Heritage Impact Statement for 215 McLeod Street, Centretown Heritage Conservation District 16 August 2012 Page 1 of 16

CulturalHeritageImpactStatementConstructionofanewbuildingat215McLeodStreet

CentretownHeritageConservationDistrict

Submittedto:EmbassyoftheRepublicofIraqPreparedby:JulieHarrisContentworksInc.

PropertyAddress:215McLeodStreet(EmbassyoftheRepublicofIraq)HCD:CentretownHeritageConservationDistrict

Introduction................................................................................................................................................................2 

BackgroundInformation.......................................................................................................................................3 

SiteLocation...........................................................................................................................................................3 

ExistingProperty.................................................................................................................................................3 

DescriptionofUndertaking..................................................................................................................................4 

HeritageImpactAnalysis.......................................................................................................................................5 

CentretownHeritageConservationDistrictContext............................................................................5 

GuidelinesforInfill..................................................................................................................................................5 

ImpactAssessment..................................................................................................................................................6 

ProvincialPolicyStatement.............................................................................................................................7 

Figures...........................................................................................................................................................................8 

Heritage Impact Statement for 215 McLeod Street, Centretown Heritage Conservation District 16 August 2012 Page 2 of 16

INTRODUCTIONThisHeritageImpactStatement(HIS)for215McLeodStreetisauthoredbyJulieHarris,ProfessionalMember,CanadianAssociationofHeritageProfessionals.1Thesubjectpropertyislocatedat215McLeodStreet.Itcoverslots3and4McLeodStreet,aswellastheeasternportionoflot5.ThepropertyregistrationnumberisPIN04118‐0255.Thecurrentowner(theGovernmentoftheRepublicofIraq)hasappliedtotheCityofOttawatodemolishtheexistingstructureonthepropertyandtobuildanewembassydesignedbyJulianJacobsArchitects(Toronto).Thenewstructurewillbetallerthantheexistingbuildingandcovermoreoftheproperty.2

Theproposedembassydevelopmentat215McLeodStreetislocatedwithintheCityofOttawa’sCentretownHeritageConservationDistrictdesignatedin1997undertheOntarioHeritageActbytheCityofOttawa.TheCityofOttawa’sHeritagePlanningstaffhasrequestedthataheritageimpactassessmentbeconductedtocomplywithrequirementsoftheCity’sOfficialPlanbyexaminingtheproposeddevelopmentwithinthecontextoftheDistrictguidelinesandtheheritageprovisionsoftheProvincialPolicyStatement.Ineffect,theHISconsidersboththeintrinsicmeritsofthedevelopmentanditsimpactonadjacentheritageproperties.

TheCentretownHeritageConservationDistrictStudy(CHCDS)isthecoredocumentdescribingtheheritagevalueofthedistrictandtheguidelinestobeappliedforinterventionsaffectingtheheritagevalueoftheHeritageConservationDistrict.3TheCHCDSissupplementedbyadetailedbuilding‐by‐buildingsurveyandevaluationconductedatthetimeofthestudy.TheexistingEmbassybuilding,erectedin1957andmodifiedseveraltimes,wasevaluatedasaGradeIVstructure,whichmeansthatitwasdeterminedtobeoflittleornoheritagesignificancewithinthecontextoftheDistrict.Sincetheexistingembassybuildingdoesnothaveintrinsicheritagevalue,thisHISfocusesexclusivelyontheproposednewembassybuilding.

1JulieHarrisisprincipalofContentworksInc.SheisamemberoftheCanadianAssociationofHeritageProfessionals,withover30yearsofexperienceinheritageevaluationandhistoricalresearch.ShehasbeenqualifiedasawitnessinthefieldofheritageevaluationforthepurposesofanOMB;servedasaprovincialappointeetotheConservationReviewBoardofOntario;andconductedarchitecturalhistoriesforhundredsofbuildingsandlandscapesformunicipalities,privateowners,andfederalandOntariopublicagencies.2TheCHCDissubjecttoaheritageoverlaywhichisaprovisionthatrestrictsthescaleofredevelopmentofapropertyintheDistrict.Onehalfoftheproperty(lot3)wasvacantin1978,whichmeansthatitisnotsubjecttotheoverlayprovisions.Theproponenthasaskedtohavetheoverlayrequirementsliftedfortheentireredevelopment.3Otherdocuments,suchastheCityofOttawa’sOfficialPlan,arealsorelevanttoplanningapplicationsintheDistrict.ThisHeritageImpactStatement,however,isfocusedontheimpactofthenewbuildingontheheritagevalueoftheDistrictasdefinedintheCHCDS.Allotherplanningissuesareoutsidethescopeofthisreport.

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BACKGROUNDINFORMATION

SITELOCATIONThesiteoftheproposeddevelopmentislocatedat215McLeodStreetbetweenElginandMetcalfestreets(Figure1,Figure2andFigure3).Thepropertyis44by30metres(143by99feet)insize,withapproximatelyhalfofthepropertycoveredbyanasphaltparkinglotandtheotherhalfusedfortheembassybuilding,aone‐storeygarageandasecurityhut(Figure4).ThepropertyissituatedonthenorthsideofthestreetacrossfromtheeasternedgeoftheCanadianMuseumofNature(Figure5).ThemuseumcoversmostofthesouthsideofMcLeodStreetbetweenElginandO’Connorstreets.TheCanadianMuseumofNaturewaspurpose‐builtasCanada’sfirstnationalmuseum.ItisoneofthemostimportantlandmarksintheCity.Itsheritagevaluehasbeenassessedatthefederalandnationallevels.Itisa‘Classified’FederalHeritageBuilding(thehighestlevelofheritagevalue)andaNationalHistoricSiteofCanada.Completedin1911,themuseumisamassiveTudorGothicstructurethatwasfullyrestoredandrehabilitatedintheearly2000s.Adistinguishingfeatureofthemuseumisaprominent,brilliantmulti‐storeyglasslanternandstairwellthatwasinstalledtotaketheplaceofthemissingcentraltowerofthebuilding.Themuseum’slocationattheterminusofMetcalfeStreet,whichextendsnorthwardtoParliamentHill,alsomakesitanorganizinginfluenceonthesouthernendoftheDistrict.

ThenorthsideofMcLeod(thesamesideastheembassy)islargelycomposedoftwo‐storeyhousesconvertedtocommercialbuildingsandsomeapartmentbuildings.Thetalleststructureisa13‐storeyapartmentbuildinglocatedimmediatelytotheeastoftheEmbassy(Figure6).Olderstructuresonthestreetincludeafour‐storeyapartmentbuildingat191McLeodStreet(builtc1913‐22)anddwellingsonthenorthsideofMcLeod,suchas223McLeod(builtc1879‐1901)and231McLeod(builtc1879‐1901)(Figure6,Figure7andFigure8).

EXISTINGPROPERTY215McLeodStreetcontainsatwo‐storey(10m)embassybuildingwithaground‐floorplateareaof876m2onthewesternportionoftheproperty(Figure4);anasphaltparkinglotontheeasternportionoftheproperty;anarrowgaragerunninghalfthewidthofthesiteatthebackoftheparkinglot;andaone‐storey,concrete‐blocksecurityhutlocatedbetweentheofficebuildingandparkinglot(Figure9).Autilitarianwroughtironfenceringstheperimeteroftheproperty.Theembassyissetbackapproximately4metresfromthestreetbehindanarrow,treedboulevard.ThesetbackissimilartothesetbacksofallolderbuildingsonMcLeodinthetwolongblocksbetweenElginandO’Connorstreets.

TheEmbassyisasteelframedmodern‐eraofficebuildingwithafaçadecomposedofmanufacturedwindowsandprecastconcretepanels.Itistwostoreysinheightwitharaisedpodium,afullheightbasement,aflatroofandarecessedatriumbayabovethemainentrance.Themodernstyleisreflectedinitsrectangulargeometryandmassing,materialsandopenings.Theeastandwestelevationsaresimplycladingreybrick.Itistypicalin

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scale,materialsanddesignqualitytoubiquitouscommercialblocksofitsperiodfoundacrossCanadaandelsewhereintheDistrict.Asnotedabove,ithasbeenevaluatedasaCategoryIV(littleornoheritage)structureinthecontextoftheDistrict.

DESCRIPTIONOFUNDERTAKINGTheownerisapplyingtodemolishallexistingstructures(officebuilding,fence,guardhouseandgarage)tobuildalargerstructurewithundergroundparking.Securityfeatureswillbefullyintegratedintothematerials,constructionandentrances,therebyeliminatingtheneedforasecurityhut.Asteelfencewilllinetheperimeterofthesidesandrearboundaryofthelot,whileshortstonewallswillrunoneithersideofthestepstothemainentrance(Figure10).Thewords“TheEmbassyoftheRepublicofIraq”,inEnglishandArabic,willbemountedonthewallsinstainlesssteelchannelletters(Figure11).

TheproposedembassyisaPost‐Modern4,four‐storey,irregular‐shapedbuildingwithafifth‐storeyglass‐facedpenthouse(Figure12).Theproposedheight,tothetopoftheparapet,is19.5m.Thefloorareasareasfollows:groundFloorPlateArea–729sqm;secondFloorPlateArea–664sqm;thirdFloorPlateArea–639sqm;andfourthFloorPlateArea–368sqm.Thebuildingisofsteel‐frameconstructionwithmultiplemodulesofvaryingdimensions.Themodulesarecladinaglassskincomposedofdouble‐glazedsealedunitsthatwillbehighlytexturedbymeansofceramicfritinsertedbetweenthelayersofglassinahighlygeometricpattern.

Thecomplexpatternofmodulesassembledtocreatethedesignisinspiredbytheformofancientziggurats(Figure13).5Builtuponarectangularbasewithaprojectingstoneplinthandrecessedcentralentrance,thebuildingdisplaysbalanceandproportion.Angledmodulesdrawattentiontothecentreofthebuildingcreatinganunexpectedsenseofsymmetrydespiteitsasymmetricaldesign.Acarefullystagedtransitionbetweenthemodulesrelievesthemassing,whilealsorenderingthestructureasasingleobject.ThecompositionwillbevisiblefromtheupperstoreysoftheMuseumofNature(Figure11).Asseenfromthestreets,thefaçadeandsilhouettearestronglyenlivenedbytheoff‐setpatternofmodulesandtheimpactoftheterracingeffect(Figure14).

Thefaçadeisclearlyidentifiedbyacommandingcentralentrancesurmountedbyabas‐reliefdepictingthefamouslionhuntscenefromthePalaceofKingAshurnasirpalII.Onthegroundstorey,thewallswillgenerallyrunparalleltotheMcLeodStreet.Thetwinnedsecondandthirdstoreysaredividedintothreemodules,withaslightlyaskewcentre

4Situatingcontemporaryarchitectureinstylisticcategoriesisdifficult,butthePost‐Moderncharacterizationseemsappropriateinthiscasebecausethedesignclearlyspeakstobothcontemporarydesignandhistoricarchitecturalforms.5ZigguratsweremassiveancientstructuresbuiltintheancientMesopotamianvalleyandinotherpartsofwhatarenowIranandIraq.Theywerenormallybuiltfromclayintheformofaterraced,steppedpyramidonabuttressedbase.See:http://www.mesopotamia.co.uk/ziggurats/home_set.html

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sectionflankedbytwotallersections.Unlikethegroundstorey,thesewallsdonotrunparalleltoMcLeodStreet.Insteadtheyareangledtowardthecentreofthebuilding.Theuseofmodulescontinuesonthefourthstoreyandpenthouse,andtheeastandwestelevations.Thewallsonthewestelevationareangledinwardtowardsthecentreofthebuildingwhiletheeastelevationretainsastraighteredge.

Undergroundparkingwillbeprovidedontheeastsideofthebuildingviaaslopeddriveway(ontheproperty)fromMcLeodStreet.Pedestriansaccessthebuildingbythecentralstepsleadingtothemainentrance,ortherampsrunningonalongtheeasternandwesternportionsofthemainelevation,hiddenbythestonewall.

HERITAGEIMPACTANALYSIS

CENTRETOWNHERITAGECONSERVATIONDISTRICTCONTEXT

GUIDELINESFORINFILLThepropertyat215McLeodStreetislocatedwithintheCentretownHeritageConservationDistrictdesignatedinaccordancewithPartV6oftheOntarioHeritageActin1997.TheCHCDSwithmanagementguidelineswaspreparedin1996‐97byJulianSmith&Associates.7TheCHCDSdemonstratedthattheareaidentifiedwithintheboundariesoftheDistrictwassignificantforhistorical,architecturalandenvironmentalreasons.TheCHCDSalsodescribedtheareaashavinga“highconcentrationofresidentialandcommercialbuildingsfromthe1890‐1914period,withanadditionalimportantlayerfromthe1914‐1948intensificationperiod.”Approximately80%ofthebuildings,atthetimeoftheDistrictStudy,“werefourstoreysorlessinheight,andsetonnarrowlots.Theywererichlydetailedinbrick,woodandsheetmetal…”TheStudypointedtoan“instability”resultingfrommedium‐andhigh‐risedevelopmentinthearea,aswellasthenumberofemptylots.IncreatingtheCentretownHeritageConservationDistrictthroughby‐lawin1997,theCityofOttawaalsoapprovedasetofguidelinesthatwereintendedtostrengthentheDistrict’sculturalheritagevalueovertime.

ThefollowingrecommendationsareselectedfromtheCentretownHeritageConservationDistrictStudy(1997)asbeingrelevanttounderstandingtheimpactoftheproposedundertaking(theconstructionofanewEmbassyfortheRepublicofIraq)mayhaveontheDistrict’sculturalheritagevalue:

6PartVoftheOntarioHeritageActconcernsdistrictsonly.PartIVconcernsindividualproperties.ThesubjectpropertyisnotdesignatedunderPartIVoftheAct.7JulianSmith&Associatesetal,CentretownHeritageConservationDistrictStudy(Winter1996‐1997).TheStudyincludesahistoryoftheDistrict,datasheetsaboutallpropertiesintheDistrict,ananalysisoftheheritagevalueoftheDistrict,assessmentsofindividualproperties,andrecommendationsandguidelinesconcerningtheDistrict’smanagement.

Heritage Impact Statement for 215 McLeod Street, Centretown Heritage Conservation District 16 August 2012 Page 6 of 16

VII.5.5 Commercial and Mixed Use Infill [Building Conservation and Infill Guidelines]

Appropriate infill design is critical to the long-term success of the heritage commercial corridors within the District. This infill must respect the existing heritage character by providing sympathetic contemporary design.

There has been a continuous process of construction, alteration, demolition and infill over the years. However, the dominant character of the area was set at the turn of the century, and the surviving buildings from this period still establish the best point of reference for the design of infill projects.

Recommendations

All infill should be of contemporary design, distinguishable as being of its own time. However, it must be sympathetic to the heritage character of the area, and designed to enhance these existing properties rather than calling attention to itself.

The form of new buildings should reflect the character of the area they are in, which will vary considerably along Elgin, Somerset, Gladstone, and other mixed use locations. In most cases, buildings should be two, three or four storeys in height, with a setback that matches adjacent properties. Floor levels should also match what exists, with grade level retail on streets like Elgin north of Gladstone, and raised floor levels in converted residential areas such as Somerset. In the latter case, split level retail may be feasible; such split retail should not be used in older commercial areas.

Materials and colours should ensure continuity in the streetscape.

IMPACTASSESSMENTTheproposeddevelopmentislocatedinamixedblockofnewandoldresidential,institutionalandcommercialstructures.ThenewEmbassywillresultinasympatheticinfillonapropertythatispartiallycoveredbyasphalt,aone‐storeygarageandasecurityhut,inadditiontoanofficestructure.Thedevelopmentwillimprovetheappearanceofthestreetscape(onthenorthside)duetothequalityofthedesignofthenewbuilding,whichmatchesthesetbackandgradeofadjacentpropertiesandiscarefullyconceivedtobeofitsowntime(Figure14).

TheCHCDSdeterminedthatthescalehadbeenpreviouslylostonthissectionoftheblockonthenorthsideofMcLeodStreet(CHCDS,HeritageStreetscapeEvaluation:BuildingScalemap).Themodestheightoftheproposedbuilding(fourstoreys,withintherecommendedheightforthedistrict)willcreateamuch‐needtransitionfromthe13‐storeyapartmentbuildingontheeastandthetwo‐storeyformerhouseonthewest(Figure15).Itwillalsore‐establishamorecontinuousstreetscapethatwasdisruptedinthe1950sandearly1960s.

TheEmbassyishighlyvisible,duetoitslocationontheMetcalfeStreetturnthatisusedbymanyvehiclesgoingnorthtowardsdowntown(Figure16).Thenewbuildingwillbedistinguishableasanembassyduetothequalityofitsexteriorfinishesandform,while

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simultaneouslyservingasaparticularlygraceful‘flashofglass’inadvanceofthestrikingviewoftheglasslanternoftherehabilitatedCanadianMuseumofNatureonthesouthsideofMetcalfeStreet.

Theundergroundparkingaddressestheneedtoreduceatgradeparkinginthedistrict(GuidelineVII.4.11).

Insum,thenewdesignmeetstheguidelinesoftheCHCDinitsheight,materials,finishesandmassing.Furtherconsiderationcouldbegiven,however,toprovidingstreettreesontheCity’svergetoaddcanopytothenarrowboulevardinfrontofthebuilding.

PROVINCIALPOLICYSTATEMENTAspreviouslynoted,thebuildingat215McLeodwasnotidentifiedasasignificantheritagestructureintheHeritageConservationDistrictStudy.Propertiesadjacenttothesubjectsite,however,havebeenidentifiedassuch.ThefollowingsectionoftheProvincialPolicyStatementaddressesdevelopmentadjacenttosignificantculturalheritageandhasbeenreviewedinthecontextofthisproposeddevelopment.

2.6 Cultural Heritage and Archaeology from the Provincial Policy Statement

2.6.3 Development and site alteration may be permitted on adjacent lands to protected heritage property where the proposed development and site alteration has been evaluated and it has been demonstrated that the heritage attributes of the protected heritage property will be conserved.

Mitigative measures and/or alternative development approaches may be required in order to conserve the heritage attributes of the protected heritage property affected by the adjacent development or site alteration.

ThemostsignificantpropertythatcouldbeaffectedbythedevelopmentistheCanadianMuseumofNature,whichisaClassifiedFederalHeritageBuildingandaNationalHistoricSiteofCanada.Theattributesofthestructureanditsenvironmentareclearlyarticulatedinstatementsofsignificanceforbothdesignations,whichemphasizethefunctionofthestructure,itsdesignandconstruction,anditsplacementattheheadofMetcalfeStreet.8Theproposedembassywillaffectnoneoftheseattributes.Fromabroaderperspectiveoftheoverallsettingofthemuseum,theproposedEmbassywillbeapositivedevelopment.Locatedimmediatelyacrossthestreetfromtheeastwingofthemuseum,itwillestablishaconfidentechoofthemuseum’sdramaticglasslanterninitsmaterialsandshape.Inaddition,thequalityofthenewdevelopment,includingthedecisiontoputparkingundergroundandtointegrateandhidesecurityrequirementsintoeachaspectofthedesign,willalsocontributetoamoreelegantstreetscapeacrossfromthemuseum(Figure17).

8Source:TheCanadianRegisterofHistoricPlacesaccessedatwww.historicplaces.ca,February28,2012.

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FIGURES

Figure1:Mapshowing215McLeodSt.incentre.(CityofOttawaemap)

Figure2:Aerialphotoshowing215McLeodStincentre.(CityofOttawaemap)

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Figure3:MapoftheCentretownHeritageConservationDistrict.GroupVIstructures(littleornoheritagesignificance)areshowninyellow.ThearrowmarksthesiteoftheEmbassyoftheRepublicofIraq.(CommunityDesignPlan)

Figure4:ThefrontelevationoftheofficebuildingfortheEmbassyofIraqonthewesternportionofthepropertyat215McLeodStreet.(Contentworks,29February2012)

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Figure5:TheEmbassyofIraq(right)acrossfromtheCanadianMuseumofNaturewithitsglasslantern(left).(GoogleStreetView)

Figure6:191McLeodStreetatthecornerofElginStreet.TheEmbassyofIraqisatthefarleftsideoftheimage.The13‐storey1960sapartmenttowerislocatedbetweenthecornerbuildingandtheEmbassy,2009.(GoogleStreetView)

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Figure7:223McLeodStreet(left)andtheEmbassyofIraq(centre).(JulianJacobsArchitects,20December2011.)

Figure8:231McLeodStreetatthecornerofMetcalfe,2009.(GoogleStreetView).

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Figure9:Theguardhouse,fence,parkinglotandgarageontheeasternportionofthepropertyat215McLeodStreet,2009.(GoogleStreetView)

Figure10:Conceptualsiteplanforthenewdevelopment.(JulianJacobsArchitects,August2012.)

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Figure11:Perspectivefromabovethesouthwestcorneroftheproposedembassyat215McLeodSt.,muchlikeitwouldappearwhenseenfromthesecondorthirdstoreysoftheCanadianMuseumofNature.(JulianJacobsArchitects,August2012.)

Figure12:Aerialperspectiveoftheproposedembassyat215McLeodSt.(JulianJacobsArchitects,August2012.)

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Figure13:ThesteppedpyramiddesignoftheproposeddevelopmentwasinspiredbyaZiggurat.(JulianJacobsArchitects,August2012.)

Figure14:Exteriorperspectivefromgroundlevelfor215McLeodSt.(JulianJacobsArchitects,August2012.)

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Figure15:Perspectivefromaboveofthesouthwestcorneroftheproposedembassyat215McLeodStandtheadjacentproperties.(JulianJacobsArchitects,August2012.)

Figure16:PerspectivefromElginStreetofthesoutheastcornerfor215McLeodStandtheMetcalfeStreetturnusedbymanyvehiclestravelingnorthtowardsdowntown(JulianJacobsArchitects,August2012.)

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Figure17:Contextplanillustratingtheproposedembassyat215McLeodStwithinitssurroundingenvironment.(JulianJacobsArchitects,August2012.)