Report
to/Rapport au :
Local Architectural Conservation Advisory Committee
Comité consultatif sur la conservation de
l'architecture locale
and /
et
Planning
and Environment Committee
Comité de l'urbanisme et de
l'environnement
and Council / et au Conseil
13 March 2006 / le 13 mars 2006
Submitted by/Soumis par : Ned Lathrop, Deputy City Manager/
Directeur municipal adjoint,
Planning and Growth Management/Urbanisme et Gestion de la croissance
Contact Person/Personne
ressource : Grant Lindsay, Manager/Gestionnaire
Planning and Infrastructure Approvals/Approbation
des demandes d’aménagement et d’infrastructure
(613) 580-2424 x13242, grant.lindsay@ottawa.ca
REPORT RECOMMENDATION
That the Local Architectural
Conservation Advisory Committee recommend that Planning and Environment
Committee recommend Council approve the application for reconstruction of the
façades of the former Ogilvy's Department Store at 126 Rideau Streets in
accordance with the plans filed by Barry Padolsky Associates Inc. Architects
included as Documents 4 to 8 and the conditions described in the report.
(Note : Approval of this application under
the Ontario Heritage Act must not be
construed to meet the requirements for the issuance of a building permit.)
RECOMMANDATION DU RAPPORT
Que le Comité consultatif sur la
conservation de l'architecture locale recommande au Comité de l'urbanisme et de
l'environnement de recommander à son tour au Conseil d'approuver la demande de
réfection des façades de l'ancien grand magasin Ogilvy, situé au 126, rue
Rideau, conformément aux plans soumis par le cabinet d'architectes Barry
Padolsky Associates Inc. (documents 4 à 8 ci-annexés) et aux conditions
énoncées dans le rapport.
(Nota : L'approbation de cette demande aux termes de la Loi sur le patrimoine de l'Ontario ne
signifie pas qu'elle satisfait aux critères de délivrance d'un permis de
construire.)
Local Architectural Conservation Advisory
Committee Recommendation (23 March 2006)
That the design be amended to reinstate the original flag parapet on the roof at the Rideau Street façade.
BACKGROUND
A
report recommending the heritage designation of the former Ogilvy's Department
Store located at 126 Rideau Street was passed by Ottawa City Council on October
4, 2000. A location plan is included as Document 1. The City subsequently
published and served notice of its intention to designate the property in
accordance with the requirements under the Ontario Heritage Act (OHA). The
Statement of Reason for Designation is included as Document 2. The Ogilvy's
building was protected under the OHA from that point in time. The building
owner, Viking Rideau, appealed the heritage designation to the Conservation
Review Board (CRB), a Provincially-appointed tribunal which considers appeals
of this nature under the OHA. Unlike the Ontario Municipal Board, the decisions
of the CRB are recommendations only and not binding. A meeting of the CRB to
consider the designation was postponed at the request of Viking Rideau and has
not yet been held. Viking Rideau applied to demolish the building on November
9, 2000 and the application was considered by City Council on February 14,
2001. City Council approved the partial demolition of the building subject to a
number of options and conditions which are addressed below. This report is
seeking approval of the specific designs and conditions associated with the
option selected by Viking Rideau to dismantle and reconstruct the facades of
the Ogilvy's arising from Council's approval of 2001.
The
option selected by Viking Rideau and described more fully below will dismantle
the existing building shown in Document 3 and reconstruct the facades on Rideau
and Nicholas Streets to the original 1907 design which is a height of three
storeys, five bays on Rideau Street and seven bays on Nicholas Street. The original cladding and windows will be
retained and restored as part of this process and the final elevations will
incorporate original architectural features which have been removed over time.
The conservation strategy is more fully described in Document 4 and the
historic photo from the 1907 photo is included as Document 5.
DISCUSSION
The
following discussion addresses the conditions specified by City Council on
February 14, 2001. The conditions are in quotes and the manner in which they
have been addressed follows.
"That the facades of the Ogilvy’s Building
facing Rideau Street, and facing Nicholas Street for a distance of at least
seven bays south from Rideau Street, both to a height of three storeys, be
retained in place as part of the construction of an expanded Rideau Centre if
financially and technically feasible, and that the Owner provide the General
Manager of the Development Services Department with a materials condition
report and cost analysis of retaining the subject facades in place;"
Viking
Rideau decided not to pursue the option of retaining the facades in place due
to the estimated additional cost of approximately $1 million which would be
incurred primarily due to the cost of a structural frame to hold the facades in
place. A structural evaluation report and cost analysis of this option are on
file with the Planning and Growth Management Department and highlights are
included as part of Document 4.
"That, if retention of the facades in place is
not financially and technically feasible, the subject facades shall be
recorded, numbered, dismantled and stored by the owner, and shall be
reconstructed by the Owner as part of an expanded Rideau Centre at the same
location as they currently exist; and that retention of the facades be under
the supervision of an architect or engineer with experience in building
conservation;"
Viking
Rideau has chosen to pursue this option and Barry Padolsky Architect will be
responsible for ensuring that the facades are recorded, stored and
reconstructed in accordance with the designs included with this report.
"That prior to dismantling of the building,
that the full-height north, south, and east exterior elevations be recorded
photogrammetrically or through measured drawings and rectified photography, and
that a copy of this documentation be provided to the City Archives;"
This
has been completed.
"That the Owner make its best efforts to
dismantle and reconstruct additional bays on Nicholas Street to a height of
three storeys, as may be permitted by the design of an expanded Rideau
Centre;"
Viking
Rideau has chosen not to pursue this option.
"That the Owner, as part of the reconstruction
of the Ogilvy’s two facades, replicate the third storey projecting cornice and
the ground storey secondary cornice as they existed at the time of original
construction (as illustrated in former City of Ottawa Archives photograph
CA1367)."
This
will be done in accordance with the Conservation Strategy included as Document
4, the historic photo included as Document 5 and sample elevation included as
Document 6.
"That the Owner be permitted to create a pedestrian arcade within the Rideau Street frontage of the reconstructed Ogilvy’s, similar to that which now exists on the ground floor of 10 Rideau Street located at the northwest corner of the Viking-Rideau property;"
This
will not be needed due to internal reconfiguration of the Rideau Centre which
will now permit more transparency through the facades along Rideau Street in
the new addition.
"That the issuance of a demolition permit for the subject facades be conditional on an approved site plan control application."
This
condition will be maintained.
"That the demolition of any portion of the subject facades be subject to a failure to comply clause that will provide for: a) financial security for the reconstruction of the façade that should reflect the cost of retaining the wall in situ; b) a time line agreed upon by the Owner and the General Manager of the Development Services Department."
The
Site Plan Agreement will require a security in the amount of $2 million to
ensure completion of the construction within three years of issuance of the
first building permit. The timelines for completion of the expanded Rideau
Centre is two years. Three years was, therefore, determined to be a reasonable
date for the purpose of the security in concert with the applicant .
"That the Owner make its best efforts to ensure that (a) the future refurbishment of the existing Rideau Street facade of Rideau Centre, and (b) the future new facades of the Rideau Centre expansion facing both Rideau and Nicholas Streets, are designed in a manner which respects and complements the reconstructed Ogilvy’s facades and the other heritage facades on this part of Rideau Street, and in a manner which enhances the pedestrian experience of Rideau Street as a commercial main street and maximizes the number of on-street pedestrian entrances;"
This
has been accomplished through a recessed and largely glazed area which acts as
the interface with the newer sections of the expanded Rideau Centre as
illustrated in Documents 6, 7 and 8.
"That any new construction which may occur above the reconstructed three-storey Ogilvy facades be set back from those facades and be architecturally designed so as to enable those reconstructed facades to read as an independent building;"
There
will be no construction above the height of the former Ogilvy's building.
"That all of the above conditions, and/or any modifications to the above conditions which may be required in the course of the dismantling, storage and reconstruction of the facades, be to the satisfaction of the General Manager of the Development Services Department, who shall consult with the community as appropriate."
This
consultation is being carried out through consideration by the Local
Architectural Conservation Advisory Committee, Planning and Environment
Committee and Council.
A
Conservation Strategy/Cultural Heritage Impact Statement included as Document 8
describes the proposed work in greater detail.
The option of dismantling and reconstructing the Ogilvy Building was approved by City Council in 2001. Viking Rideau and Barry Padolsky Architect have complied with the conditions of the City Council approval and will be providing a financial security to ensure that the work is completed as specified and in a timely manner. The reconstruction of the facades will also provide an opportunity to re-introduce lost architectural elements such as the metal cornices and brick and terra cotta detailing which have been removed over time thereby enhancing the Rideau Centre complex and this part of Rideau Street.
CONSULTATION
Adjacent
property owners were notified by letter of the date of the Local Architectual
Conservation Advisory Committee (LACAC) and Planning and Environment Committee
meetings and were provided with comment sheets to be returned to LACAC. This is
in accordance with the City's public participation policies.
Ward
Councillor Georges Bedard is aware of this project.
Action
Sandy Hill is aware of this project.
Heritage
Ottawa is aware of this project.
The Rideau Centre expansion is also being dealt with through a Site Plan Control application and the Urban Design Review process.
FINANCIAL IMPLICATIONS
SUPPORTING DOCUMENTATION
Document 2 Statement of Reason for Designation
Document 3 Photographs
Document 4 Conservation
Strategy/Cultural Heritage Impact Statement
Document 5 Historical
Photo
Document 6 North
Elevation-Proposed
Document 7 Perspective looking southwest-Proposed
Document 8 Elevations-Proposed
Document 9 Extract
of Draft Minute, Local Architectural Conservation Advisory Committee.
23
March 2006
DISPOSITION
The Corporate Services Department, Council and Committee Services Branch, to notify the applicant/ agent Barry Padolsky Associates Inc. Architects, Ste. 313, 377 Dalhousie Street, Ottawa, Ontario, K1N 9N8 ( acting on behalf of Viking Rideau Corporation) and the Ontario Heritage Trust (10 Adelaide Street, 3rd Floor, Toronto, Ontario, M5C 1J3) of City Council’s approval.
Document 1
LOCATION PLAN
Document 2
STATEMENT OF REASON FOR DESIGNATION
The former Ogilvy’s Department Store has both historical and architectural significance. It was built by Charles Ogilvy in 1906-1907, with additions in 1917, 1931 and 1934. Born in 1861, Ogilvy emigrated to Canada from Scotland in 1863, immediately moving to Ottawa where his father opened a stationery shop. Ogilvy began his career at the firm of Elliott and Hamilton, Dry Goods. In 1887, Ogilvy left that firm to establish his own dry goods shop on Rideau Street. By 1906 he had prospered sufficiently to build a new store. Business continued to grow and Ogilvy's eventually became a flourishing department store with branches in Ottawa's suburbs. This evolution parallels the North America-wide development of the department store as the most important retail phenomenon of the late 19th and 20th centuries. Ottawa was unique among Canadian cities because its two leading local department stores, Ogilvy's and Freiman's, were sufficiently successful to discourage the entry of national chains into the city until the 1960s.
Ogilvy's was built in four stages. The original dry goods store, designed by prominent Ottawa architect W.E. Noffke and completed in 1907, was a rectangular structure with five bays facing Rideau Street and seven bays facing Nicholas Street. In 1917, it was extended back eight more bays to Besserer Street, also to plans by Noffke. The fourth and fifth floors, designed by Ottawa architect A.J. Hazelgrove, were added in 1931 and 1933 respectively. The addition of the top two storeys and the resulting removal of the original third floor cornice transformed Ogilvy's from a conservative design to a modern design more typical of 1930s commercial architecture.
The building is a large, flat-roofed, rectangular buff-coloured brick, steel-framed structure, highly regular in style and detail. Character-defining features of the building include the use of the Greek key motif on the spandrel panels and secondary cornice, the metal cornice, the wood-framed windows, the "Tree of Life" panels and the distinctive rounded northeast corner. Its prominent corner location, anchoring the end of an important block of Rideau Street, also contributes to its heritage value.
The interior of the building, the interior’s structure and the west facade are not included in this designation.
Document 3
PHOTOGRAPHS
Document 4
CONSERVATION STRATEGY/
CULTURAL HERITAGE IMPACT STATEMENT
Document 5
HISTORICAL PHOTO
Document 6
NORTH ELEVATION-PROPOSED
Document 7
PERSPECTIVE LOOKING
SOUTHWEST-PROPOSED
Document 8
ELEVATIONS-PROPOSED
|
Local Architectural Conservation Advisory
Committee extract of Draft Minutes 33 23 March 2006 |
|
Comité consultatif sur la conservation de l’architecture locale extrait
de l’Ébauche du Procès-verbal 33 le
23 mars 2006 |
APPLICATION under
the ontario heritage act for the reconstruction of the facades of the
former ogilvy's department store at 126 rideau street
DEMANDE SOUMISE
AUX TERMES DE LA LOI SUR LE PATRIMOINE DE
L'ONTARIO ET VISANT LA RÉFECTION DES FAÇADES DE L'ANCIEN GRAND MAGASIN
OGILVY, SITUÉ AU 126, RUE RIDEAU
ACS2006-PGM-APR-0079
Stuart Lazear,
Coordinator Heritage Planning provided an overview of the departmental report
specifically addressing the conditions imposed by Council when it approved an
application to demolish the Ogilvy Building in 2001. Mr. Lazear outlined the specific measures to be undertaken as part
of the current application under the Act, including the recording,
numbering, dismantling, storage, and reconstruction of portions of the Rideau
and Nicholas façades and the replication of some original detail work. Mr. Lazear also confirmed that a security of
$2 million was received.
Barry Padolsky, Barry
Padolsky Associates Inc. Architects provided context
with respect to this project as it pertains to renewal in this area of the
downtown and the important role of the Rideau Centre with respect to its
commercial viability. Mr. Padolsky discussed
the design, construction and additions to the Ogilvy Building, originally
designed by W.E. Noffke. He also
elaborated on the planned reconstruction and rehabilitation work to be
undertaken as part of this proposal.
Mr. Lazear and the
Architect responded to questions from members pertaining to the design of the
entire expansion project, interior and structure of the current building, how
the façades will be attached to the new structure, commercial viability of the
expansion, glazing at street level, and pilasters on Nicholas.
David Flemming,
Heritage Ottawa congratulated the applicant and architects on the
excellent design and a well-developed and thoughtful preservation
strategy. Mr. Flemming urged LACAC to
support the project and looked forward to a similar exciting and
imaginative initiative to preserve the former City Registry Office, as a
continuation of the revitalization of the west side of Nicholas Street. A copy of Mr. Flemming’s address is in on file
with the Committee Coordinator.
The following
amendment was proposed and supported by the Architect.
Moved by L. Lalande:
That the Local Architectural
Conservation Advisory Committee approve that the design be amended to reinstate
the original flag parapet on the roof at the Rideau Street façade.
CARRIED with G. Obagi and P. Stumes dissenting.
Moved by S. Whamond:
That the Local
Architectural Conservation Advisory Committee recommend that Planning and
Environment Committee recommend that Council approve the application for
reconstruction of the façades of the former Ogilvy’s Department Store at 126
Rideau Street in accordance with the plans filed by Barry Padolsky Associates
Inc. Architects included as Document 4 to 8 and the conditions described in the
report, as amended by the following:
·That the design be amended to
reinstate the original flag parapet on the roof at the Rideau Street
façade.
CARRIED
At the request of
Councillor Bédard, Mr. Padolsky provided a review of the design for the
complete expansion project. The
Councillor cited the following condition:
“That the Owner make its best efforts to ensure that (a) the future refurbishment of the existing Rideau Street facade of Rideau Centre, and (b) the future new facades of the Rideau Centre expansion facing both Rideau and Nicholas Streets, are designed in a manner which respects and complements the reconstructed Ogilvy’s facades and the other heritage facades on this part of Rideau Street, and in a manner which enhances the pedestrian experience of Rideau Street as a commercial main street and maximizes the number of on-street pedestrian entrances.”
Following discussion, the following motion was presented and voted.
Moved by A. Keith:
WHEREAS the
adjacent blank wall façade of the proposed building to the west of the reconstructed
Ogilvy building on Rideau Street lacks articulation and fenestration;
THEREFORE BE
IT RESOLVED that the Local Architectural Conservation Advisory Committee
recommend to the Design Review Panel that the blank wall façade be redesigned
so that it respects and complements the Ogilvy façade.
LOST
YEAS (1): A. Keith
NAYS (11): J. Baltz, K. Fafard, L. Lalande, H. McArthur, M.
McGregor, G. Obagi,
P. Stumes,
A. Teramura, H. Tsang, È. Wertheimer, S. Whamond