93
CULTURAL
HERITAGE IMPACT STATEMENT
FINAL
DRAFT – 28 November 2007
Project: Mixed Use Development, Bank St. at
Gladstone/McLeod, Centretown Heritage Conservation District
Property Address: 453 Bank Street, Ottawa,
ON
Product: Cultural Heritage Impact Statement
for Municipal Review
Authors: Julie Harris, Contentworks Inc.,
with Mark T. Brandt, Senior Conservation Architect, Mark Thompson Brandt Architect & Associates (MTBA)
Client: Urban Capital (Gladstone) Inc.
Design Firm: CORE Architects
Planner: Natalie Hughes, FoTenn Consultants
Date: 28 November 2007
_____________________________________________________________________
Contents
1 Introduction..................................................................................................................... 1
2 Property Description........................................................................................................ 1
3 Surroundings.................................................................................................................. 2
4 Heritage Status of the Property......................................................................................... 2
5 Description of the Proposed Development.......................................................................... 4
6 Evaluation of the Impact of the Proposed Development on
Heritage Resources..................... 6
7 Conclusion..................................................................................................................... 9
8 Images......................................................................................................................... 11
Appendix
A: Guidelines Analysis........................................................................................... 18
Appendix
B: Statement of Heritage Character......................................................................... 24
1 Introduction
This
Cultural Heritage Impact Statement has been requested by the City of Ottawa to
evaluate a proposed development at the corner of
Bank Street and Gladstone Avenue in the Centretown Heritage Conservation
District. The proponents are Urban Capital (Gladstone) Inc. and the architects
are CORE Architects. The proposed development site is located in the City of
Ottawa’s Centretown Heritage Conservation District.
The Cultural Heritage Impact Statement is intended to answer the question: Will the proposed development be consistent with the objectives (strengthening cultural heritage value and following relevant guidelines) for the Centretown Heritage Conservation District.
This Cultural Heritage Impact Statement includes: a description of the property, its surroundings and the proposed development; an evaluation of the expected impacts on the District’s streetscapes, on the Metropolitan Bible Church as a discrete contributing cultural heritage resource, and on the Bank and Gladstone node; options for mitigation to reduce the impact upon the heritage resource; and a conclusion. The evaluation is supported in the report by a description of the extent to which the development is consistent with the District’s relevant Guidelines. These Guidelines include commercial and mixed-use infill guidelines and residential infill guidelines from the 1996-97 Conservation District Study approved by Ottawa City Council in 1997 and the infill guidelines for heritage districts in the City’s Official Plan. The supporting documentation, Infill Guidelines Analysis, is attached as Appendix A. The District’s Statement of Cultural Heritage Value from the 1997 Conservation District Study is attached as Appendix B.
2 Property Description
The subject property (Figure 1 and Figure 2) is located at 453 Bank Street and 343 McLeod Street on the southeast corner of Bank Street and Gladstone Avenue in the Centretown Heritage Conservation District[1]. The property covers approximately one third of a city block, including the full frontage of Bank between Gladstone Avenue (on the north) and McLeod Street (on the south). It is of irregular shape, with a ~100º angle on the Bank and Gladstone corner. The lots are currently occupied by surface parking (about 2/3 of the property) and by two structures: a church (453 Bank Street, c 1934-36[2] with additions dating from c 1967[3]), and a house (343 McLeod Street) constructed at some time between 1911 and 1922 (Figure 3).[4] The original façade of the church (Figure 4) will be retained in the proposed development.
3 Surroundings
The development is to be located on an important intersection (Bank Street and Gladstone Avenue) in a part of the Heritage Conservation District that historically served as a transition area between the more strictly residential and commercial streets north of Gladstone and the industrial and more mixed-use areas south of Gladstone, that were oriented towards activities along the railway laid out in 1882 along the corridor currently occupied by the Queensway. The corner is currently under-utilized and visually unappealing (Figure 3). The northwest corner opposite the site is occupied by a turn-of-the-century three-storey heritage building (Don Alfonso Restaurant, 430 Bank Street, Figure 5). The building’s exterior requires maintenance and its heritage features are obscured by paint, broad signage, deteriorating roof shingles and aluminum storm windows. The southwest corner, immediately west of the subject property, is occupied by a gas station and car wash. The northeast corner is occupied by a one-storey 1960s building, originally used as a bank. The proposed development will cover the southeast corner, which is currently used for surface parking.
Immediately south of the property, across
McLeod Street, is a surface parking lot occupying the site of a church
demolished in the late 1960s.[5]
Immediately east, the city block shared by the subject property consists of a
mix of mid-rise offices, apartments and early 20th-century
residences, including the well-appointed Tudor Revival offices (1890s) and
chapel (1930s) of the Hulse, Playfair & McGarry Funeral Home, across from a
new 9-storey condominium apartment building at McLeod and O’Connor. Immediately
north is Gladstone Avenue. On the north side of Gladstone are found apartment
buildings of varying heights – the highest of which is nine storeys – and
parking areas, with most of the buildings oriented away from Gladstone Avenue
(Figure 6). The south side of Gladstone includes parking lots, modern four- and
nine-storey apartment blocks, and the funeral home discussed above (Figure 7).
Streetscapes within a block of the proposed development contain examples of buildings and rows of buildings that are identified as contributing heritage resources in the Centretown Heritage Conservation District. These buildings include: two- , three- and four-storey commercial/residential structures located on the west side and east sides of Bank Street north of Gladstone (Figure 8); the Salvation Army Citadel Church (1911) at 391 Gladstone, west of Bank, and adjacent buildings (Figure 5); and the Hulse, Playfair & McGarry Funeral Home located further east along McLeod Street.
4 Heritage Status of the Property
The property at 453 Bank Street is located within the Centretown Heritage Conservation District designated in accordance with Part V[6] of the Ontario Heritage Act in 1997 (see Appendix B). A Heritage Conservation District Study with management guidelines was prepared in 1996-97 by Julian Smith & Associates.[7] The Study demonstrated that the area identified within the boundaries of the District was significant for historical, architectural and environmental reasons. The Study also showed that the area had a “high concentration of residential and commercial buildings from the 1890-1914 period, with an additional important layer from the 1914-1948 intensification period.” Approximately 80% of the buildings, at the time of the District Study, “were four storeys or less in height, and set on narrow lots. They were richly detailed in brick, wood and sheet metal…” The Study pointed to an “instability” resulting from medium- and high-rise development in the area. In creating the Centretown Heritage Conservation District through by-law in 1997, the City of Ottawa also approved a set of guidelines that were intended to strengthen the District’s cultural heritage value over time.
The property’s Official Plan Designation is “Traditional Main Street” with a 4- to 6-storey height limit (with exceptions for increases at major nodes and corridors). The property is also identified within Heritage Conservation District 7 (Centretown) in Annex 4 of the Official Plan. In the City of Ottawa Zoning By-law, the property is subject to the applicable subsections of the Heritage Overlay. This indicates that if a building in a Heritage Overlay area is removed or destroyed, it must be rebuilt with the same type of construction and to the same height, bulk, size, floor area, spacing and in the location as existed prior to the removal or destruction. This does not apply to the use of a lot that was vacant prior to April 19, 1978, and instead the provisions of the underlying zone apply. Finally, despite the provisions of the underlying zone, an addition to a building in a Heritage Overlay area is subject to specific height, location and setback requirements.
An evaluation of resources in the District conducted as part of the District Study placed the two older buildings on the property – the Metropolitan Bible Church at 453 Bank Street and the house at 343 McLeod – in the categories of contributing heritage resources. The church was placed in the category of a Level 2 (medium-high) heritage resource and the house at a Level 3 (medium).[8]
The Metropolitan Bible Church is a three-storey reinforced concrete structure faced in red – brown brick (Figure 4). It has a full basement. The main elevation facing Bank Street is five bays wide, with main entrance doors located on either side of the central bay and emergency/loading doors in each of the end bays. The façade features clear references to Neoclassicism in the shape of its windows, its blind arcade treatment and in its symmetry, and a less precise acknowledgement of Art Deco and Moderne styles in the horizontal patterns of its ground-floor brickwork. Its distinctive features include the scallop-topped windows on the third storey, a concrete stringcourse at the arch base of those third-storey windows, a broad, overhanging marquis that appears to date from the 1950s, and a stepped pediment carrying the original name of the church, “Metropolitan Tabernacle.” The main entrances to the church consist of a set of twin wood doors opening at grade to a vestibule oriented parallel to the street. The large assembly hall of the congregation is located behind the vestibule. The development proposal includes the retention of the façade of the oldest part of the Metropolitan Bible Church.
5 Description of the Proposed Development
The proposed development, as per concept drawings, illustrations and plans #1 to 21 dated 25 September 2007 provided by CORE Architects Inc., covers a total area of 2,320 square metres on an almost square footprint (Figure 9, Figure 10 and Figure 11).
This current design evolved through a number of iterations related to a series of discussions with City Staff, which resulted in significant moderations to the original proposal (which provided for 11 storeys along the full Bank Street frontage) and in the current articulation of the building forms described below.
The development includes the retention of the Bank Street façade of the Metropolitan Bible Church built c.1934 and the demolition of two structures – a two-storey addition to the church (c.1967) and a former residence at 343 McLeod Street (c.1911-22). It is understood that City staff have agreed in principle to the demolition of the church addition and the house within the context of the overall project.[9]
The concept proposed for the development is a mixed-use structure set in a ‘U’ configuration around a large, rectangular inner courtyard (Figure 11). The structure’s exterior footprint (including balconies and courtyard) occupies most of the property, which is an irregular trapezoid due to the angles of the McLeod and Gladstone corners. Setbacks from the street include approximately 5 metres (at the base) from the Bank Street property line for the two new sections on either side of the church façade, approximately 1.3 metres along Gladstone Avenue, and approximately 1.3 metres along the front portion of the McLeod Street elevation. A 7-metre service lane along the eastern boundary of the property at grade (underneath the second level of the Gladstone and McLeod blocks) allows access to the development’s underground parking levels and loading docks.
The proposed development varies in height from two storeys (interior courtyard) to nine storeys (northern elevation on Gladstone). On Bank Street, however, the shortest elevation corresponds to the three-storey façade of the Metropolitan Bible Church, where a recessed area roughly corresponds to the former church building (Figure 12). The next step up is at the corner of McLeod and Bank streets where a six-storey section of the building is set in front of the eight-storey McLeod Street section. The corner of Bank and Gladstone is covered by the full nine-storey section that extends along Gladstone Avenue.
The ground level of the development is 6 metres high, with the height split into two floors for the five townhouse units on McLeod Street. The next six levels are each 3 metres in height. The penthouse levels (eight and nine) are 3.4 metres tall. The mechanical penthouse (4.3 metres high) is located above the Gladstone section.
Each of the three street-side elevations is broken into discrete blocks distinguished by their setbacks, materials and presence (or absence) of balconies. The rear (east) off-street elevation consists of solid brick walls and the recess of the courtyard (Figure 11).
The Bank Street elevation, which is the
primary façade of the development, is visually divided into four parts (Figure 12). From north to south, the parts are: the nine-storey
Gladstone section featuring long glazed balconies and glazed walls; the
eight-storey core section of glazed walls; the three-storey Metropolitan Bible
Church section with a façade of brick; and the six-storey McLeod corner section
of glazed walls trimmed in brick and glazed balconies. The core section is set
back about 11 metres behind the church façade at the fourth level of the
development. In contrast to the 1930s façade, the new parts of the development
are modern in design, with an aesthetic emphasis on forms and on a limited
palette of textures (glass, brick and anodized aluminum), rather than on
ornamentation. At ground level, the continuous glass fronts of the new sections
are set back about 1.5 metres behind simple concrete columns, which in turn are
set back from the property line about 2 metres, distinguishing the Metropolitan
Bible Church on the Bank Street façade.
The same palette of materials appears on
the Gladstone elevation (Figure
10 and Figure 13), which is divided into three sections:
a glazed section at the Bank Street corner; a slightly recessed narrow section
near the middle-front; and a wide five-bay section consisting of brick walls,
large windows and glass balconies. The ground level features a modern
blind-arcade treatment of tall narrow windows set between brick pilasters. The primary horizontal divisions are at
the line separating the ground floor from the second-storey balconies and at
the setback for the penthouse floors capped by flat, canopy-style roofs. The
division of the elevation into the three vertical sections introduces an upward
movement to what would otherwise be a completely horizontal design.
The McLeod elevation (Figure 9) is also divided into sections, but here the emphasis is on the contrast between the brick side walls of the McLeod corner, the glazed side walls of the core section, and the long balconies of the second and fifth storeys. The street-level treatment features continuous glazing at the corner and a more three-dimensional arcade created by brick pilasters used to support the first level of balconies and to provide a divider between the townhouse units. The end of the McLeod section of the development is a six-storey brick wall with no openings.
Wide balconies feature prominently in the
design on all elevations, including Bank Street. The balconies have exposed
cast-concrete floors and clear glazed balustrades. The concept shows the
glazing as fully transparent.
The concept drawings include trees planted
on municipal property along McLeod Street. A full landscape plan was not
available for consultation as part of this Heritage Impact Statement.
Inside, most of the ground floor will be divided into two large commercial spaces – one proposed for a large pharmacy, the other for a bank. Each space has a separate entrance located flush with the glazed walls of the ground floor, but recessed below the balconies overhead. Other parts of the interior of the ground floor are occupied by the “townhouse”-type units on McLeod, the residential lobby on Gladstone and service areas, such as loading docks.
The main entrance to the apartment complex is located on Gladstone and ground-floor entrances are located in each of the townhomes on McLeod Street. Two levels of parking are proposed below grade, with access via the lane extending along the full eastern boundary of the property.
6 Evaluation of the Impact of the Proposed Development on Heritage Resources
6.1 Streetscapes
The development addresses three distinct
streetscapes – Bank Street, Gladstone Avenue and McLeod Street. The Bank Street
elevation is best considered within the context of the District guidelines for
commercial and mixed-use infill on Bank Street. The McLeod Street elevation is
best considered in the context of the District’s residential infill guidelines,
while the Gladstone elevation is relevant to both sets.
6.1.1 Bank Street
The proposed development includes:
– a respect for the existing streetwall of Bank Street;
– the recognition of lot patterns in the divisions along the Bank Street elevation;
– the incorporation of the historic façade that will make a strong contribution in preserving the integrity of Bank Street’s heritage fabric;
– the use of the ground floor on Bank Street for retail; and
– corner treatments that are designed to strengthen the distinction between the main street and secondary streets.
The architects have stated their desire specifically to express the Bank/Gladstone corner as a grand “light box” which is seen, especially from northerly points on Bank looking south to the corner, and particularly at night, as a prismatic beacon marking this corner. The multiple massing elements of the Bank-McLeod corner lend it a contextually scaleable and light presence.
While the height at Bank Street does not strictly meet the guidelines for the District, the division of the building into a series of discrete units on Bank Street (nine storeys on the corner of Bank and Gladstone, the three-storey church façade, the eight-storey recess, and the six-storey unit at Bank and McLeod) is particularly suited to the goals of the District in its emphasis on maintaining a clear reading of lot divisions.
The evolution of the project from the original single-block massing to the multiple- block massing has resulted in a better contextual relationship with the historic street patterns, which is important to the cultural heritage value of the District. It has also resulted in a stronger contextual continuity of the Bank Street streetscape north and south of Gladstone.
Several design development opportunities may exist to further strengthen the proposed development’s consistency with the District infill guidelines relevant to Bank Street. They include the possibility of exploring, within the design concept’s parameters: potential design development of balconies to enhance a simple, but perceptible, rhythm on the upper floors; possible design development of the Bank Steet front to achieve a moderating of the overall building visual scale there (although the designers have set back the building façade along the majority of this frontage, which helps); a design development approach that would more strongly define the division of the commercial ground floor from the residential levels above, for example, possible development of a more defined transom along the commercial fronts to better support more potential animation such as lively commercial signage; and the rehabilitation and re-use of the existing church marquis.
6.1.2 Gladstone
Avenue
The proposed nine-storey height is more appropriate along Gladstone Avenue. Gladstone is wider than Bank Street and more consistently used for multi-storey residential developments. The District guidelines call for four storeys on Gladstone, but other developments recently approved in the area are up to nine storeys in height, and as a secondary arterial (with parking areas and buildings oriented away from the street), it can accommodate greater density.
A prominent entrance to the residential section of the complex on Gladstone Avenue would comply more fully with the intentions of the guidelines; the prominent balconies on this side serve as a very clear acknowledgement of the residential function of this part of the development. The applicant has indicated that the entrance is still in the process of design development, and that it will include design features to make it “prominent”.
Opportunities for plantings along Gladstone should be considered in the development of a landscape plan, which has not been reviewed by this report’s consultants. The applicant has indicated that the Landscape plan is currently in design development, a process which they indicate is incorporating heritage guideance based upon the District guidelines.
6.1.3 McLeod Street and Off-Street
The inclusion of “townhouse-type” dwelling units at street level along McLeod reinstates the traditional residential setbacks-to-street pattern and residential at-street presence or activity.
Where the residential infill guidelines apply, consideration could be given to moderating the scale even more at the east end of the proposed McLeod section to provide a better transition between the proposed development and the existing buildings on that side of McLeod street.
The use of plain brick-faced walls on the ends of each of the arms of the development suggests that the development supposes that tall structures will eventually be located on adjacent properties. With the District designation, however, controls are available to limit development. As a result, it would be appropriate to use architectural device(s), such as material or surface changes, ornamentation, or form manipulation, to create a livelier presence and reduce the visual scale on this east side of the development.
6.2 Metropolitan Bible Church
The three-storey Metropolitan Bible Church has limited architectural aesthetic appeal in its form, decoration and materials, but it speaks directly to the ways in which congregations in Centretown adjusted the design of places of faith to accommodate central, urban locations. The preservation of the street face of the church is consistent with the heritage value of the designated District because it protects evidence concerning the history and physical evolution of Centretown and it maintains a node that strengthens the overall historic integrity of the Centretown Heritage Conservation District.
The developer has proposed to comply with the City’s request to integrate the church into the development by retaining the façade of the Metropolitan Bible Church in the design and by creating a substantial setback behind the façade. The setback exposes a rectangular block that would serve as a reminder of the façade’s original relationship to the main part of the building. The developer is not proposing to protect the entire auditorium section of the structure, but rather to use the recessed area in the development as a purposeful reference to the structure’s shape and volume, and more importantly to give the façade “surrounding visual space”, allowing it to “read” as an important element in the composition, simultaneously visually assisting the proposed Bank streetscape’s traditional lot divisioning pattern discussed above.
Success in meeting the objective to protect the façade will depend on its handling during construction. A full removal and reconstruction of a façade most often leads to the loss of fabric and to the loss of the patina of age. A more appropriate conservation approach is the retention of a façade in-situ during construction, under the direction of a qualified heritage architect and engineer. For the Metropolitan Bible Church, an approximate 150-cm-deep section will be required, to preserve all of the façade features. The mechanics of the stabilization/protection operation, the condition of the masonry, the as-yet undetermined environmental, constructional and structural issues, and the impact of the in-situ stabilization on excavations for below-grade parking will be factors that will require consideration when examining the in-situ option. Nonetheless, the protection of the façade in-situ is the correct option, from the perspective of heritage conservation.
6.3 Bank and Gladstone Intersection
The Bank and Gladstone intersection has historic value as a transition point between the more homogenous commercial and residential patterns north of Gladstone and the variated landscape south of Gladstone moving toward the former railway (now Queensway) corridor. The corners are presently under-utilized. Nevertheless, the intersection is an important node in the District because it serves as a major street intersection and it is highly visible from the north, due to the bend in Bank Street (Figure 14). The proposed development’s location on this intersection means the building façade on Bank Street will be highly visible, as will the conserved façade of the Metropolitan Bible Church (especially with the slight setback to distinguish the 1930’s building). The strong architectural presence of a distinctive, modern, nine-storey “glass box” adds prominence to the corner.
The difference in height between the
proposed development and existing buildings on Bank Street is most evident from
this view. The proposed development is higher than the two to four storeys
suggested by the Guidelines. A higher building mass at this corner may be
appropriate, however, because 21st-century transportation patterns
and municipal policy guidance have raised the importance of Gladstone for new
developments. A proposed development on the subject site, complemented by a
generous development at the southwest corner of the intersection, could create
an appropriate signal concerning the importance of this intersection as a
gateway to Ottawa’s civic centre and extend/renew the commercial vibrancy of
Bank Street on the blocks leading to the Queensway.
At the same time, however, this urban
development should reinforce the character of the Centretown Heritage
Conservation District and protect its residential character. By addressing issues above, the development’s visual
scale could become more appropriate for the District while simultaneously recognizing
the City-wide importance of the Bank corridor streetscape and Bank-Gladstone
node.
The proposed development is largely residential, which will reinforce existing residential uses in this part of the District. This will comply with the use objectives of the District designation.
6.4 Precedence
On a project-by-project basis, heritage conservation planning must consider related planning issues and broader Municipal objectives in order to be relevant and effective. When the design of a proposed development is evaluated, its merits are found by examining a matrix of elements and considerations. This evaluation is non-transferable on a “pick and choose” basis to another future development which may want to utilize some attributes, but not others.
7 Conclusion
The proposed development would become part
of three streetscapes in the District and a focal point due to its size and
location on a major corner – Bank and Gladstone. The area has evolved with a
blend of commercial, mixed-use and residential buildings, and is still in
significant transition.
In general, the proposed development’s design, mixed-use approach, exterior finishes, underground parking, height and other amenities represents a well-conceived contemporary response to a need to renew the southern end of Bank Street near the Queensway and address the municipality’s interest in intensifying development in the city’s core.
Specifically in response to heritage issues, the proposed development includes:
– a respect for the existing streetwall of Bank Street; the U-shaped plan;
– the recognition of lot patterns in the divisions along the Bank Street elevation;
– the proposed in-situ retention and restoration[10] of a historic façade that will make a strong contribution in preserving the integrity of Bank Street’s heritage fabric;
– a lower scale along McLeod Street (when compared to Gladstone) to respond to the scale of development on McLeod and the use of brick facing along the secondary streets;
– somewhat distinctive corner treatments;
– the use of the ground floor on Bank Street for retail; and
– the inclusion of townhouse-type dwelling units along McLeod Street to reinstate the traditional residential pattern at the street level.
Design development opportunities may exist to allow the proposed development to make an even stronger contribution to the District’s objectives. The designers might consider exploring (within the design concept’s parameters):
– a developed approach to balconies to enhance a simple, but perceptible, rhythm on the upper floors;
– a further developed design device or concept that could further moderate the visual scale, especially at the east end of the McLeod front and secondarily along Bank Street;
– a stronger definition of the difference between the commercial ground floor and the residential levels above, such as the possible development of a visually stronger element along the commercial fronts to better support potential animation such as commercial signage; and
– the rehabilitation and re-use of the existing church marquis, which is, in fact shown in the proposal.
With some further minor refinements of the design as discussed above, the authors suggest that the development would be appropriate in the District because it would embrace many of the objectives of the Centretown Heritage Conservation District while also renewing the Bank and Gladstone node and contributing to the intensification of development in fallow portions of the District.
8 Images
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Figure 1: City of Ottawa e-map annotated to show the development site. |
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Figure 2: Massing analysis plan – aerial view along Bank Street – view toward the North. The development is imaged in the bend on Bank Street. (Produced by CORE Architects, 25 September 2007.) |
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Bank Street
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Figure 3: Subject property, seen from the south. The Metropolitan Bible Church addition is located on the corner. The white house, to the right (east) of the corner is proposed for demolition in the development. (Contentworks Inc., 2007). |
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Figure 4: Facade of the Metropolitan Bible Church, c 1934. (Contentworks Inc., 2007). |
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Figure 5: North side of Gladstone Avenue, just
west of Bank Street. (Contentworks Inc., 2007). |
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Figure 6: North side of Gladstone Avenue, just
east of Bank Street. (Contentworks Inc., 2007). |
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Figure 7: Looking east along Gladstone Avenue
from the intersection of Bank Street. (Contentworks Inc., 2007). |
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Figure 8: Row of turn-of-the-century residential
and commercial buildings located on the west side of Bank Street, immediately
north of Gladstone. (Contentworks Inc., 2007). |
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Figure 9: Proposed Metropolitan mixed-use development, 453 Bank Street, concept view looking from the southwest. (Produced by CORE Architects, 25 September 2007.) |
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Figure 10: Proposed Metropolitan mixed-use development, 453 Bank Street,
concept view looking from the northwest. (Produced by CORE Architects, 25
September 2007.) |
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Figure 11: Oblique aerial view from the northeast of the east ends of the proposed development. (Produced by CORE Architects, 25 September 2007.) |
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Figure 12: Bank Street elevation, with annotations to show sections discussed in the report. (Drawing: CORE Architects, 25 September 2007; annotations: Contentworks Inc.) |
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Figure 13: Gladstone elevation. (Produced by CORE Architects, 25 September 2007.) |
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Figure 14: Proposed Metropolitan mixed-use
development, 453 Bank Street, massing
Study, view towards Bank and Gladstone from the north. (Produced by CORE
Architects, 25 September 2007.) |
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Appendix A: Guidelines Analysis
Commercial and Mixed Use Infill Guidelines[11]
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All infill should be of contemporary
design |
The proposed
development is a clearly contemporary design, distinguishable as being of its
own time. |
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Infill should be distinguishable as
being of its own time |
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Infill should be sympathetic to the
heritage character of the area |
The proposed
development is located in a section of Bank Street where the historic lot
patterns and streetscape have been seriously compromised by demolitions and
construction that predate the designation of the District. An appropriate
development should help reinstate both the streetscape patterns and, to some
degree, the sense of organic evolution that are characteristics of the
District. The proposed development is largely unique to the area, yet
achieves these goals to a great extent; harmony with the District’s heritage
character is monitored somewhat by the detailing elements discussed below. |
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Infill should be designed to enhance
existing properties rather than calling attention to itself |
In the block
to the south of the Bank and Gladstone intersection, the Metropolitan Bible
Church is the sole contributing attribute. In conserving the Metropolitan
Bible Church, the development will directly address the primary contributing
attribute of the heritage place. The generous recess above and behind the
Church façade and the unified detailing of the new development will enhance
the façade, not detract from it. Along McLeod Street, the height and relative
homogeneity of the proposed development calls attention to itself. |
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Along the Bank Street corridor, |
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The form of new buildings should
reflect the character of the existing streetscape. |
As per
above, the proposed development is located in a section of Bank Street where
the historic lot patterns and streetscape have been seriously compromised by
demolitions and construction that predate the designation of the District.
The proposed development adds both cohesion and dignity to a worn section of
the streetscape. |
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Buildings should be two, three or
four storeys in height, located tight to the sidewalk, with ground floor
retail and commercial or residential uses on upper floors. |
The proposed
development is considerably higher than the HCDS Guidelines and much closer
to the City of Ottawa “Mainstreet” Guidelines. It maintains three storeys
over about half of the church footprint, six storeys and eight to nine
storeys over the remainder of the site perimeter and two storeys on the
interior courtyard. The Guideline calling for two to four storeys on Bank
Street is very restrictive, especially on such an important urban
intersection as the corner of Bank Street and Gladstone Avenue. The Bank
Street wall is pulled close to the property line, just set back enough to
give good exposure to the heritage church façade but not so much as to loose
the street line. The ground
floor carries retail and upper floors are all residential units. |
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In most cases, the buildings should
cover the entire width of the lot to re-establish a continuous commercial
frontage. |
The
development covers three lots facing Bank Street, and each lot is fully
articulated in the design. The frontage
was partially institutional-religious at designation. The change in function
to commercial does not challenge the integrity of the district; in fact
improves the cohesion of the commercial/residential streetscape. |
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Ground-floor facades should be
transparent and three-dimensional, with large glass areas, recessed
entrances, and articulated transoms. |
The proposed
development does include a predominantly transparent ground floor façade but
it does not include traditional three-dimensional façade detailing and has
limited recessed entrances. It speaks more clearly to contemporary designs
that address 21st-century retail standards, and includes
opportunities for visually interesting signage at the transom band. The
development is designed to conserve a 1930s façade that is part of the
historic fabric of the District. The façade is neither commercial, nor
transparent. As a result, more flexibility than suggested in the Guidelines
is appropriate in this case. |
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Signage should maintain existing
patterns of horizontal banding. |
The
ground-floor façades can and should support horizontal visually animated
signage at transom bands. |
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Projecting cornices can be used to
emphasize the separation between ground floor and upper floors. |
The upper
limit of the ground floor is articulated by the first balcony, which can be
read as a type of contemporary cornice. Applying a cornice as a pastiche is
likely to distort the contemporary message of the design. Consideration could
be given in design-development phase to articulating this first balcony
(Level 2) balustrade to suggest the traditional device of using a strong
cornice to separate the retail level on Bank Street buildings from upper
(residential) levels. |
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Upper-floor facades should be more
opaque, with smaller openings in a simple rhythm. |
On the Bank
Street elevation, the upper storeys are defined by the grand gesture of
continuous balconies in front of large ribbon windows facing the street,
creating a very simple rhythm. Smaller discrete openings are located on the
secondary elevations, where there is a greater use of masonry. |
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The façade should be terminated by a
substantial cornice or parapet detail at roof level. |
Due to the
height of the building, the guideline concerning cornices could be
reinterpreted as creating a clear sense of scale. In this case, each building
vertical section on the Bank Street elevation is clearly distinguished by
distinctive roof-line treatments. The use of a “negative cornice” with the
substantial roof overhang at upper terrace levels is a modern idiom that can
be considered to function as a traditional cornice, in this manner. |
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For buildings on corner lots,
consideration should be given to the use of a … device to acknowledge the
corner presence. |
The
proponents of the proposed development state that the distinctive “glass
box” is a clear special architectural
corner treatment, due to the importance of the Bank / Gladstone corner, at
the bend of Bank Street. The currently proposed cornering design at Bank /
McLeod is appropriate to that corner. The uniquely different building
articulations at both corners strengthens the distinction between Bank Street
and the two different secondary streets. They also both set back slightly
from the corners, providing a corner contrast from the central street-line
façade of he Metropolitan Bible Church. |
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Materials, colours and detailing
should ensure continuity in the streetscape. Iron, glass and stone are
traditional materials for ground level use, and brick with wood or decorative
metal trim for upper floor use. These or comparable materials should be used.
Colours should be rich and lighting should be vibrant but discreet,
highlighting any three-dimensional. |
The proposed
materials are glass, metal, concrete and brick masonry. The preliminary
proposal documents show a general awareness of appropriate colour selection.
The final colours of the brick and glass need to be selected carefully to
ensure that the materials work in the context of the District and the
conservation of the Metropolitan Bible Church façade.[12]
At this stage, the lighting has not been designed, but the architect is aware
of this guideline and the current design shows the recommendations can easily
be accommodated. |
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Residential Infill Guidelines[13] |
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Multiple-unit residential
developments should reflect the U-shaped and H-shaped patterns of earlier
examples, with emphasis on the entrances. |
The proposed
development conforms to the U/H-plan pattern recommendation. The townhouses
on McLeod Street have emphasized terrace entries, but the main (Gladstone)
entrance to the apartment residences is given only very understated, modest
treatment on that elevation. Design development consideration could be given
to an increased visual emphasis to this entry. |
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The form of new residential infill
should reflect the character of existing buildings on adjoining and facing
properties. The buildings should normally be three or four stories in height,
with massing and setbacks matching earlier, rather than later patterns still
evident in the immediate area. |
The proposed
development is a modern form of six storeys on McLeod, with a further two
storeys set back at roof level, and stepping down at the east side. It has a
block massing that reflects some newer apartment buildings in the District
but not the older single-family homes. Consideration could be given to a
further visual scaling-down at the east side of the McLeod block, to more
closely reflect typical building height on this residential street, and to
moderate the scale of this homogeneous facade. That, combined with the
proposed “townhouse-type” dwelling units here, the similar setback to the
adjacent building (illustrated in the aerial view) and the significant tree
plantings shown, would combine to effectively increase the reflection of
McLeod Street’s traditional residential character. |
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[Developments] off Bank Street should
be residential, with mixed use residential as a possibility. |
The portions
of the development off Bank Street are residential. |
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The form of
new infill should reflect the character of existing buildings on adjoining
and facing properties. The buildings should normally be three or four storeys
in height, with massing and setbacks matching earlier rather than later
patterns still evident in the immediate area. |
The proposed
development is nine storeys on Gladstone. While the height is higher than the
Guidelines, it is also approximately the same height as a building recently
constructed on the corners of O’Connor and McLeod, and one across, and
further east on, Gladstone. The current Gladstone character is strengthened. The
adjoining and facing properties are largely empty lots, plus a gas
station/car wash and, nearby, a mix of two, three, and four to six-storey buildings. The setback
of earlier residential construction in the area, notably older apartment
buildings on Metcalfe Street, is approximately 3-5 metres, allowing trees and
plantings along the street. |
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Brick veneer
should be the primary finish material in most areas, to maintain continuity
with existing buildings. Trim materials would commonly be wood or metal; the
details at cornices, eaves, and entrances should be substantial and well
detailed. Colours should be rich and sympathetic to existing patterns. Lighting
should be discreet and can be used to highlight architectural features. |
The proposed
development is of contemporary design with few architectural flourishes that
require trim. The development uses brick veneer as the primary materials for
wall finishes on Gladstone and McLeod elevations. The proponent advises that
the lighting design will be developed at a later date. |
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Relevant Guidelines from the City
of Ottawa’s Official Plan, Section 4.6.1, Heritage Buildings and Areas,
Policy #7 |
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Respect the massing, profile and
character of adjacent heritage buildings. |
Adjacent
buildings that contribute to the heritage value of the District include the
Hulse, Playfair & McGarry Funeral Home at 315 McLeod Street and buildings
further north along Bank Street and west along Gladstone. The building’s
scale is very large compared to these structures, despite the breakdown of
elements to improve scale somewhat. Its frankly contemporary design and
unified detailing have a simplicity that provides a contrasting showcase for
the contained church façade. The Metropolitan Bible Church façade is
protected in the development and highlighted through a recess on the Bank
Street elevation. The desired variety and multiple-use nature of the
traditional main street will benefit from this contemporary addition to the
mix. The proposed
development will fill in vacant lots adjacent to a primary traffic artery at
the edge of McLeod, the residential street. The full nine-storey height is
highly visible at the corner of Bank and Gladstone, a primary intersection in
the District. A reduced height of six storeys is maintained on the secondary
Bank and McLeod corner. |
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Approximate the width of nearby
heritage buildings when constructing new buildings facing the street |
The vertical
division of the Bank Street façade into three distinctive units identified by
height on the ends and by the protection of the church façade in the middle
is a direct reflection of the original lot widths on this block. The long
Gladstone elevation is also divided vertically in a manner that somewhat
approximates the mixture of lot widths on this street. The McLeod elevation,
with its series of terraced town homes and traditional setback approximation,
has a clear connection to the original pattern on this residential street,
despite its overall massing being uniquely large on this street.
Consideration should be given to design changes that would create a
transition from the proposed building to the lower-scale buildings situated
along the east side of the McLeod block and modify the perceived scale of
this homogenous façade. |
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Approximate the established setback
pattern on the street |
The proposed
development follows the established setbacks on all street fronts, and uses
the wider setback and trees to create a more strongly residential ambience
along McLeod Street. |
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Physically orient to the street in a
similar fashion to existing heritage buildings |
The
development clearly uses Bank Street as its primary elevation. All three
street elevations face perpendicularly to the street in the traditional
manner. |
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Appendix B: Statement of Heritage Character[14]
The following statement of heritage character is intended to form the basis for the following evaluating resource management initiatives and guidelines within the proposed District. The purpose of District designation is to protect those aspects of heritage character which are most valued by the community.
Centretown has always been a predominately residential area, functionally linked to Parliament Hill and the structures of government. Over the past century, it has housed many individuals important to Canada’s development as a nation.
The built fabric of this area is overwhelmingly residential. It is dominated by dwellings from the 1890-1914 period, built to accommodate an expanding civil service within walking distance of Parliament Hill and government offices. There is a wide variety of housing types from this period, mixed in scale and level of sophistication. It had an early suburban quality, laid out and built up by speculative developers with repetitive groupings.
There is a sprinkling of pre-1890 buildings on the north and south perimeters which predate any major development. There are also apartment buildings constructed and redeveloped during the 1914-1948 period in response to the need to house additional parliamentary, military, civil service and support personnel. In the recent 1960-1990 period, the predominantly low-scale environment has been punctuated by high-rise residential development.
Over the past century, this area has
functioned as soft support for the administrative and commercial activity
linked to Parliament Hill. In addition to residences, it has accommodated club
facilities, organizational headquarters, institutions, professional offices and
transportation services, all associated with Ottawa’s role as national capital.
Conversely, many of the facilities that complement Centretown’s existence as a
residential community have traditionally been situated in the blocks between
Laurier and Wellington, closer to Parliament Hill.
Centretown has one major commercial artery, Bank Street. This street predates the community of Centretown both as a commercial route and as the major transportation corridor between Parliament Hill and outlying areas to the south. Bank Street has always serviced the entire area, with secondary commercial corridors along Elgin, Somerset, and Gladstone in select locations and time periods. The Bank Street commercial corridor select locations and time periods of intense pressure, then narrows back to the street itself when the commercial activity is in decline.
Centretown itself has always been an access route to Parliament Hill. There is a longstanding pattern of north/south movement through the area by outsiders. Over the years, this pattern has been supported by livery locations, streetcar routes and automobile traffic corridors. Long distance travellers have traditionally arrived on the transportation corridor that marks the south boundary of the area – originally the Canadian Atlantic Railway and later its replacement the Queensway. Travel within Centretown occurs east/west, radiating from Bank Street.
As the federal government’s residential quarter, planning initiatives in Centretown have been influenced by both federal and municipal authorities. Federal intervention in this area has established some of its unusual qualities such as the formal emphasis on the Metcalfe Street axis, early enhancement of its residential quality, and a number of its parks and public tree planting and other hard and soft landscape features, many of which have been in decline since the period of extensive tree removal in the 1930s and 40s. However, the scale and texture of the heritage streetscape is still discernible.
This area is unique both as an early residential suburb and as the temporary and permanent home of many of those who have governed and shaped the nation.”