Cultural Heritage Impact Statement for the Proposed Redevelopment of 7 Clarence Street, Byward Market, Ottawa Ontario.
February 2014
Submitted to: The National Capital Commission
Submitted by: Commonwealth Resource Management
Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Cover Image: A view of the proposed development at 7 Clarence St. in the Byward Market, Ottawa Credit: CSV Architects January 31, 2014.
Commonwealth Resource Management & CSV Architects 1
Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Table of Contents 1. INTRODUCTION ...... 3 1.1 Background ...... 3 1.2 Present Owner and Contact Information...... 4 1.3 Site Location, Current Conditions, and Context ...... 4 1.4 Relevant Information from Council Approved Documents ...... 7 1.5 Digital Images of Cultural Heritage Attributes; 7 Clarence Street ...... 8 2.0 HERITAGE RESOURCE DESCRIPTION AND HISTORY ...... 10 2.1 Site Development Chronology/History ...... 10 3.0 ANALYSIS OF CULTURAL HERITAGE VALUES ...... 21 3.1 Introduction ...... 21 3.2 Social History ...... 21 3.3 Structural or Architectural History ...... 22 3.4 Contextual History ...... 24 4.0 STATEMENT OF SIGNIFICANCE...... 25 4.1 Introduction Statement of Significance ...... 25 4.2 Heritage Character Statement Byward Market Heritage Conservation District 1991...... 25 5.0 DESCRIPTION OF THE PROPOSED DEVELOPMENT ...... 28 5.1 Introduction ...... 28 6.0 IMPACT OF THE PROPOSED DEVELOPMENT ...... 36 6.1 Assessment of the Proposed Development ...... 36 6.2 Conservation Approach Specific to 7 Clarence Street ...... 36 6.3 Impacts on the Heritage Character of the Byward Market Heritage Conservation District ...... 38 6.4 Impacts to Tin House Courtyard Site Plan ...... 39 7.0 ALTERNATIVES AND MITIGATION STRATEGIES ...... 40 8.0 BIBLIOGRAPHY / PEOPLE CONTACTED ...... 41 Bibliography ...... 41 9.0 AUTHORS QUALIFICATIONS ...... 42 Appendix A: Chronology ...... 43 Appendix A: Heritage Survey Forms 1990 ...... 44
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Appendix B: Structural and Conservation Engineering Report ...... 60 Appendix C: 7 Clarence St., Ottawa Public Safety Letter ...... 86 Appendix D: 7 Clarence St., Structural Condition Letter ...... 87 Appendix E: State of Good Repair Letter ...... 90 Appendix F: Letter John Cooke & Associates Lt...... 93
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
1. INTRODUCTION
1.1 Background This Cultural Heritage Impact Statement (CHIS) has been requested by the City of Ottawa to evaluate the proposed development at 7 Clarence Street, in the Byward Market. The proponents are the National Capital Commission and the architect is CSV Architects. The proposed development is located in the Byward Market Heritage Conservation District that has been designated by the City of Ottawa under Part V of the Ontario Heritage Act (Bylaw 60-91). The Cultural Heritage Impact Statement (CHIS), prepared by Commonwealth Resource Management, is intended to evaluate the impact of the proposed development in a manner that is consistent with the City of Ottawa Official Plan Section 4.6.1.
The purpose of this report is to identify the cultural heritage resources and values that may be impacted with the proposed demolition of the existing building at 7 Clarence Street as well as to assess the proposed infill or replacement structure. The property is subject to the City of Ottawa Zoning By-law 2008-250 Consolidation Section 60 Heritage Overlay. This report follows the content outline recommended by the City of Ottawa for Cultural Heritage Impact Statements:
The following documents were used in the preparation of this report: FHBRO Building Report, 461-465 Sussex Drive (86-37); FHBRO Building Report, 7 Clarence Street (86-38); Appendix B Building Improvement and Design Guidelines, Byward Market Heritage Conservation District Study 1990, City of Ottawa; Heritage Character Statement, Byward Market Heritage Conservation District, City of Ottawa; Statement of Significance, Byward Market Heritage Conservation District, Canada’s Historic Places, Parks Canada, Canadian Register, 2008; Heritage Survey and Evaluation Form, 7 Clarence St., Byward Market HCD 1990; Heritage Survey and Evaluation Form, 461-465 Sussex Drive, Byward Market HCD, 1990; Heritage Survey and Evaluation Form, 13-15 Clarence St., Byward Market HCD, 1990; A Structural and Conservation Engineering Report on Emergency Measures for the Building 7 Clarence Avenue, Ottawa Ontario for DFS Architecture on behalf of The National Capital Commission. 25 January 2013 JOKINEN Engineering Services; Letter from Jokinen Engineering Services to DFS architecture, dated 19 November, 2013. Re: 7 Clarence Street, Ottawa Public Safety Letter Emergency Measures Required; Letter from Jokinen Engineering Services to NCC Design & Construction Branch, dated December 5, 2013. Re: 7 Clarence Street, Ottawa, ON – Structural Condition; Forwarded Email to John Stewart dated Dec. 9, 2013, from Fernando Pellicer of DFS Arch. Dated Dec. 6, 2013 to Christopher Dziwinski NCC; and, Letter from John Cooke & Associates Lt. Consulting Engineers Dated January, 21 2014. Re: 7 Clarence Street Masonry Condition.
The following plans and maps were used in the preparation of this report:
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Site Plan, 7 Clarence St., and the Tin House Courtyard CSV Architects Dated January 31, 2014. Elevations, and floor plans of the Proposed Infill Building CSV Architects Dated January 31, 2014. Rendered perspectives of the development proposal CSV Architects Dated January 31, 2014.
1.2 Present Owner and Contact Information
Address: 461-465 Sussex Drive, & 7 Clarence Street Ottawa ON Current Owner: National Capital Commission Contact: Christopher Dziwinski, B.Arch, OAA, MRAIC Project Manager / Architect Design & Construction Branch
1.3 Site Location, Current Conditions, and Context
Heritage Context The site is located at 7 Clarence Street in the Byward Market Heritage Conservation District (Figure 1) and was built as an addition to 461-465 Sussex Drive to the west. The building frames the south-east entrance to the Tin House Courtyard along with 13-15 Clarence Street to the east. 7 Clarence Street was built as an adjunct to 461-465 Sussex Drive and is inseparable from it in function and history. The Commercial Building at 461-465 Sussex Drive is a ‘Recognized’ federal heritage building. ‘Built circa 1850, the building is a rare survivor of the early period in Sussex Street's development. It illustrates the large scale which speculative mixed commercial and residential building could achieve at an early, pre- incorporation date. The building's heritage character is defined by its scale, its volume, the regularity of its openings, the handling of its exterior materials, and its joint-use functional layout.’ The building is an important contributing element to the intact built streetscape on the north side of Clarence Street extending from Sussex Drive through to 13-15 Clarence reflecting the early development of Clarence Street in the Byward Market.
Built Heritage Description The building at 7 Clarence Street is a two-storey stone structure with basement constructed circa 1878 and is the second structure to be built within the footprint of the existing building (See Figures 8 & 9). The building was altered circa 1915 when the third floor level was removed. The walls of the building are formed of solid masonry with a dressed ashlar limestone on the principle façade facing Clarence Street and rubble limestone treatment on the rear and side elevations. The principle façade consists of a traditional storefront on the first floor with masonry walls punctuated by two windows on the second- floor level with the walls extending above the roof to form a parapet. The building was constructed as an addition to 461-465 Sussex and served as a warehouse for retail and commercial uses located in the main building on Sussex.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Current Conditions The building was the subject of a structural review carried out by Jokinen Engineering Services in January 2013 (See Appendices B, C, D, E). The City subsequently retained John Cook & Associates Consulting Engineers to undertake a peer review to confirm Jokinen’s structural assessment and recommendation that the masonry walls were in such poor condition that there were no practical solutions other than demolition. The building was declared unsafe as a result of the review and emergency shoring and protective fencing was installed around the building. The principal defects and causes were identified in the structural review which were: Inward deflection of the masonry walls on the rear (north) and side (east) elevations at the second floor level due to leaking roof membranes or defective mortar in parapets; and, Potential deterioration of the wood floor beams and joists embedded in the masonry walls.
The recommended long-term solution identified in the structural review was to dismantle the affected areas on the rear and side elevations and rebuild them in a similar fashion to the existing walls.
Subsequently, John Cooke in his review drew the following conclusions (See Appendix F): a) While this wall could be salvaged and conserved, in my view it would be expensive and require major intervention. Once the hard exterior mortar is removed, there would be extensive stone replacement required, and there would be extensive take down and rebuild required in order to consolidate the core of the wall, both form the exterior and interior wall faces. As a result, my recommendation would be to document the building for historical record, and demolish it. b) To address the question of immediate demolition, I must disagree with Mr. Jokinen. The present condition of the mortar clearly shows the lack of movement of this wall over the past ten years. For this reason, I do not agree that the demolition be considered an emergency condition. With respect to Health and Safety of the public, the netting, cables, and perimeter fence, provide adequate safety to the public.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Figure 1: Context view of 7 Clarence Street (red arrow) within the Byward Market. Credit: Google Earth
Figure 2: Context view of 7 Clarence Street and the Tin House Courtyard within the By-Ward Market. Credit: ESRI
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
1.4 Relevant Information from Council Approved Documents
Zoning By-law 2008-250 Consolidation Section 60 The development site is subject to the Heritage Overlay provisions contained in the City of Ottawa Zoning By-law 2008-250 Consolidation Section 60 Additions (3) and (4). In summary, an addition to a building in an area to which a heritage overlay applies is permitted only if:
(3)(a) The height of the walls and the height and slope of the roof of the addition do not exceed those of the building.
(3)(b) the gross floor area of the addition does not exceed 30% of the gross floor area of the building;
Byward Market Heritage Conservation District The building is located in the Byward Market Heritage Conservation District which was designated under Part V of the OHA by the City of Ottawa in 1991 (Bylaw 60-91). The Heritage Conservation District Study includes a Heritage Character Statement for the district and Street Guidelines which are applicable in the assessment of this development proposal (See Section 4.0).
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
1.5 Digital Images of Cultural Heritage Attributes; 7 Clarence Street
Figure 3: View of 465 Sussex Drive (left) and 7 Clarence (right) with the Tin House Courtyard in the background. Note the dressed ashlar masonry on the principal façade and the coursed rubble limestone forming the side elevation. Credit: NCC
Figure 4: Detail view of 7 Clarence Street. Credit: NCC
Figure 5: View of the rear (north) wall of 7 Clarence. Note the inward deflection of the east wall at the roof level as well as the discolouration of the masonry at the upper levels of the wall indicating water infiltration into the walls. Note the exit enclosure for 465-461 Sussex above the roof line of 7 Clarence. Credit: NCC
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Figure 6: View of storefront at 7 Clarence. Note the discontinuous joints at the interface of 7 Clarence and 465 Sussex to the left. Credit: NCC
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
2.0 HERITAGE RESOURCE DESCRIPTION AND HISTORY
2.1 Site Development Chronology/History
Chronology 461-465 Sussex Drive and 7 Clarence Street Date Description Reference
The first plan of Bytown that shows a building on the lot dates to February 1843. By 1843 the Geological 1843 Survey of Canada Building at 541 Sussex and the Laroque Fortune College at 445-447 had been constructed. The buildings were 3 and 4 storey stone structures clad in ashlar limestone.
Figure 7: Plan of Bytown February 1843. The lot at 461-465 Sussex Drive is arrowed. Compare this plan with the 1851 Plan of Bytown. Note that the building does not cover the lot and there is no detached building to the east within the lot. Note the gaps in the built streetscape within the block on Sussex. Credit: Plan of Bytown, Called for by the Board's Order, dated 24th Feby., 1843. Surveyd by Lieut. White, Royal Engineers. Library and Archives Canada Mikan No. 4135250
Structures shown on lot where 461-465 Sussex Rideau Canal. Plan of 1850-1851 Street and 7 Clarence Street. See Plan overlay on Lower Bytown from a CAD drawing of Sussex Street (Figure 9). survey made by the Royal In 1850 Eusebe Varin was operating a general store Engineer Department in on Sussex a year prior to him purchasing the August 1850 and in April property at 461-465 Sussex Street. 1851. By 1851, the May Building (1846) at 489 Sussex, the La Salle Academy (1847) at 373 Sussex had been constructed. The buildings are four and three storey stone structures clad in ashlar limestone.
The second record of a building on the lot whose municipal addresses include 461-465 Sussex Street and 7 Clarence Street appears on a 1850 – 1851 plan of the Rideau Canal - Plan of Lower Bytown from a survey made by the Royal Engineer Department in August 1850 and in April 1851 (Figure 8).
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Figure 8: The second plan showing a building on the lot dates to 1851. The building is located on the north side of Clarence at Sussex Street. Note the building does not cover the lot and a detached building is located to the west. Note the gaps in the streetscape on Sussex. Plan of Lower Bytown from a survey made by the Royal Engineer Department in August 1850 and in April 1851. Online MIKAN no. 4149250 n0022403_a1.pdf Library & Archives Canada.
Figure 9: Overlay of 1851 plan on a contemporary CAD plan of Sussex Drive extending from Clarence Street (right) to Murray Street (left). Note that shaded overlay of 461-465 Sussex Street extends to the approximate line of the existing building footprint (vertical line extending above the letter N in the text ‘Footprint’). Note that the detached building above is contained within the present footprint of 7 Clarence Street. Credit: CAD Plan Sussex Drive NCC, 1851 Plan Overlay Library and Archives Canada.
Date Description Reference 1850 Eusebe Varin listed in the 1850 Canadian Almanac as operating a Canadian Almanac general store on Sussex Street in Lowertown. for the year 1850 Scobie & Balfour Toronto. Eusebe Varin purchases the property and takes out a mortgage. FHBRO Building 1851 Report 86-37 pg. 28
1855 Eusebe Varin takes out a mortgage on the property for each year FHBRO Building listed. Report 86-37 pg. 28 1857 1860 1862
Date Description Reference
Varin defaults on his mortgages and sells the property to Eugene
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
1868 Martineau. Varin died in 1865. Martineau purchases the property FHBRO Building and takes out a mortgage, and again in 1869, 1874 and 1875. Report 86-37 pg. 29
1874 Eugene Martineau hires John Bowes Architect to rehabilitate 3 1874 (Free Press stores on Sussex Street. The existing building at 7 Clarence may [Ottawa], 13 Jan. have been designed and constructed at the same time. A review 1874, 2, t.c.) of 1874 Free Press Ottawa article may provide the answer. Biographical Dictionary of Canadian Architects
1878 Fire Insurance Plan. The footprint shown on the plan 1878 Fire Insurance corresponds with the footprint of the existing building and lot. Plan Library and Both 461-465 identified as 463-471 Sussex Street on the plan and Archives Canada 7 Clarence Street are identified as being constructed of stone and 1878 are 3-1/2 and 3 storey structures respectively (Figure 10). The stone structure at 7 Clarence abuts 461-465 Sussex. Note the courtyard with municipal addresses and the adjacent context of a livery stable, wagon shop, storehouse, and two hotels.
Figure 10: Detail of 1878 Fire Insurance Plan. The lot (lower right) shows a 3-1/2 storey stone structure fronting on Sussex Drive and a three (3) storey building on Clarence abutting the rear of the building. Note that the municipal address was 463 – 471 Sussex Drive. The building identified as 13 & 15 Clarence Street shown on the plan was demolished and the existing building located at 13 & 15 constructed in 1898 (See Figure 11). Credit: Library and Archives Canada 1878 Fire Insurance Plan Sheet 21. H. Belden e010695498-v8.jpg
7 Clarence occupied by a grocer (F Lalonde) and a clerk (Jean-Baptiste FHBRO Building 1882 Moreau). Note that the building at 7 Clarence was used as a Report 86-38
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
warehouse for stores located in 461-465 Sussex. pg. 35
1888 Fire insurance plan of the area illustrates the same building 1888 Fire Insurance configuration on the lot as the 1878 fire insurance plan. Another Plan with Revisions building has been constructed to the east of 7 Clarence. Note the to 1901, Sheet 21, courtyard and the adjacent uses including a carriage shop, wood Sheet 1 Key Plan, shop, drug – pharmacy, and two hotels. (Figure 11) Library and City of Ottawa. Archives Canada Charles E. Goad, Montreal. Library & Archives Canada e010689208- v8.jpg;
Figure 11: Detail of 1888 revised to 1901 Fire Insurance Plan. Note the similar conditions to the 1878 plan. A new 1-1/2 storey structure has been constructed to the east of 7 Clarence Street with an intervening alley. Note that 13-15 Clarence Street was under construction and the foundations were in by Oct. 1898. Credit: Library and Archives Canada 1888 rev. 1901 Fire Insurance Plan, Sheet 21, City of Ottawa. Charles E. Goad Montreal. e010689208-v8.jpg
Date Description Reference
461 Sussex listed as a boarding house in the City FHBRO Building 1890-91 Directory Report 86-37 pg. 29 7 (3) Clarence occupied by Francis Faulkner Translator, The Ottawa City and J. A. C Bottler (warehouse). 461 Sussex was a Directory 1891-92 residence for George Bolduc. 463 Sussex was vacant, and D. Gauthier operated a shoe store. Commonwealth Resource Management 13
Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
The next image is dated to c. 1890 and is a view looking east from Major’s Hill Park to the Byward Market. 461-465 and 7 Clarence are to the left of the image and are arrowed. The roof shown on 465 Sussex Drive is a gabled parapet rather than a hip roof as described in the FHBRO report (Figure 12)
Figure 12: Circa 1890 view to the east from Major’s Hill Park overlooking the Byward Market. The buildings are to the left of the image and arrowed. Note the gabled parapet on 465 Sussex Drive. Image is not clear enough to discern if the gabled building with dormers behind 465 is 7 Clarence Street. Credit: Library and Archives Canada ‘Bytown A guide to Lowertown Ottawa’ National Capital Commission Fourth Edition 1981 pg. 20
Changes to the 1888 plan are evident where a sepia overlay Library and 1901 has been applied. No changes are evident within the lot Archives Canada Revision of containing 461-465 Sussex and 7 Clarence with the 1888 exception of a small building at the rear of 7 Clarence. The Fire Insurance building at 13-15 Clarence Street recently constructed in Plan 1898 is the only alteration to the 1888 fire insurance plan in the immediate area. (Figure 10) 7 (3) Clarence Warehouse for Simard Adelard who operated The Ottawa City a shoe store in 463 Sussex. Directory 1901 Might Directories
Fire insurance plan of the area illustrates the same building configuration on the lot with the exception of the Library and construction of a 1-storey brick clad frame building abutting Archives Canada 1902 the rear of 7 Clarence. Note that 7 Clarence is still 3-storeys in height. Note the adjacent uses Liquor Store with warehouse in the back, Chinese laundry, jeweller, carriage shop, clothing store and two hotels. (Figure 13)
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Figure 13: Fire Insurance Plan 1902 revisions to 1912. Note the 1 storey frame structure with a brick veneer to the rear of 7 Clarence Street and the municipal addresses of business located within the courtyard. The letter W indicates a window, D a door, and S a Stair. Credit: 1901 Fire Insurance Plan Revised 1912, Sheet 21, City of Ottawa. Charles E. Goad Montreal Library & Archives Canada e010689321-v8.jpg
Library and Archives 1902 Fire insurance plan revised to 1912. Same Canada 1912 configuration of buildings on the lot as the 1902 fire insurance plan. (Figure 13)
Photograph of Sussex Drive from Major’s Hill Park. Note www.pastottawa.com c.1910 that 461-465 has a mansard roof and it would appear that 7 1376745947.jpg Library 1915 Clarence has been reduced to two storeys in height. The and Archives Canada photo more likely dates to post 1915 when the Sussex The Ottawa City Apartments are first listed in The Ottawa City Directory. Directory 1913, 1914, (Figure 14) 1915 Might Directories Ltd. The building including 461 – 465 Sussex were vacant in 1914 suggesting that the building was being rehabilitated into apartment use.
Figure 14: View of Sussex Drive from Majors Hill Park c. 1910-15. Note the mansard roof on the 461-465 Sussex Drive (right). Credit www.pastottawa.com Library and Archives Canada.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
1902 Fire insurance plan revised to 1912. Same configuration Library and Archives 1912 of buildings on the lot as the 1902 fire insurance plan. (Figure Canada 13)
Ottawa City Directory 1913: 7 (3) Clarence Warehouse, 461 Ottawa City 1913 Sussex Doyle Patrick contractor, 463-465 Major L. H. & Sons Directories for Liquors. 1913, 1914, 1915 Might Directories 1914 Ottawa City Directory 1914: 7 (3) Clarence Warehouse, Ltd. 461 Sussex Vacant, 463-465 Sussex Vacant.
1915 Ottawa City Directory 1915: 7 (3) Clarence Warehouse, 461 Sussex Apts. 1 Benoit Edmond, janitor, 2 Tourangeau Joseph B, 3 Robertson Albertlna, 4 Chebot Eugene, 5 Laviolette Oswaild, 6 Gow A Horace, 7 Vacant, 8 Cote Marie, 463-465 Sussex Vacant
Figure 15: Construction of the Connaught Building, Sussex Drive February 20th 1913. View of 461-465 Sussex Drive with a hip roof. It would appear to be a flat roof with the snow collected at the edge of the roof. Credit: City of Ottawa Archives CA002014.
Fire insurance plan of the area. Mansard roof shown on 461- FHBRO Building 1922 465 Sussex Street. (Figure 16) Report 86-37 pg. 29
The Ottawa City Directory 1923: 7 (3) Clarence Warehouse Ottawa City 1923 463-465 Sussex Columbus Rubber Co. Ltd Directory 1923 461 Sussex Apartments Might Directories Ltd.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Figure 16: Detail of 1922 (1902) Fire Insurance Plan, Sheet 21, City of Ottawa. Note that the Sussex Apartments are located above 461- 465 Sussex Drive. Credit: Volume 2. Chas E. Goad. 1902. Reprinted by the Underwriters Survey Bureau. 1922. Library and Archives Canada.
View of Clarence Street from Sussex Drive with 461- http://www. 465 Sussex and 7 Clarence Street in the photograph pastottawa.c 1938 (Figure 17). 7 Clarence Street is shown as a two storey om structure with a cornice.
Figure 17: 1938 view of Clarence Street looking east from Major’s Hill Park. 461-465 Sussex Drive is to the left with 7 Clarence behind. Note that 7 Clarence had been reduced to a two-storey structure (See 1915) and the mansard roof on 461 – 465 Sussex Drive. Note the two windows on the second floor level of 7 Clarence, the cornice at roof level, and the store front cornice at the same level as 461-465 Sussex. Credit: http://www.pastottawa.com/apropos/ Library and Archives Canada.
Library and Archives 1956 Fire Insurance Plan (Figure 18) Canada Insurance Plan of the City of Ottawa. Key Plan to Volumes: Volume 1. July 1956.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Figure 18: Detail of 1956 Insurance Plan with revisions to 1957. Note that the plan post dates the January 2nd 1957 fire that destroyed the centre of the block bound by Clarence, Murray, Sussex, and Parent Streets. The fire was held at a line corresponding to the east wall of 13-15 Clarence Street (North on the plan is to the left). Note the 3 storey infill extending to the lot line of 13 Clarence where the garage is located. Note that 461-465 Sussex is occupied by the National News Company with the printing contained within 7 Clarence Street. Credit: Library and Archives Canada Insurance Plan of the City of Ottawa. Key Plan to Volumes: Volume 1. July 1956. Partially revised November 1963. Toronto, Canada: Underwriters Survey Bureau, Ltd.
Major fire January 2, 1957 burns out the centre of the block 1956 Fire bound by Clarence, Murray, Parent, and Sussex. Fire line created Insurance Plan, to the east of 13-15 Clarence Street which was heavily damaged revised to 1957. during the fire. A 3-storey infill building to the rear of 7 Clarence Library and 1957 extends to the lot line of 13 Clarence (Figure 18). The plan shows Archives Canada. the extent of buildings destroyed in the fire within the block. Note the adjacent uses which include the National News Company Ltd. with a printing shop at 7 Clarence with a shipping location to the east for the Ottawa Drug Company. Note adjacent uses including a hotel, and Sussex Apartments. Note the garage and auto shop uses.
Figure 19: View form Murray Street to the Connaught Building to the south-west c. January 1957 after the fire. The building to the right of the image that is still standing is the east wall of 13-15 Clarence Street. Credit: Ottawa Archives MG393-AN- 049717-001 con046306_123471514.jpg
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Figure 20: View of the extent of the 1957 fire in the block bound by Clarence, Murray, Sussex Drive and Parent Street. The view is from Clarence Street looking north-east to Murray Street. The building to the right of the image is 13-15 Clarence Street. Credit: Ottawa Archives MG393- AN-049717-003 con046306_123471514.jpg
1961 The National Capital Commission expropriates properties along Sussex Drive with the intent of creating the ‘Mile of FHBRO Building History’. The expropriated properties extend to the east Report 86-38 pg. 35 property line of 13-15 Clarence Street.
1970’s The NCC commences to rehabilitate the buildings on Sussex Drive.
1973 The façade of the Tin House installed in the Tin House Court Museoparc Vanier (Art Price Artist). http://www.raconte moiottawa.com/en/ 27
Figure 21: The Tin House Courtyard as viewed from the entrance off of Clarence Street. The development of the interior courtyards by the NCC was an innovative part of the program of renewal which was spearheaded by the NCC throughout the 1970`s and served as a model for other communities. Google Earth
1980`s Tenant fit up of 7 Clarence to house Memories Restaurant
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
1990 Byward Market Heritage Conservation District Study undertaken. Byward Market Heritage Conservation District Designated under 1991 Part IV of the Ontario Heritage Act.
Figure 22: Plan of Byward Market Heritage Conservation District. Credit: Planning and Growth Management, City of Ottawa 2005.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
3.0 ANALYSIS OF CULTURAL HERITAGE VALUES
3.1 Introduction
The following is an analysis of the cultural heritage values associated with the building located at 7 Clarence Street in the Byward Market which was constructed as an addition (c. 1878) to 461-465 Sussex Drive. The purpose of this section is to assess the intrinsic cultural heritage significance of the building at 7 Clarence Street and its contribution to the context within the Byward Market Heritage Conservation District. The analysis of the significance of the building is based on the following indicators: Social history—date of construction, events, associations, and development context; Structural or Architecture History — characteristics and design, style, architect or designer, changes and current integrity; Contextual History — compatibility with its surroundings, landmark status, and community context; and, Current Conditions — this will include the condition of the building, and assessment of the structural condition from a heritage perspective, and economic feasibility. The condition report would be an interpretation based on information provided by the client.
3.2 Social History Date of Construction: 461-465 Sussex 1850; 7 Clarence 1878 FHBRO Reports
The date of construction for 461-465 Sussex Street is noted to be 1850 in the FHBRO Building Report. The FHBRO date was based on the 1850-51 Plan of Bytown completed by the Royal Engineers. The 1843 Plan of Bytown (Figure 7) shows a building on the lot at the corner of Sussex and Clarence. By 1847, the following buildings had been constructed on Sussex; Geological Survey Building (1837), Laroque Fortune College (1840), The May Building (1846), and The LaSalle Academy (1847). All building are similar in construction to 461-465 Sussex in that they are three or four storey stone structures with ashlar limestone facades. In 1850 Eusebe Varin is operating a general store on Sussex Street and in 1851 purchases the property at 461-465 Sussex. This suggests that Varin was leasing one of the ground floor stores in 461-465 Sussex prior to purchasing the property and that the building pre-dates 1850 and a construction date of 1843 would be more accurate. The two plans of Bytown (1843 and 1851) illustrate the incremental nature of the development within the lot and Bytown prior to 1851.
The FHBRO Building report dates the construction for 7 Clarence to 1878 which is based on an 1878 Fire Insurance Plan (Figure 10) being the first verifiable record of a building on the site covering the entire lot with 461-465 Sussex to the east. The building may have been designed and constructed in 1874 when Eugene Martineau hired James Bowes Architect to design three stores. Martineau took out a series of mortgages against the property in the years 1868, 1869, 1874 and 1875.
Events: No events have been identified or associated with the building.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Associations People: The property at 461-465 Sussex Drive and 7 Clarence are associated with Eusebe Varin (1822-1865) who served on the first city council (1855) of the newly named City of Ottawa. Varin moved to Ottawa sometime before 1845 when he was married to Margaret Williams at Norte Dame Cathedral. Varin had interests in the lumber trade, real estate, and operated a dry goods store on Sussex in 1850. Varin died in 1865 and the property was sold in 1868 to Eugene Martineau (1837–1880) who was the first Francophone Mayor of Ottawa during the period 1872-73. The 4-storey stone building on Murray Street known as the Martineau Hotel or Carriageway was built by him in 1872. James R. Bowes Architect is associated with alterations to the three storefronts on Sussex.
Development Context: The building located at 7 Clarence was built in 1878 as a warehouse addition to the main building at 461- 465 Sussex Street. It first appears in the city directories in 1882 when F. Lalonde who had a grocery store in 463 Sussex, and Jean-Baptiste Moreau, a clerk, are listed as occupying 1 and 3 Clarence Street. In City Directories from 1890 through 1923 the wing served as an adjunct to one or other of the businesses listed in the main block.
The building was reduced by 1915 to a two-storey structure when the roof structure on 461-465 Sussex Drive was replaced with the existing mansard roof, the purpose of which was most likely to increase the floor area to accommodate the Sussex Apartments. Expropriated by the NCC in 1961 as part of the land assembly to create the “Mile of History,” the property (since 1960 known as 7 Clarence Street) has been rented to several commercial and industrial tenants and, latterly, to a trendy dessert and tea room, Memories. Since 1973 the building has formed the south-west corner of the entrance to the Tin House Courtyard off of Clarence. The building located at 13-15 Clarence constructed in 1898 frames the south- east corner of the entrance to the Tin House Courtyard.
3.3 Structural or Architectural History Design/Style This is a very simple building with a minimum of decorative detailing, as befits an annex to a much larger and architecturally more distinguished structure (Figures 3, 4, 5, & 6). Two bays wide, it features a shop- front on the ground floor surmounted by a metal cornice separating the two storeys. Except for the cut stone lugsills and shallowly projecting finishing course, the upper storey is without decorative features.
In its simplicity, this wing reflects the kind of approach often taken to warehouse or industrial buildings of this period. Because of their somewhat mundane function, such structures were often not given elaborate treatment, especially when — as in this instance — it was placed on a minor side street.
Architect or Designer None identified for 7 Clarence Street.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Eugene Martineau commissioned James R. Bowes Architect in 1874 to design 3 stores at 461-465 Sussex. A search of the 1874 Ottawa Free Press article to determine if Bowes designed 7 Clarence in 1874 should be undertaken.
Integrity The building at 7 Clarence was clearly built as a 3-storey addition to 461-465 Sussex Drive. This is evident in the difference in the masonry coursing at the junction of the two buildings. The third floor of the building was removed before 1915 when the upper floor of 461-465 Sussex was altered and the mansard roof introduced. The introduction of an exit enclosure from the 3 floor level of 461-465 may have been undertaken at the same time to satisfy fire codes or have been undertaken by the NCC between the 1960’s through to the 1990’s.
There are noticeable differences in the wall thickness between the north (rear) and east (side) walls of 7 Clarence. The side (east) wall is approximately 26” (660mm) thick while the (north) rear wall is 17” (430mm) thick which suggests that at some time the north wall may have been dismantled and rebuilt (Figure 23). If it was dismantled and rebuilt it may have occurred in 1915 when the mansard roof was installed on 461-465 Sussex Drive or when the exit enclosure was installed. A search of NCC files dating back to the mid-1960s may identify if or when the wall was modified.
Figure 23: Ground floor plan of 7 Clarence. Note the substantial difference in the wall thickness between the east and north walls which suggests that the rear wall may have been altered or rebuilt in the past. This difference is also evident with basement footing which is double the thickness Credit: NCC
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
3.4 Contextual History
7 Clarence is very compatible with its surroundings in its: two storey scale stepping down from the four storey scale of 461-465 Sussex Drive extending to 13 – 15 Clarence Street; materials including the dressed ashlar limestone façade on Clarence matching the stone finishes on 461-465 Sussex; detailing including the traditional storefront with cornice and the matching form of the windows with the adjacent building. The building forms a coherent group of heritage buildings extending around the corner from Sussex Drive down Clarence Street an important entry point to the Byward Market. The building also frames the entrance off Clarence to the Tin House Courtyard and forms the south-west wall of the courtyard. The building is an important contributing element to the heritage character of the north side of Clarence Street at Sussex Drive.
The buildings were expropriated by the NCC in 1961 and are associated contextually with the ‘Mile of History’ a ceremonial route developed in 1967 extending between Parliament Hill and Government House. As noted in the Lucien Brault’s “The Mile of History” ‘A walk along the Mile of History furnishes a wealth of historical and architectural information. Ottawa’s growth from a pioneer shanty and lumber town to a vibrant modern capital is diversely and engrossingly revealed’. The development of the series of courtyards behind the buildings fronting on Sussex Drive beginning in 1967 including the Tin House Courtyard is an example of the urban planning zeitgeist of the time.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
4.0 STATEMENT OF SIGNIFICANCE
4.1 Introduction Statement of Significance The following Statement of Heritage Character for the Byward Market Heritage Conservation District and for 7 Clarence are part of council approved designation by-laws under Part V of the Ontario Heritage Act.
4.2 Heritage Character Statement Byward Market Heritage Conservation District 1991. This area contains the commercial heart of Ottawa’s market, established when the city’s market facilities were reoriented in the mid 1860s. Its major foci are the commercial streets of Byward/William and York, which formed a cross on the axis created by the two market buildings and their associated hay and wood markets.
Some of the buildings in this area pre-date the formation of this market, stemming from the establishment and growth of one of Ottawa’s two founding districts, Lower Town (1830-1850). Converted from residential to commercial use when the market was created, they combine with the wide variety of commercial forms constructed since that time to make up the many faces of the area.
Reasons for Designation Economically, the market has been the heart of Ottawa’s vital commercial activities. Throughout its history it has housed businesses, both large and small, devoted to the wholesale and retail purchase of natural products and trade of manufactured goods and supplies. It has provided the services and sometimes the industrial support to consolidate the markets role as the centre of Ottawa commerce. Through activities based in the market, Ottawa has assumed a metropolitan role for the Ottawa Valley and the Rideau Canal area.
Character Defining Elements of the Market Core The market core is characterized by a low profile typical of its nineteenth century origins interspersed and largely respected by succeeding commercial development until the 1970s. Its development is extremely dense, covering full and sometimes multiple lots in many areas. Much of the space has been developed and redeveloped to provide services and support to its vital commerce. Secondary space in this area has traditionally been used for a variety of residential, storage and office facilities. In form, the architecture is diverse and layered, having been renovated, renewed and reformed frequently to adjust to changing commercial needs and priorities.
Character Defining Elements of 7 Clarence Street The building served as an annex and warehouse for most of its history. Many of the character defining features are closely related to Sussex Street and include:
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Function or use as an adjunct or warehouse for wholesale and retail businesses located in the main building fronting on Sussex Street an early commercial street developed in the 1840s and 1860s; Reflects the evolution of buildings along Sussex, which included changing number of floor levels, and rooflines; Dressed ashlar limestone façade on Clarence Street with dressed quoins at the corner; Coursed rubble limestone walls on secondary elevations; Traditional storefront with cornice on the ground floor; Warehouse and commercial space on the ground floor with tin ceiling; Second floor façade with two windows placed asymmetrically within the width of the Clarence Street façade reflecting its warehouse use; Second floor window alignment, size and type (casement) reflects windows on 461-465 Sussex Street; Location forming the southwest edge of the Tin House Courtyard created in the early 1970’s; Window and door arrangement on the east (side) façade reflecting its original warehouse function; Stone parapet with capstones; and, Representative of the variety of commercial building forms and styles in the market area.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Figure 24: Plan of Byward Market Heritage Conservation District. 461-465 Sussex Drive is arrowed. By-law #60-91. Credit: City of Ottawa Planning and Growth Management Department.
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5.0 DESCRIPTION OF THE PROPOSED DEVELOPMENT
5.1 Introduction
DESCRIPTION OF THE PROJECT GENERAL A new building is proposed which will generally occupy the footprint of the existing two-storey building at 7 Clarence. It is 2.0m wider than the existing 7.1m width for a total width of 9.1m. The existing 9.2m wide lane, which forms part of the existing courtyard system will be reduced to 7.2m. A portion of the rear of the proposed building will project past the existing rear wall by 2.0m for a total proposed depth from the street of 16.7m. The area of the building is 144m2.
Figure 25: Site plan of 7 Clarence with the Tin House Courtyard. Credit: CSV Architects January 31, 2014.
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ZONING & PLANNING REQUIREMENTS Demolition Control is required when the building is designated under Part IV or Part V of the Ontario Heritage Act. Approval is referred to Planning Committee
Urban Design Review Panel is required for downtown precincts as defined by the Downtown Ottawa Urban Design Strategy.
Site Plan Control is required for certain types of developments in a Heritage Conservation District, and applies to buildings with a gross floor area GFA over 200m2.
Heritage Permit is required for properties located in a designated Heritage Conservation District
Section 60 Heritage Overlay requires that where a building is removed it must “be re-built with the same character and at the same scale, massing, volume, floor area and in the same location as existing prior to its removal”. The proposed new building will have a slightly larger footprint that the existing (2.0m extended to the east and north, as described above), and the exterior wall will be 10.3m high whereas the existing wall is 8.75m high. This will result in a building of similar scale but with slightly greater volume and larger massing. The area of the proposed building will be 144m2 whereas the area of the existing building is 110m2.
DESCRIPTION OF THE PROPOSED BUILDING DESIGN Building Layout The proposed building height is two-storeys. Its use is not yet determined but will be commercial and could likely include a restaurant or retail store. The design is intended to permit reasonable flexibility in the type of business that may lease the building. The interior plan is open except for the exit stair serving both the proposed building and the adjacent building at 461-465 Sussex, an elevator required to meet NCC and federal universal access requirements, and a universal access (barrier–free) washroom on the ground and second floors.
The building design also maintains access to light for two existing windows on the 3rd floor that overlook the proposed roof. The main street entrance will be from Clarence at the left side of the elevation. The exit stair will open to the courtyard. The ground floor glazing wrapping around the sides and rear will have some provision for opening up between the interior and a potential patio on one side of the lane.
Relationship to the Existing Heritage Context The proposed design draws from the existing built context. The ground floor elevation is visually open with a glazing pattern that reflects the character of the shop fronts of adjacent buildings along Clarence and Sussex and the existing shop front of 7 Clarence.
The open glazed ground floor wall is carried around the ground floor to strengthen the visual connection from street to courtyard, to socially animate the courtyard and lane system, and strengthen the human scale at the street level. Commonwealth Resource Management 29
Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
The upper façade over the ground floor matches the height of the adjacent masonry upper wall of 461- 465 Sussex, and the design intent is to reflect the simple upper wall massing that is typical of the existing buildings. A glass curtain wall system is proposed for the upper façade using a design with translucent and transparent patterning. This is intended to permit viewing through the glass for occupants, and spilling of light after dark, with a clearly visible skin that works equally at both windows and over opaque parts of the exterior wall to create a uniform volume during daylight hours.
The upper façade is separated from the existing 461-465 Sussex Drive building with a 2.0m wide section of recessed wall to provide a distinct definition between the existing and new. It will allow the proposed façade to visually float, independently of the ground and existing heritage.
Interior The interior finishes will reflect the historic character of the site and original building, such as using some stone in the finishes, and exposing some of the existing east facing stone wall of 461-465 Sussex Drive where feasible.
Materials The proposed glazing system at the ground floor level and in the recessed reveal between the proposed building and 461-465 Sussex Drive will use an dark (charcoal colour) anodized aluminum curtain wall glazing system. Panels will be clear glass in vision areas and at grade, and spandrel panels (to match the mullions) below windows to ground level and in the recess on the south wall adjacent to 461-465 Sussex Drive. The entrance doors and both fixed and opening dark (charcoal) anodized aluminum windows with clear glazing will be used around the perimeter of the south, east, and north sides of the ground floor.
The upper glazing system will be constructed using a curtain-wall glazing system with a pattern printed onto the inside surface of the glass. The image will provide enough transparency for occupants to see out as well as for limited views inside. At night, the lit interior of the building will spill out to the street. Although the upper glazing system wraps continuously around the building, only limited portions are windows. These are from about 300mm above floor level to about 300mm below the ceiling, and located along the south (front) side, and turn the corner for about 1.5m back along the east side side; and on the north (rear) side and turn the corner for about 3.0m along the east side.
For the balance of the upper façade including a 1.5m+/- parapet around the roof area (that will conceal existing stairs, and roof mounted vents and fans), the same patterned glass will continue over an opaque backer wall. The proportion of glass to opaque wall on the east wall is about affected by the desire for energy efficiency and the need to limit the area of openings to 50% in compliance with fire safety provisions in the Building Code.
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Figure 26: Ground Floor plan of the proposed development. Credit: CSV Architects January 31, 2014.
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Figure 27: Second floor plan of the proposed development. Credit: CSV Architects January 31, 2014.
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Figure 28: Clarence Street (south) elevation of proposed development with 461-465 Sussex Drive to the left and 13- 15 Clarence Street and the entrance to the Tin House Courtyard to the right. Credit: CSV Architects January 31, 2014.
Figure 29: East elevation of the proposed development at the south entrance to the Tin House Courtyard. Credit: CSV Architects January 31, 2014.
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Figure 30:North elevation of the proposed development from the Tin House Courtyard. Credit: CSV Architects January 31, 2014.
Figure 31:Rendered perspective view of the proposed development. Credit: CSV Architects January 31, 2014.
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Figure 32:Rendered perspective view of the proposed development from the north. Credit: CSV Architects January 31, 2014.
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6.0 IMPACT OF THE PROPOSED DEVELOPMENT
6.1 Assessment of the Proposed Development The following assesses the extent to which character-defining elements have been respected and/or integrated into the replacement structure. The defining elements include scale, size, function, form, proportion and position of openings, the form and articulation of walls and roofs and integration into its surroundings. The impacts consider the new building from three perspectives. As a part of a recognized federal heritage building; An alteration to Clarence Street and the Byward Market Conservation District; and As a new installation into the Tin House Courtyard.
7 Clarence Street was built as an adjunct or addition to the commercial building at 461-465 Sussex Drive, which is a ‘Recognized’ federal heritage building. Historically, 7 Clarence Street is closely linked to the main building on Sussex Street serving as a warehouse and as retail business addition. Visually, the building has evolved taking on a distinct identity as an integral element of the Clarence streetscape. With the creation of the system of courtyards in the 1970’s, the building along with its sideyard/laneway took on a more prominent identity as the main entrance from the market into and out of the courtyard. Views framed by the stone walls of the laneway into the courtyard offer a popular position for taking photographs. The character defining features of the existing building at 7 Clarence Street were outlined on page 26.
Two separate structural assessments were carried out by Jokinen Engineering Services followed by John Cook Engineering. Both assessments determined that the building was unsound. Due to the structural condition, it was recommended that 7 Clarence including the masonry walls, be demolished. The NCC, as owners of the property intend to rebuild and have engaged CSV Architects to prepare design concepts for an infill replacement.
6.2 Conservation Approach Specific to 7 Clarence Street Because of its historic association with 461 465 Sussex Drive, the redevelopment proposal has been assessed within the context of Parks Canada’s Standards and Guidelines for the Conservation of Historic Places in Canada, Version 2, 2011. The primary conservation treatment is ‘Rehabilitation', which involves the sensitive adaptation of an historic place or individual component for a continuing or compatible contemporary use, while protecting its heritage value.
Rehabilitation is the primary conservation treatment when alterations or additions to the historic place are planned for a new or continued use. Rehabilitation can revitalize historical relationships and settings and is therefore, more appropriate when heritage values related to the context of the historic place dominate.
The Exterior Form
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Additions or alterations to the exterior form refer to a building’s orientation, scale, massing, composition, proportions, colour and texture. A building’s exterior form is also related to its surroundings, which includes spatial relationships with adjacent buildings, plazas or natural features, and views.
Orientation Historically, the building was constructed and functioned as an addition, with its primary façade facing Clarence Street. The infill design maintains the role of an addition but reorients the building to the courtyard with the glazed ground floor wrapping around the east and north elevations. The translucent glazed upper walls are oriented to Clarence Street on the south and north elevations with an opaque panel on the east elevation. The prominence of Clarence Street as the primary façade is less clearly defined.
Scale and Massing The design with the increased width, height and depth increases the scale of the building in relation to Clarence Street and the Courtyard. Visually, the building appears to be three stories in height. The uniform texture and the use of large modular glass panels add to the visual perception of increased mass and scale. Comparing views of the existing building with the proposed, the infill maintains its subordinate role to Sussex but presents a noticeably larger mass as part of the streetscape.
Composition The open glazed first floor and the more opaque upper floor reflects the historic pattern of large expanses of glazed areas in storefronts with more private areas on the upper floor levels. The recessed link along Clarence helps to transition from glass to stone but alters the relationship of building to building along Clarence. The shift in the facade composition from a central entrance with flanking display windows to a recessed side entrance is in response to the interior layout. The slight overhang of the second floor suggests the traditional commercial cornice and helps to give definition to the main floor commercial façade.
Spatial Relationships Street, Courtyard The new infill building contrasts with the original character defining features of materials, spatial configuration and location as part of the streetscape. This includes established proportions and densities, such as maintaining the overall ratio of open space to building mass in the Byward Heritage Conservation District.
The new building draws a clear distinction between what is historic and what is new. It provides a pointed contrast to 461-465 Sussex and adjacent historic buildings along Clarence. The material finishes and the connection reinforce its role as an addition to the main building. Visually, the use of glass adds a new artifact into the Tin House Courtyard dramatically shifting the character from quaint, rustic enclosed space to one that is more open and elegant. The reflective qualities of the glass will have an impact on the sound and light levels within the Courtyard. The opening up of the courtyard will have an impact on the public’s perception and appreciation. Commonwealth Resource Management 37
Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
Material Colour & Texture The colour and uniform reflectance of the modular opaque glass panels are a marked departure from the textured, rubble stone along the east and north walls with small openings. The materials and opaque quality of upper floors takes on a retro character of the 1950s and 60s where traditional commercial facades were modernized and expressed with high quality modular panels and a blurring of a buildings traditional hierarchy.
6.3 Impacts on the Heritage Character of the Byward Market Heritage Conservation District
This section specifically addresses the impact both positive and negative the infill proposal will have on the cultural heritage values of Byward Market. They respond to the guidelines for infill. Adverse Impacts 1. The loss of a significant contributing façade in the section of the Clarence streetscape that dates to early period (1850 – 1878) in the evolution of the Byward Market. 2. The loss of a historic material assembly (ashlar and side wall ruble limestone masonry walls) that is becoming increasingly rare within the context of the Byward Market’s built heritage. The texture and colour of the limestone masonry wall assemblies with acoustic and visual qualities that cannot be replicated in a glazed curtain wall system. 3. The traditional pattern of commercial facades in the Market area with grade level retail or commercial with signage and cornice lines providing a visual separation between the ground floor commercial and second floor uses is less distinct. Signage has not been defined – location, colour size – in the proposal. 4. The large scale demolition of properties due to the catastrophic fire in 1957 within the block bound by Sussex, Clarence, Murray and Parent makes the preservation of remaining structures important. 5. In order to maintain the history of the area the conservation of representative buildings such as 7 Clarence is a priority.
Positive Impacts 1. The mid-block pedestrian link to the Tin House Courtyard enhances the commercial viability of the area and the pattern of high density development at the street edge is maintained. 2. The historic pattern of the building that was on the site and of adjacent properties has been considered and reflected in the new infill design. The height of the new infill structure reflects the original height of the 3-storey 1878 structure prior to it being reduced circa 1915 to a two- storey structure. 3. The horizontal scale of the infill structure although increased by 2.0m in width will ensure continuous sidewalk activity. 4. The design of the infill is of its own time and design. It is a contemporary stylized expression contrasting and accentuating the traditions of the area.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
6.4 Impacts to Tin House Courtyard Site Plan
In the 1970’s, with the creation of the system of courtyards, 7 Clarence helped frame and along with its sideyard/laneway took on a more prominent identity as the main entrance from the market into and out of the courtyard. The courtyard system is one of the Byward market’s most celebrated features and a character defining feature of the district. It served an advocacy role and was presented as a demonstration model for other communities to consider as part of their revitalization efforts. Adverse Impacts 1. The introduction of a material (translucent and opaque glass panels) that will change the acoustic and visual qualities – surface light reflectance and spill out - within the courtyard. 2. The visual sense of enclosure within the courtyard will be materially changed with the introduction of a curtain wall with transparent, translucent, and opaque glazing.
Positive Impacts 1. The development proposal has the potential to enliven the courtyard and hence increase its use and appreciation for residents and visitors. 2. The horizontal scale of the Clarence Street entrance to the Tin House Courtyard although reduced by 2.0m in width will enhance the perceived sense of enclosure within the courtyard. 3. The infill building reflects the evolution, diversity, and layering that characterize the cultural landscape of the Byward Market.
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Cultural Heritage Impact Statement 7 Clarence St., Ottawa, Ontario February 2014
7.0 ALTERNATIVES AND MITIGATION STRATEGIES
Commonwealth has worked with the architect to ensure that the development is compatible with the designated heritage building and the surrounding area. Mitigation measures include:
7.1 Alternatives
The urban design rationale as it relates to the Tin House Courtyard was an important strategy supporting the NCC’s national advocacy role demonstrating area revitalization. The proposed development needs to be defined in clearly set out principles, explaining how the proposed design supports these earlier initiatives;
The facade extends a full three stories and makes the building appear taller than it actually is. Consider reducing the height of the third floor parapet;
Consider abutting the south wall of the infill with the adjacent building 461-465 Sussex Drive to maintain a visual reference to the close association of the two building in their function and history;
Consider retaining portions of the south façade of 7 Clarence Street and integrating it into the new infill; alternatively introduce some masonry wall areas on the exterior façade of the elevations;
The prominence of Clarence as the primary facade could be more clearly defined by emphasising the cornice at the first floor level, and at the upper parapet level, as well as a more prominent entrance and clear option for facade signage.
7.2 Mitigation Measures
Document and record (photographic and hand drawings) the existing building prior to demolition and place in an archive;
Install an interpretive plaque as a prominent feature of the courtyard that commemorates the evolving heritage character of the area.
7.3 Conclusions The redevelopment proposal is a challenging ‘interpretation’ being introduced into the Byward Market. Night time views with lit interiors present a very successful integration into the neighbourhood. The day time presentation is suggestive of 50’s and 60’s moderne where classic elements were covered over with modular panels. It is recommended that elements of the original building be expressed as part of what could be both an archaeological and innovative 21 century expression.
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8.0 BIBLIOGRAPHY / PEOPLE CONTACTED
Bibliography
Guidelines for the Conservation of Historic Places in Canada, Parks Canada Edition 2. 2011.
Chain of Office: Biographical Sketches of Early Mayors of Ottawa (1847-1948) Dave Mullington
Websites Accessed: Library and Archives Canada http://www.collectionscanada.gc.ca/ City of Ottawa http://ottawa.ca/en/residents/arts-culture-and-community/museums-and- heritage/virtual-exhibit McCord Museum Archives http://www.mccord-museum.qc.ca/en/ Ottawa City Directories https://archive.org/; http://www.collectionscanada.gc.ca/ Past Ottawa www.pastottawa.com Biographical Dictionary of Canadian Architects http://dictionaryofarchitectsincanada.org/ Bytown Net Eusebe Varin & Margaret Williams http://www.bytown.net/varineusebe.htm Canada’s Historic Places http://www.historicplaces.ca/
List of People Contacted
Sally Couts, Heritage Planner, Planning and Growth Management Department, City of Ottawa Lesley Collins, Heritage Planner, Planning and Growth Management Department, City of Ottawa
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9.0 AUTHORS QUALIFICATIONS
Commonwealth Resource Management is an integrated consulting and management firm that offers a full range of professional services related to conservation, planning, research, design, and interpretation for historical and cultural resources. A key focus of the practice is planning and development for heritage resources. The firm was incorporated in 1984, combining the separate practices of its principals, Harold Kalman (retired) and John J. Stewart.
John J. Stewart, B.L.A., O.A.L.A., C.S.L.A., CAHP, a principal of Commonwealth is a specialist in the planning and design of cultural resources, building conservation, and commercial area revitalization. A graduate of the University of Guelph, he received additional training at Cornell University (USA) and Oxford University (UK) and holds a diploma in the Conservation of Monuments from Parks Canada, where he worked as Head, Restoration Services Landscape Section. Before Commonwealth’s formation, Stewart served for four years as the first director of Heritage Canada’s Main Street Program, and in this capacity was responsible for initiating, developing and ongoing supervision of downtown revitalization projects across the country. Stewart is a founding member of the Canadian Association of Heritage Professionals. He has served as the Canadian representative of the Historic Landscapes and Gardens Committee of ICOMOS and the International Federation of Landscape Architects.
Commonwealth has completed a number of Cultural Heritage Impact Statements for the private and public sectors including the following: 185 Fifth Avenue, Mutchmor Public School Addition, Ottawa, Ontario 2489 Bayview Avenue, CFC Canadian Film Institute, Toronto, Ontario 1015 Bank Street, Lansdowne Park, Ottawa, Ontario Algoma District, Wind Farm Proposal 1040 Somerset Street West, Ottawa, Ontario
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Appendix A: Chronology
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Appendix A: Heritage Survey Forms 1990
7 Clarence Street 13-15 Clarence Street 461-465 Sussex Drive Statement of Significance Byward Market Heritage Conservation District, Canadian Register, Historic Places.ca
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Appendix B: Structural and Conservation Engineering Report
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Appendix C: 7 Clarence St., Ottawa Public Safety Letter
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Appendix D: 7 Clarence St., Structural Condition Letter
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Appendix E: State of Good Repair Letter
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Appendix F: Letter John Cooke & Associates Lt.
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