1140 Former Bethany Hope Centre, Hintonburg,

August, 2016 Addendum to the March 2014 Cultural Heritage Impact Statement

Prepared for: Tamarack Homes and Taggart Investments

Prepared by: Bray Heritage

TABLE OF CONTENTS

1. Introduction...... 1

2. Heritage Attributes of the Subject Property...... 3

3. Description of Proposed Development...... 5

4. General Conservation Principles...... 17

5. Impact on Identified Heritage Attributes...... 18

6. Conclusions and Recommendations...... 23 Cover photo credit: Jennifer McKendry 1140 Wellington West | CHIS Addendum

1. Introduction

The City of Ottawa staff report on the subject property (submitted by the Ottawa Built Heritage Advisory Committee to Council on January 16, 2012) outlines the intent to designate the Bethany Hope Centre at 1140 Wellington Street West, in accordance with a Statement of Cultural Heritage Value prepared by the City. In that report, the background to this recommendation is summarized as follows: The Bethany Hope Centre, 1140 Wellington Street West is a two storey red brick building with a stone foundation [note: now determined to be poured concrete] constructed in 1924 as an orphanage. It later became a maternity home for unwed mothers. The Hintonburg Community Association submitted a request to designate the Bethany Hope Centre in March 2011.

Tamarack Homes/Taggart Investments purchased the property and have begun development of a mixed use project on the subject property. The first phase of that project is under construction and consists of a 6 storey residential building with retail at grade. The second phase of the development is the subject of this application. This phase involves the rehabilitation of the Bethany Hope Centre for commercial and residential use and construction of a 13 storey residential building to the rear, linked to the existing building.

As part of the planning application for the first phase of the project, the City required Tamarack to provide a Cultural Heritage Impact Statement (CHIS) for the entire property. Bray Heritage completed this work and submitted the report in March of 2014. The report informed development of Phase 1 of this project and will do the same for Phase 2. Conversations with the City of Ottawa’s heritage planning staff confirm that an addendum to that CHIS will suffice for the purposes of addressing heritage impact in the Phase 2 development. Bray Heritage has been retained by Tamarack to prepare this addendum.

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Phase 2 site plan

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2. Heritage Attributes of the Subject Property Attached to the January 16, 2014 staff report is a Statement of Cultural Heritage Value (shown as Document 3) prepared by the City’s heritage planning staff. In that report, the Bethany Hope Centre building is evaluated as having heritage value according to the three main criteria of Regulation 9/06: • design/architecture (as a good early 20th example of its type) • association (with the charitable work of the Salvation Army); and • contextual (as a physical and community landmark within Hintonburg).

Heritage attributes of the Centre embodying its heritage value are (as quoted): • Two storey brick construction with high basement • Red brick cladding • Symmetrical nine bay façade • Flat roofed porch with round columns • Simple geometric stone insets • Segmental arched window openings with stone sills • Central pediment • Wide cornice with brick parapet above • Large setback from Wellington Street by an open lawn in front of the building

Also “the designation includes the original circa 1925 building and the open space between the building and Wellington Street. The 1941 rear addition to the building and the rear yard of the property are not included in the designation. The interior of the building is not included in the designation (ibid. p. 9)”.

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View east of front lawn and façade

View of 1941 frame and brick rear addition

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3. Description of Proposed Development Phase 2 of the development involves adaptive re-use of the Bethany Hope Centre, landscape enhancements to the front lawn (over an underground parking structure for part of the area), and construction of a 13 storey residential tower in the rear yard, attached to the rear of the Centre. As shown in the accompanying plans, the proposed design has the following components: • Renovation of the interior of the Centre to create a basement level commercial space with two commercial units on the ground floor and 4 residential units on the second floor; • Creation of a sunken entrance area flanking the front stairs, for access to the basement commercial space; • Enlargement of basement window openings to include new access doors; • Removal of the 1941 frame and brick masonry rear addition; • Addition of a glazed entrance vestibule on the west side of the ground floor of the Centre with a new entrance opening in the west wall leading to the apartment tower and, basement commercial area (it is also an accessible entrance to the Centre and tower); • Creation of a new fire wall on the west elevation with brick cladding to match existing; • Conversion of the small windows on the west and east end of the Centre’s façade to an exit door (and stopping up the existing exit door opening on the west wall) with an additional exit stair in the east wall; • Addition of new window openings in the second floor side walls; and • Reconstruction of the rear wall of the Centre in the gap created by removal of the addition, upgrade of the wall to meet OBC requirements for a fire wall (removal of brick, construction of a fire wall, replacement of brick to match existing), stopping up existing window openings on the ground floor and creating new openings on the ground and second floor.

Aside from these interventions, there will be repair and OBC upgrade work on the exterior of the Centre, as follows: • Replacement of all windows to match existing and doors; • General brick repairs and repointing re-using brick from removed portions of rear wall, where possible; • New brick cladding on exterior of new firewalls, to match existing;

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Proposed Interventions in the Bethany Hope Centre, ground floor

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• Repairs to the concrete foundation (note: pending further analysis by the structural engineer, portions of the existing foundation may need to be replaced); • Replacement of the front steps, to match existing; • Replacement of the parapet flashings (new standing seam joint similar to existing); and • Replacement of roof membrane, ballast (note: rooftop mechanical will be located in the new apartment tower; the only penetrations into the Centre’s roof would be plumbing stacks). In the front lawn landscape, aside from the creation of the sunken entrance areas on the main façade, there is proposed to be: • Replacement of the existing west side paved driveway and surface parking with a single driveway and parking pad (for emergency vehicles) • Planters integral with retaining walls around the sunken entrance on the façade and flanking the outdoor access space on the east side; and • Paved pathways, outdoor landscape features and re-instated front lawn.

Any alterations to the Centre’s façade and front lawn have the potential to affect the identified heritage attributes of these elements, as discussed below.

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Floor plans with proposed interventions noted

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Floor plans with proposed interventions noted

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Floor plans with proposed interventions noted

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Demolition plans with interventions noted

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Demolition plans with interventions noted

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Demolition plans with interventions noted

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Elevations with proposed interventions noted

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Elevations with proposed interventions noted

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Landscape plan with interventions noted

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4. General Conservation Principles Before impact on the heritage attributes can be assessed, the general approach to conservation will be described. Approaches to conservation principles or “interventions” as applied to buildings and settings that have potential or confirmed heritage value are covered by Provincial and federal guidelines. For the purposes of this report, the Standards and Guidelines for the Conservation of Historic Places in Canada (2010) will be used as the benchmark (Provincial guidelines in the Ontario Heritage Tool Kit are harmonized with the federal guidelines).

Standards and Guidelines for the Conservation of Historic Places in Canada (the “Standards”) provides an overview to the conservation decision-making process, conservation treatments, standards for appropriate conservation, and guidelines for conservation. In the context of the Standards, conservation is broadly defined: • Conservation: all actions or processes that are aimed at safeguarding the character-defining elements of an historic place so as to retain its heritage value and extend its physical life. This may involve preservation, rehabilitation, restoration, or a combination of these actions or processes; • Preservation: the action or process of protecting, maintaining, and/ or stabilizing the existing materials, form, and integrity of an historic place, or of an individual component, while protecting its heritage value; • Rehabilitation: the actions or processes of making possible a continuing or compatible contemporary use of an historic place, or an individual component, while protecting its heritage value; and, • Restoration: the action or process of accurately revealing, recovering, or representing the state of an historic place, or of an individual component, as it appeared at the particular period in its history, while protecting its heritage value (Parks Canada 2010).

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5. Impact on Identified Heritage Attributes Using the terminology from the Standards, the proposed conservation approach for the Centre is to preserve the exterior, repairing deterioration or damage to windows, the entrance and wall materials, as needed. Damaged or deteriorated exterior elements will be replaced in kind. The front lawn will be replaced and re-landscaped once construction of the underground parking lot is complete. There will be no excavation in front of the Centre’s basement level for private outdoor space or other outdoor extensions of indoor uses.

For the components of the property that are not of heritage value, the interior will be rehabilitated for the adaptive re-use as office and recreation space, the 1941 rear addition will be demolished, the rear wall of the Centre reconstructed, and the rear lawn removed to allow construction of a residential tower.

In general, the proposed interventions in the Centre’s exterior will not cause a negative impact on the identified heritage attributes of the Centre, provided that appropriate care is taken to conserve these attributes in the repair and upgrade work. Recommended conservation and mitigation strategies are as follows: • Existing 6/6 double-hung sash wooden windows should be replaced with comparable 6/6 double-hung sash units with simulated divided lights with external grills and between-glass spacers that meet current OBC and thermal performance standards. Similarly, the single hung and transom units should be replaced with wood units. • With new window openings, match brick arch lintels and precast sills to existing. • Repairs to the parapet should retain the existing profile. • Brick repairs should be done so that they do not damage the exterior face of the brick wall and also conserve the existing stone insets. • The front steps should be replaced with units that replicate the existing massing and railing design while addressing OBC requirements. • On the second floor facade, second bay, enlarge the existing window opening to match the other existing openings on this floor. • At the basement level, where window openings have been closed (e.g. with louvers), re-open them and install window units to match the other existing basement units. • Any required replacement of foundation walls should be made to match existing. • Foundation work should include a new parging layer over exposed portions, to match appearance of existing and repaired areas.

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Rear wall showing extension to be removed Front window and side door to be altered and windows to be stopped up

Basement window openings to be unblocked Parapet and brickwork to be repaired

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Front steps to be replaced

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East wall to have replacement door and window and new window openings

West wall to have new vestibule and window openings, rear addition removed

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Elevations showing proposed interventions. Note the proposed second exit door replacing the existing window on the east side of the façade, to match the proposed exit door on the west side.

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6. Conclusions and Recommendations The proposed Phase 2 development of the subject property will have no negative effect on the identified heritage attributes of the Centre. Generally speaking, the proposal will conserve the heritage attributes of the former Bethany Hope Centre and front lawn while providing a compatible new use. Minor interventions in the identified heritage attributes include alterations to the lawn (paving, change in driveway size and location, creation of a sunken entrance flanking the main entrance) and to the façade (enlargement of window openings, alteration of windows for exit doors). These alterations have been mitigated by compatible design responses.

The building will be adaptively re-used for office and recreation space while the front lawn will be conserved and enhanced as outdoor amenity space. The later, non-heritage addition to the Centre will be removed and the rear of the property redeveloped as a medium-density residential building which will be attached to the rear wall of the Centre with a lounge/lobby, linked to the Centre via new door openings.

It is recommended that the final design of the new residential tower ensure that the reconstructed rear wall of the Centre be made a featured component of the new lounge/lobby. Similarly, the proposed vestibule on the west side can be a glazed, transparent feature to complement the massing and materials of the Centre.

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