting the heritage character of the Deschâtelets Building and the designated landscape. The development is compatible in terms of the streetscape, exterior form of the buildings, its setting, and heritage character of the area. Adverse impacts of the development proposal include, but are not limited to: The development obscures character-defining materials, forms, uses, and spatial configurations and has an impact on the heritage character of the area (cultural landscape); The density of the development will reduce the perception of open, green space throughout the 10.8 hectare property; COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 15

16 4.0 ALTERNATIVES AND MITIGATION STRATEGIES Commonwealth has reviewed the plans to ensure that the development is compatible with the designated heritage building and associated cultural landscape as well as heritage character of the surrounding area. As the site is developed, each development block will be subject to further consultation with the local community and the City of Ottawa. A CHIS will be developed for each of the development blocks as part of a site plan control application at which time alternatives and mitigation measures will be identified for consideration. The impact of the proposed height of Building 2B was assessed, in order to ensure a respectful relationship between this building and the Deschâtelets heritage building, as viewed from various locations within the public realm. The radial townhouses although not historic will be distinguishing attributes in the cultural landscape and will be an important part of protecting the landscape setting in front of the Deschâtelets Building. Figure 11: Perspective view from the forecourt to Building 2B in the background above the roofline of the proposed radial townhouses on the edge of the forecourt to the Deschâtelets Building. Source: Hobin Architecture Alternatives None identified. 4.2 Mitigation measures include: The development of interpretive nodes within the public realm at key locations where the history of the site will be interpreted. The concept of historic interpretation panels strategically located throughout the property was part of the original landscape treatment. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 16

17 4.3 Conclusions: The Greystone Village Mixed Use Development is an appropriate fit and respects the designated cultural landscape. The site, which can be characterized as a continually evolving and dynamic cultural landscape where the earlier residential, and institutional uses (including the St. Paul University) and associated cultural practices are still in force guiding future change. The proposed development surrounding the Deschâtelets Building is still in development and will need further review as this is one of the most sensitive areas within the designated cultural landscape. 5.0 BIBLIOGRAPHY / PEOPLE CONTACTED Bibliography Guidelines for the Conservation of Historic Places in Canada, Parks Canada Edition List of People Contacted Sally Coutts, Heritage Planner, Planning and Growth Management Department, City of Ottawa 6.0 AUTHORS QUALIFICATIONS Commonwealth Resource Management is an integrated consulting and management firm that offers a full range of professional services related to conservation, planning, research, design, and interpretation for historical and cultural resources. A key focus of the practice is planning and development for heritage resources. The firm was incorporated in John J. Stewart, B.L.A., O.A.L.A., C.S.L.A., CAHP, a principal of Commonwealth is a specialist in the planning and design of cultural resources, building conservation, and commercial area revitalization. A graduate of the University of Guelph, he received additional training at Cornell University (USA) and Oxford University (UK) and holds a diploma in the Conservation of Monuments from Parks Canada, where he worked as Head, Restoration Services Landscape Section. Before Commonwealth s formation, Stewart served for four years as the first director of Heritage Canada s Main Street Program. Stewart is a founding member of the Canadian Association of Heritage Professionals. He has served as the Canadian representative of the Historic Landscapes and Gardens Committee of ICOMOS and the COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 17

18 International Federation of Landscape Architects. Stewart is a panel member with the Ottawa Urban Design Review Panel and a board member of Algonquin College Heritage Carpentry Program. COMMONWEALTH HISTORIC RESOURCE MANAGEMENT 18