Report Template

1
Report to/Rapport au :
Built Heritage Sub-Committee
Sous-comité du patrimoine bâti
and/et
Planning Committee
Comité de l'urbanisme
and Council / et au Conseil
May 22, 2013
22 mai 2013
Submitted by/Soumis par : Nancy Schepers, Deputy City Manager/Directrice
municipale adjointe,Planning and Infrastructure/Urbanisme et Infrastructure
Contact Person / Personne ressource: John Smit, Manager/Gestionnaire,
Development Review-Urban Services / Examen des projets d'aménagementServices urbains Planning and Growth Management/Urbanisme et Gestion de la
croissance
(613) 580-2424, 13866 [email protected]
RIDEAU-VANIER (12)
Ref N°: ACS2013-PAI-PGM-0119
SUBJECT:
APPLICATION TO RECONSTRUCT THE FORMER OGILVY’S
DEPARTMENT STORE, 124 RIDEAU STREET, A PROPERTY
DESIGNATED UNDER PART IV OF THE ONTARIO HERITAGE ACT
OBJET :
DEMANDE DE RECONSTRUCTION DE L’ANCIEN GRAND MAGASIN
OGILVY’S, 124, RUE RIDEAU, DÉSIGNÉ AUX TERMES DE LA
PARTIE IV DE LA LOI SUR LE PATRIMOINE DE L’ONTARIO
REPORT RECOMMENDATIONS
That the Built Heritage Sub-Committee recommend that Planning Committee
recommend that Council:
1.
Approve the application for the reinstatement and integration of the facades
of the former Ogilvy’s department store into the expanded Rideau Centre, in
accordance with plans submitted by Barry Padolsky and Associates
Architects, Inc., received on May 9, 2013;
2
2.
Delegate authority for minor design changes to the General Manager,
Planning and Growth Management Department; and
3.
Issue the heritage permit with a two-year expiry date from the date of
issuance.
(Note: The statutory 90-day timeline for consideration of this application under
the Ontario Heritage Act will expire on August 7, 2013.)
(Note: Approval to alter this property under the Ontario Heritage Act must not be
construed to meet the requirements for the issuance of a building permit.)
RECOMMANDATIONS DU RAPPORT
Que le Sous-comité du patrimoine bâti recommande au Comité de l’urbanisme de
recommander à son tour au Conseil :
1.
D’approuver la demande d’intégration des façades de l’ancien grand
magasin Ogilvy’s à l’agrandissement du Centre Rideau, conformément aux
plans soumis par le cabinet d’architectes Barry Padolsky and Associates,
qui ont été reçus le 9 mai 2013;
2.
De déléguer au directeur général du Service de l’urbanisme et de la gestion
de la croissance le pouvoir d’approuver des modifications mineures à la
conception; et
3.
De délivrer le permis en matière de patrimoine, qui expirera deux ans après
sa date de délivrance.
(Nota : Le délai réglementaire de 90 jours d’examen de cette demande, exigé en
vertu de la Loi sur le patrimoine de l’Ontario, prendra fin le 7 août 2013.)
(Nota : L’approbation de la demande de modification aux termes de la Loi sur le
patrimoine de l’Ontario ne signifie pas pour autant qu’elle satisfait aux conditions
de délivrance d’un permis de construire.)
BACKGROUND
The former Ogilvy’s department store was located at the corner of Rideau and Nicholas
Streets (see Location Map, Document 1 and Street views, and Bird’s Eye View,
Document 2). It was constructed in four phases from 1906 until 1934 to the designs in
Werner Ernst Noffke (1906-07 and 1917) and A.J. Hazelgrove (1931 and 1934) (see
Historic Photograph, Document 3). Starting out as a small three storey structure with
five bays on Rideau Street and seven on Nicholas Street, by the time it was complete it
was five storeys high and stretched back 15 bays on Nicholas Street. It was
distinguished by its Greek key spandrel panels, wood windows, distinctive cornices and
rounded corner (see Statement of Reason for Designation, Document 4).
3
In October 2000, Council recommended the former Ogilvy’s department store for
designation under Part IV of the Ontario Heritage Act. The owner at the time, Viking
Rideau, appealed the Notice of Intention to Designate in accordance with the Ontario
Heritage Act; however, a Conservation Review Board hearing on the proposed
designation was never held and the appeal was withdrawn. The building’s designation
by-law was passed in 2012. On November 9, 2000, Viking Rideau applied to demolish
the building as part of the preparations for an expansion project. A report refusing
permission to demolish was prepared for the consideration of Committee and Council.
Council did not refuse permission to demolish, but approved it with 11 conditions. These
included allowing the demolition if certain facades were retained, allowing the top two
storeys to be removed, allowing the building to be dismantled and reconstructed if its
retention in situ during construction was not feasible, permitting construction on the roof
if it was set back from the front façade and a number of other conditions related to
securities and recording of the historic building.
In April 2006, Barry Padolsky and Associates Architects, Inc. submitted an application to
dismantle and reconstruct the facades of Ogilvy’s in accordance with the
Council-approved direction of 2000. Of the approaches approved by Council, the
application to dismantle, store and reinstate as retention in situ was deemed to be too
costly. As approved, the final Ogilvy’s after reconstruction was to be three storeys in
height, with five bays along Rideau Street and seven along Nicholas Street. After these
approvals were granted by Council, the project fell into abeyance until autumn 2012
when a new owner, Cadillac Fairview, revived the project and initiated the planning
process to permit not only the dismantling and reconstruction of Ogilvy’s but also the
overall expansion of the Rideau Centre to accommodate a number of high profile new
tenants.
During the winter of 2012-2013, the former Ogilvy’s department store was dismantled
and demolished. The decorative items (spandrel panels, cornice), windows and
masonry identified for re-use were removed, marked and stored to await reassembly.
The rest of the building was then demolished, leaving a vacant lot. This was consistent
with the Council directions of 2001 and 2006 and the Heritage Permit issued on May 1,
2006.
The current application is to allow the heritage facades to be rebuilt and incorporated
into the Rideau Centre Expansion project. Minor variances to allow the Rideau Centre
project to proceed were considered at the Committee of Adjustment on June 5, 2013.
Site Plan Control approval, including review by the City’s Urban Design Review Panel is
also required for this project.
DISCUSSION
Project Description
The Cadillac Fairview Corporation Limited is undertaking the Rideau Centre Expansion,
a large multi-stage project that includes the construction of a new four-storey building
that will incorporate the former Ogilvy’s department store facades, the construction of an
4
addition to the present Rideau Centre on the parking lot facing Rideau Street to join it
with the new Ogilvy’s building, a wing to the south of the new Ogilvy’s building, the
refurbishment of the cladding of the entire building, the rehabilitation of the of the
pedestrian overpasses and the introduction of entrances at 10 Rideau Street to serve
the proposed Rideau Street Light Rail Transit station (to be considered through a
separate application under the Ontario Heritage Act). When completed, the expanded
Rideau Centre will have approximately 26 new retail units, two new restaurants, and
375 more parking spaces.
The section of the Rideau Centre expansion that is the subject of this report is the
construction of a new four-storey building that will feature the reinstated Ogilvy’s
facades and be linked to the Rideau Centre. The reinstated Ogilvy’s, described by the
applicant as a glazed cube, will be 19.4 metres high topped by a solid volume, that will
appear as a modified cornice, 2 metres in height, set back from the property line
approximately 4 metres. The glazed cube will feature a mixture of clear and fritted glass
which will sit inside the walls of the reconstructed Ogilvy’s facades. There will be two
recessed glass bays separating the glazed cube with its reinstated Ogilvy’s facades
from the main part of the expanded Rideau Centre. Each of these will be the width of
one of Ogilvy’s historic bays, to allow the former facades to continue to be viewed as
separate and distinct from the rest of the shopping mall.
The recessed bays will serve as the link to the two new parts of the Rideau Centre; one
of these will be on the vacant land to the west of the former Ogilvy’s and the other will
be on the site of the former 1930s additions to Ogilvy’s and will extend south to
Besserer Street.
The glazed cube will rise above the cornice of the rebuilt Ogilvy’s, bringing the structure
up one storey more than the reinstated building, to a total of four storeys. On the
interior, Ogilvy’s previous floor-to-ceiling heights will not be duplicated and thus the
floors of the shops and restaurant of the glass cube will not line up with the reinstated
windows. (For Elevations, Perspectives and Site Plan, see Document 5.)
The rest of the Rideau Centre will be extensively altered. It will be re-clad, new doors
and windows will be introduced, the pedestrian overpasses will be refurbished, and the
Colonel By Drive and MacKenzie King Bridge façades will be altered. This work is not
the subject of this report.
Former Ogilvy’s Facade Reinstatement
The Ogilvy’s façades and decorative elements were removed and stored over the winter
of 2012-2013. They elements that are being re-used are currently being restored
off-site by heritage conservation specialists. Other elements that are not being re-used,
but that have some significance, will be stored. The work includes restoration of
heritage masonry, metal details and windows. The masonry work involves the cleaning
and numbering of the bricks for the reconstructed walls, and the cleaning of egg and
dart mouldings, the Tree of Life panels and other masonry elements. The metal work is
to clean and restore the spandrel panels, mouldings, and soffits. Finally, the original
5
wooden windows will be restored and installed as a screen, without glass, in front of the
new glass cube. This will allow them to continue to appear to be windows.
Ogilvy’s was constructed in stages, and, as a result of this incremental building
program, some of the original 1907-1908 details were removed. The current plans will
restore the building to its 1907-1908 appearance and certain elements that were
removed as the building was expanded will be fabricated, based on historic
photographs. Fabricated elements include the primary and secondary cornices, the
decorative corner medallion, and the flag parapet. Stone pillars will also be fabricated
and reinstated into their former locations on the ground floor.
Cultural Heritage Impact Statement (CHIS)
A CHIS was prepared for the entire Rideau Centre Expansion project. It described the
project as a whole and examined its impact upon the heritage character of the entire
area, including nearby heritage buildings and the former Ogilvy’s. The conclusion
reached by the study was that: “The contemporary design, massing and architectural
character of the Rideau Centre “glazed cube,” with its clear glazing, respects the
heritage value and character defining elements of the Ogilvy’s facades and provides a
contemporary neutral background that allows the reinstated facades to define the
heritage character of the Rideau/Nicholas Streets corner.” (Please see the link at
Document 6 for the entire report.)
Conclusion
The reconstruction of the former Ogilvy’s department store implements the 2006
Council decision regarding the designated structure. The proposed plan to install the
pieces of the building on the glass cube is an elegant way to accommodate the needs of
the Rideau Centre Expansion while reconstructing the building. The recessed, glazed
bays that will link the reconstructed building and the expanded Rideau Centre set
Ogilvy’s apart from the new construction, and will provide a clear distinction between
Ogilvy’s and the shopping mall. Other details of the shopping mall, such as the wing to
the east of the Rideau Street glazed bay and the strong horizontal lines of the south
addition that complement the horizontality of the former store will also reinforce the
differences between the rebuilt building and the new construction. For these reasons,
the department has no objection to the application under the Ontario Heritage Act in this
location.
RURAL IMPLICATIONS
There are no rural implications associated with this application.
CONSULTATION/ PUBLIC NOTIFICATION
Heritage Ottawa:
6
Given that the decision to demolish has been acted upon, the only comments pertain to
impact upon the surface features which are to be retained and reapplied, and impact to
surrounding heritage properties.
Retention of surface features: a challenging concept, and probably not one foreseen by
the OHA or even in conventional heritage conservation. Nevertheless, the OHA
designates properties, not buildings, per se, so a remnant can still be protected by the
OHA.
We appreciate that the re-applied surface features have been given prominence in the
proposed design, and that the added height above is stepped back and is transparently
glazed, so as not to distract from the re-applied facade.
The proposal does not appear to have any negative impacts upon the heritage
structures in the surrounding neighbourhood. Indeed, the retention of this remnant will
help to further animate Rideau Street at the pedestrian level, as buildings of the Ogilvy
era traditionally did.
Adjacent property owners as well as the local community association were notified
electronically and by letter of the date of the Built Heritage Sub-Committee and Planning
Committee and were provided with comment sheets to be returned to Built Heritage
Sub-Committee. This is in accordance with the municipal public participation policy
regarding applications related to heritage buildings.
COMMENTS BY THE WARD COUNCILLOR
Councillor Fleury is supportive of the Ogilvy’s project: “Cadillac Fairview has engaged
with the community to discuss how the heritage value of the Ogilvy's Building will be
protected and has received positive feedback. We are happy that this heritage building
will finally see an active use.”
LEGAL IMPLICATIONS
There are no direct legal implications associated with this report.
RISK MANAGEMENT IMPLICATIONS
There are no risk management implications associated with this report.
FINANCIAL IMPLICATIONS
There are no direct financial implications.
ACCESSIBILITY IMPACTS
There are no accessibility impacts associated with this report.
7
ENVIRONMENTAL IMPLICATIONS
There are no environmental implications associated with this report.
TECHNOLOGY IMPLICATIONS
Information Technology approved this report without comment.
TERM OF COUNCIL PRIORITIES
EP3: Support growth of local economy.
C3: Provide a compelling, vibrant destination.
APPLICATION PROCESS TIMELINE STATUS
This application was processed within the 90-day time-frame prescribed by the Ontario
Heritage Act.
SUPPORTING DOCUMENTATION
Document 1
Document 2
Document 3
Document 4
Document 5
Document 6
Location Map
Street Views and Bird’s Eye View
Historic Photograph
Statement of Reason for Designation
Elevations, Perspectives and Site Plan
Cultural Heritage Impact Statement, Extract and Link
http://webcast.ottawa.ca/plan/All_Image%20Referencing_Site%20Plan%2
0Application_Image%20Reference_Rideau%20Centre%20Cult%20Herita
ge%20Study.PDF
DISPOSITION
City Clerk and Solicitor Department, Legislative Services, to notify the property owner
and the Ontario Heritage Trust (10 Adelaide Street East, 3rd Floor, Toronto, Ontario,
M5C 1J3) of Council’s decision.
8
LOCATION MAP
DOCUMENT 1
9
STREET VIEWS AND BIRD’S EYE VIEW
DOCUMENT 2
10
Bird’s eye view, prior to demolition
11
HISTORIC PHOTOGRAPH
DOCUMENT 3
Ogilvy’s, circa 1919 (City of Ottawa Archives). The building is to be reinstated to the
break in the cornice on the left side of the photograph (five bays back).
12
STATEMENT OF REASON FOR DESIGNATION
DOCUMENT 4
Bylaw 2011-346
Statement of Reason for Designation- 126 Rideau Street
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 1933.
Born in 1861, Ogilvy immigrated 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 Elliot and Hamilton Dry Goods. In 1887, Ogilvy left that firm to establish his own dry
goods show on Rideau Street. By 1906 he had prospered sufficiently to building 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
American-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 Freimans, 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
includes 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 façade are not included
in this designation.
13
ELEVATIONS, PERSPECTIVES AND SITE PLAN
Elevations
DOCUMENT 5
14
Perspectives
15
Site Plan