CULTURAL HERITAGE IMPACT STATEMENT For The Proposed Student Housing Development 261 281 Laurier Avenue East and 400 Friel Street, Ottawa, Ontario. September 2013 SUBMITTED TO: VINER ASSETS INC. BY: COMMONWEALTH RESOURCE MANAGEMENT
Image Cover Page: Concept Rendering Barry J. Hobin & Associates Architects Commonwealth Resource Management / Barry J. Hobin & Associates Architects 1
Table of Contents 1.0 INTRODUCTION... 3 1.1 Introduction... 3 1.2 Present Owner and Contact Information... 4 1.3 Site Location, Current Conditions and Introduction To Development Site... 4 1.4 Concise Description of Context... 5 1.5 Street Characteristics:... 6 1.6 Relevant Information from Council Approved Documents... 10 1.7 Digital Images of Cultural Heritage Attributes; Courtney House 245 Laurier... 13 2.0 HERITAGE RESOURCE DESCRIPTION AND HISTORY... 14 2.1 Site Development History... 14 3.0 STATEMENT OF SIGNIFICANCE... 19 3.1 Statement of Significance... 19 3.2 The Significance of Properties within the Development Site... 19 3.3 Heritage Character of the Sandy Hill East Area... 22 4.0 DESCRIPTION OF PROPOSED DEVELOPMENT... 24 4.1 Introduction... 24 4.2 Description of the Proposed Development... 24 5.0 IMPACT OF PROPOSED DEVELOPMENT... 33 5.1 Development Proposal Specific to 245 Laurier Avenue... 33 5.2 Impacts on the Heritage Character of the Area... 33 6.0 ALTERNATIVES AND MITIGATION STRATEGIES... 35 6.1 Alternatives... 35 6.2 Mitigation measures include:... 36 6.3 Conclusions:... 36 7.0 BIBLIOGRAPHY / PEOPLE CONTACTED... 38 Bibliography... 38 8.0 AUTHORS QUALIFICATIONS... 39 Appendix A: History, Vision and Rationale... 40 Appendix B: Architectural Plans, Elevations, Perspectives... 43 Commonwealth Resource Management / Barry J. Hobin & Associates Architects 2
1.0 INTRODUCTION 1.1 Introduction This Cultural Heritage Impact Statement (CHIS) has been requested by the City of Ottawa to evaluate the proposed student housing development at the corner of Laurier Avenue East (261-281) and Friel Street (400) in the Sandy Hill East neighbourhood. The proponents are Viner Assets Inc., the architects are Barry J. Hobin & Associates Architects and the planners are FOTENN. The proposed development is within 35 meters of 245 Laurier Avenue East (Courtney House) that has been designated by the City (Bylaw 44-78) under Part IV of the Ontario Heritage Act (OHA). 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 development of a 9-storey apartment block at the corner of Laurier Avenue East (261 281) and 400 Friel Street. 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: Proposed Off Campus Student Housing History, Vision and Rationale, R. Viner, September 2013 Appendix A; Part IV of the Ontario Heritage Act; Guidelines for the Preparation of Cultural Heritage Impact Statements (City of Ottawa); 245 Laurier Avenue East, Courtney House Designation Report By-law 44-78, City of Ottawa; Planning Analysis, 261, 265, 271, 275, & 281 Laurier Avenue East and 400 Friel Street, City of Ottawa, Fotenn Planning and Urban Design; City of Ottawa Heritage Reference List Category 1, 2, 3, and 4 properties; 130823 Plans & Elevations.pdf, Floor plans Dated: August 21, 2013 Barry J. Hobin Associates Architects Appendix B; 130904 design images.pdf. Concept renderings Dated: August 21,2013 Barry J. Hobin Associates Architects Appendix B; Site plan.pdf Dated July 30, 2013 Barry J. Hobin Associates Architects Appendix B; City of Ottawa, Descriptive Sheets, Sandy Hill Heritage Study, 261 Laurier, 265 Laurier, 271 Laurier, 275 Laurier, 281 Laurier, and 400 Friel Street 2007; and, Draft Report Sandy Hill Heritage Study, Fournier, Gersovitz, Moss et associés architects Conservation Architects, with Herb Stovel Conservation Architect and Heritage Planner, and Dana Johnson Architectural Historian, June 2010. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 3
1.2 Present Owner and Contact Information Address: Current Owner: Contact: 261 281 Laurier Avenue East, 400 Friel Street Ottawa ON Viner Assets Inc. 859 Maplecrest Avenue, Ottawa ON K2A 2Z7 Mr. Robert Viner 859 Maplecrest Avenue, Ottawa ON K2A 2Z7 bobviner@vinercapitaladvisors.com 1.3 Site Location, Current Conditions and Introduction To Development Site The development site is located in the Sandy Hill East neighbourhood and is bound by Laurier Avenue to the south, Friel Street to the east and private property to the north on Friel Street and to the west on Nelson Street. The subject properties are not located within any of the five (5) Heritage Conservation Districts; however, the property at 245 Laurier Avenue East (Courtney House) at the intersection of Nelson Street is designated under Part IV of the Ontario Heritage Act and is located within 35m of the proposed development. This Cultural Heritage Impact Statement (CHIS) addresses the impacts of the proposed development on the property located at 245 Laurier Avenue East specifically, and more generally the impact(s) of the demolition of six (6) buildings that are on the City of Ottawa Heritage Reference List will have on the heritage character of the area. Figure 1: Aerial view illustrating the context of the development site within Sandy Hill with Laurier Avenue serving as the main east- west street. Credit: Barry J. Hobin & Associates Architects Inc. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 4
Figure 2: Context plan showing properties and municipal addresses, which are adjacent to the development site. Credit: Barry J. Hobin & Associates Architects. 1.4 Concise Description of Context Courtney House is located on the north-east corner of Laurier Avenue and Nelson Street one and onehalf blocks to the east of the University of Ottawa Campus and two properties to the west of the development site. The intervening property contains a two-storey Victorian home constructed c. 1878. The development site contains six (6) 3-storey brick residential buildings constructed between c. 1875 and 1934. The two buildings located at 265 and 281 Laurier Avenue were constructed c. 1875 as single family dwellings and converted to apartments in 1927 and 1934 respectively. The four buildings located at 261, 271, 275 Laurier Avenue East and 400 Friel Street were constructed c. 1923 1934 as 3-storey apartment buildings. The properties along Nelson and the adjacent property on Laurier consist of 2 to 3- storey brick homes constructed between c. 1875 through 1912. To the rear (north) of the buildings is a surface parking lot with access off Friel Street. Adjacent properties backing on to the development site, to the north on Wilbrod Street, are representative of the area with a mix of 2 to 3 storey homes and apartment buildings constructed c. 1875 1934 along side of a six storey apartment building constructed c. 1960. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 5
Figures 3 & 4: View of the property to the north of Courtney House on Nelson Street (left) and a view of Courtney House and the adjacent property on Laurier Avenue (right). The brick apartment building to the left of the image on the right is located at the west edge of the development site. Note the residential character of the properties adjacent to Courtney House. Credit: Google Earth. Figure 5: View of the properties to the south of Courtney House on Laurier Avenue. Note the transition to ground floor commercial use with apartments above. Credit: Google Earth. 1.5 Street Characteristics: Laurier Avenue is the main east-west corridor through Sandy Hill to and from downtown Ottawa. A grassed boulevard separates the street curb from the sidewalk providing an opportunity for planting trees. The boulevard and existing trees is a character defining feature and provide scale to the street edge and the buildings behind. The main street character of Laurier is another character defining feature. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 6
The two residential buildings to the west of the development site on Laurier have landscaped front yards that are defined by vegetation, laneways, and fencing that reinforces the definition of the residential lot pattern. The ground plane within the block is at the same level as the sidewalk in the case of the walk-up apartment buildings. Porches or verandahs provide sitting areas overlooking the street which are a traditional feature of the homes along Laurier Avenue. Street rhythm is defined by small fenced, lots with irregular setbacks to the street edge, which gives the block an intimacy and scale at street level. Buildings on their lots define the street rhythm which is typical of residential properties along Laurier Avenue. Context Built Heritage The City of Ottawa maintains a Heritage Reference List (HRL) that identifies and categorizes heritage properties. Category 1 properties are highly significant heritage resources, are registered on the City of Ottawa Heritage Register and may have been designated under the Ontario Heritage Act (OHA) or have been recognized by other levels of government. None of the properties on the development site have been identified as Category 1 heritage resources. Two properties within the development site have been identified as Category 2 heritage resources which are described as buildings of heritage significance. Four properties within the development site have been identified as Category 3 heritage resources which are significant as part of a wider grouping or streetscape that contribute to the overall heritage character of an area. The specific categorizations of the buildings within the development site and two Category 1 properties which are within 35m or adjacent to the development site include: Building Address Heritage Reference List Proposed Building Type 245 Laurier Avenue East Category 1 Designated OHA n/a Residence 261 Laurier Avenue East Category 2 Demolition Apartment 265 Laurier Avenue East Category 2 Demolition Apartment 271 Laurier Avenue East Category 3 Demolition Apartment 275 Laurier Avenue East Category 3 Demolition Apartment 281 Laurier Avenue East Category 3 Demolition Apartment 400 Friel Street Category 3 Demolition Apartment 353 Friel Street Category 1 Not Designated n/a Apartment Figure 6: Table of properties within the development site and their categorization on the City of Ottawa Heritage Reference List and two adjacent properties not within the development site which have been designated under Part IV of the OHA or have been identified as Category 1 heritage resources. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 7
Figure 7: Context bird s eye view from the east. Courtney House is the structure at the upper left corner of the block. The development site is at the lower left corner of the block. The existing street trees and grassed boulevard along Laurier help define the character. Credit: Google Earth. Figure 8: Context bird s eye view from the south. Courtney House is the structure at the lower left corner of the block. Note the six and nine storey apartment blocks within and adjacent to the block bound by Nelson, Wilbrod, Friel and Laurier Streets. A second nine-storey apartment block is located to the south of Laurier on Nelson Street. Credit: Google Earth. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 8
Figure 9: Context view of the development site looking east along Laurier Avenue from the corner of Nelson Street. The three storey apartment building (261 Laurier) to the north (left mid-ground) is at the western edge of the development site. Credit: Google Earth. Figure 10: Context view of the development site looking west along Laurier Avenue from the corner of Friel Street. 281 Laurier Avenue is to the right of the image. Credit Google Earth. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 9
Figure 11: Context view of the development site looking north along Friel Street from the corner of Laurier Avenue. 281 Laurier Avenue is to the left of the image. Credit Google Earth. In summary, the development site is surrounded by late 19 th through to mid 20 th century brick residences and apartment buildings similar in style and character to the buildings on the development site. Two six- storey apartment buildings constructed c. 1960 one of which is located across the street from the development site on the corner of Sweetland and Laurier Avenue, and one located within the block at the corner of Nelson and Wilbrod Streets (See Figures 7 & 8). A nine storey apartment building is located on Nelson Street in the block to the west of the development site. 1.6 Relevant Information from Council Approved Documents Section 60 Heritage Overlay The development site is not subject to the Heritage Overlay provisions contained in the City of Ottawa Zoning By-law 2008-250 Consolidation Section 60. Heritage Conservation Districts Sandy Hill Area The Sandy Hill neighbourhood contains five (5) Heritage Conservation Districts (HCD) designated under Part IV of the Ontario Heritage Act (See Figure 9). The HCDs include: (1) Daly Avenue located two blocks north of the development site; (2) Wilbrod Laurier located two blocks to the west of the development site; (3) Sweetland located in the block to the south of the development site; (4) King Edward located on the west edge of the block to the west of the development site; and, (5) Stewart Wilbrod located one block north and one block to the west of the development site. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 10
Figure 12: Sandy Hill Heritage Study Area (dotted lines), the five HCD s (solid lines) and properties designated under Part IV of the OHA (red buildings with yellow dots). Courtney House and the development site are identified on the plan. Credit: Department of Planning and Growth Management, City of Ottawa, 2005. The Sandy Hill East area was the subject of a study completed in 2010; one of the purposes of the study was to research and assess the cultural significance of the area as a whole including the five designated HCD s, designated properties outside of the HCD s and all buildings more than 50 years of age within the district. Another purpose was to identify additional buildings or groups of buildings that might be considered for designation under Part IV or Part V of the Ontario Heritage Act. Among the more than 800 properties contained in the study area only four (4) additional properties were identified as potential candidates for designation under Part IV of the OHA. (Draft Report Sandy Hill Heritage Study, Fournier Gersovitz Moss et associés architects Conservation Architects Herb Stovel Conservation Architect Heritage Planner Dana Johnson Architectural Historian 2010). The document has not been adopted by Council; however, the research and the characterization of the area contained in the study provide a comprehensive analysis of the study area that provides a basis upon which to undertake the analysis of this development proposal. The study area is described as an evolving cultural heritage landscape whose layout of streets dates to the 19th century, but whose structural fabric is made up of elements dating from the entire period of its existence. The architectural character is not homogeneous; but is rather an ensemble, reflecting the Commonwealth Resource Management / Barry J. Hobin & Associates Architects 11
changing nature and evolution of the area. In its scale, date of construction, materials and design, each building within the SHHSA contributes to an understanding of the growth of the city of Ottawa. To quote the report The result, from a heritage perspective, is that the Study Area constitutes a mosaic of mini areas of varying levels of heritage interest: designated heritage conservation districts of high heritage value, undesignated heritage areas of comparable heritage value, areas of distinct but more modest heritage value and areas of little or no heritage value. The statement above would appear to apply to the four core blocks of Sandy Hill, bounded by Laurier Avenue, Nelson Street, Stewart Avenue and Chapel Street. This area is identified as areas of distinct but more modest heritage value with areas of little or no heritage value (Figure 13). Figure 13: Plan of Sandy Hill Study Area identifying Potential Areas of Heritage Value that lie outside of the five existing HCD s. Courtney House and the development site are located on the plan. Credit: Gersovitz Fournier Moss Stovel Johnson 2010 pg. 70 Commonwealth Resource Management / Barry J. Hobin & Associates Architects 12
1.7 Digital Images of Cultural Heritage Attributes; Courtney House 245 Laurier Avenue Figure14: View of 245 Laurier Avenue East (Courtney House) to the left, 251 Laurier Avenue in the middle and 261 Laurier which is at the western edge of the development site. Courtney House is now a multi-unit rental property. Credit: Google Earth. Figure 15: View of 245 Laurier Avenue East (Courtney House) from Nelson Street to the west. Credit: Google Earth. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 13
2.0 HERITAGE RESOURCE DESCRIPTION AND HISTORY 2.1 Site Development History The development site was part of the 124 acre Besserer Estate which was a military grant to Lt. René- Leonard Besserer. In 1838, the then owner Anthony Swalwell subdivided the property for sale. The area along Laurier Avenue East was subdivided into residential estates and the first houses were constructed on the development site in c. 1875 1878 (Figure 16). By 1878 residential development extended to Chapel Street along the north side of Laurier Avenue and the south side was undeveloped. Seven of the nine properties within the block bound by Friel, Laurier, Wilbrod, and Nelson that date to the c. 1878 period remain within the block. Courtney House, the adjacent residence (251 Laurier) and two properties 265 and 281 Laurier Avenue within the development site date to this period and remain although rehabilitated into apartments. Figures 16 & 17. Fire insurance plans of the block bound by Laurier (Theodore), Nelson, Friel and Wilbrod. The plan to the left dates to 1878 and the plan to the right dates to c. 1888 revised in 1901 during which time little changed within the block. North is at the top of the images. Credit: LAC Fire Insurance Plans e010695503-v8.jpg (left 1878), e010689213-v8.jpg (right 1888 rev. 1901). Between 1878 and 1888 the blocks south of Laurier were developed with single family homes (Figure 17). The first wave of residential intensification within the block occurred c. 1902 1912 when the two properties fronting on Nelson Street were subdivided and three new homes constructed similar to the pattern that occurred on the south side of Laurier Avenue (Figure 18). The first apartment building within the block appeared c. 1912 with the conversion of a single family home at the corner of Wilbrod and Nelson. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 14
Figure 18: Fire Insurance Plan 1902 Revised to 1912. Part Sheet 26. The plan illustrates the development pattern c. 1912. Three new homes were constructed on sub-divided lots along Nelson Street and the single family residence on the corner of Nelson and Wilbrod had been converted to apartments. Two buildings that are within the development site (265 & 281 Laurier or Theodore) are illustrated on the plan and Courtney House is located at the lower left corner of the block. Credit: L AC E-copy: e010689326- v8.jpg A second wave of residential intensification within the block occurred in the decade between 1910 and 1920 with the construction one single family home and three apartment buildings on Friel and Wibrod Streets. A third wave of residential intensification within the block occurred between 1923 and 1934 with the construction of four 3-storey apartment buildings. Examples on the development site include the purpose built apartment buildings located at 261, 271, and 275 Laurier Avenue and 400 Friel Street all built c. 1923-34 on lots severed from adjacent lots. The final and most dramatic wave of intensification occurred in the 1960s and 1970s with the construction of six and nine storey apartment buildings. The buildings on the development site are associated with the evolution of Sandy Hill an historic residential neighbourhood on the eastern edge of downtown Ottawa. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 15
2.2 Summary of Cultural Heritage Values or Interest within the Development Site The cultural heritage values or interest of the site, including physical / design, historical / associative, and contextual / environmental are outlined in more detail in the Descriptive Sheets for the six properties. A concise summary of the cultural heritage values or interest of the properties within the development site taken from the Descriptive Sheets, and a concise analysis of the highest rated values follows. Of note, is the assertion within the summaries that properties like 261 Laurier Avenue are among a small number of purpose-built apartment buildings in Sandy Hill dating from the early decades of the 20 th century. This is not corroborated by the 2010 Heritage Study of Sandy Hill East. Excerpts from the report that do not support the assertion include: By 1922, the city directories and fire insurance plans document 29 purpose-built apartment buildings within the SHHSA. Pg. 21 Its grandeur in scale and decoration overshadowed the much larger number of three- to ten-unit apartment buildings of more modest pretensions which, by the mid-1950s, had become a common feature of every street in the SHHSA. Pg. 22 261 Laurier Ave. Proposal: Demolition Date of Construction: c. 1927-33 Community Context / Landmark Status: This property makes a moderate contribution to the history and architecture of the neighbourhood. The significance of this purpose built apartment building is derived in part from its history (development context) and architecture (stylistic influence and architectural integrity) all of which received the highest scores possible in the evaluation. The evaluation identified the building as a Category 2 heritage resource which is described as a building of heritage significance. 265 Laurier Ave. Proposal: Demolition Date of Construction: c. 1875-78 Community Context / Landmark Status: This property makes a moderate contribution to the history and architecture of the neighbourhood. The significance of the residential scale building is derived in part from its history (date of construction c. 1875-78, and development context) and architecture (stylistic influence) all of which received the highest scores possible in the evaluation. The evaluation identified the building as a Category 2 heritage resource which is described as a building of heritage significance. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 16
271 Laurier Ave. Proposal: Demolition Date of Construction: c. 1927-34 Community Context / Landmark Status: This property makes a moderate contribution to the history and architecture of the neighbourhood. The significance of this purpose built apartment building is derived in part from its architecture (stylistic influence) which received the highest score possible in the evaluation. The evaluation identified the building as a Category 3 heritage resource which derives its significance as part of a wider grouping or streetscape. 275 Laurier Ave. Proposal: Demolition Date of Construction: c. 1923-27 Community Context / Landmark Status: This property makes a moderate contribution to the history and architecture of the neighbourhood. The significance of this purpose built apartment building is derived in part from moderate scores in all categories of significance history, architecture and context. The evaluation identified the building as a Category 3 heritage resource which derives its significance as part of a wider grouping or streetscape. 281 Laurier Ave. Proposal: Demolition Date of Construction: c. 1875 Community Context / Landmark Status: This property makes a moderate contribution to the history and architecture of the neighbourhood. The significance of the residential scale building is derived in part from its history (date of construction c. 1875-78, and development context) both of which received the highest scores possible in the evaluation. The evaluation identified the building as a Category 3 heritage resource which derives its significance as part of a wider grouping or streetscape. It has been decommissioned and is considered structurally unsound. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 17
400 Friel St. Proposal: Demolition Date of Construction: c. 1923-27 Community Context / Landmark Status: This property makes a moderate contribution to the history and architecture of the neighbourhood. The significance of this purpose built apartment building is derived in part from its architecture (stylistic influence and integrity). The evaluation identified the building as a Category 3 heritage resource which derives its significance as part of a wider grouping or streetscape. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 18
3.0 STATEMENT OF SIGNIFICANCE 3.1 Statement of Significance The following Statement of Cultural Heritage Value identifies the primary cultural heritage values and heritage attributes of the Courtney House, which has been converted to a multi-unit rental property serving the needs of the students at the University of Ottawa. Construction Date: c. 1875 DESCRIPTION OF HISTORIC PLACE Courtney House is located at 245 Laurier Avenue, on the northeast corner of Nelson Street, in Sandy Hill East a residential neighbourhood east of downtown Ottawa and the University of Ottawa Campus. Courtney House was designated for its cultural heritage value under Part IV of the Ontario Heritage Act by the City of Ottawa through Bylaw 44-78 and a Plaque installed in 1980. HERITAGE VALUE The Courtney House, 245 Laurier Avenue East, is recommended for designation as being of architectural and historical interest. Built about 1875, it was early occupied by J.M. Courtney, Deputy Minister of the Finance Department and chairman of a committee instrumental in the establishment of the Civil Service Commission. The house is a good example of the local Gothic Revival style, asymmetric in plan with attractive detail and colour. CHARACTER-DEFINING ELEMENTS Character defining elements that contribute to the heritage value of Courtney House include its: - prominent position on a corner lot; - reflects the early development pattern of the Sandy Hill East neighbourhood; - two-storey asymmetrical massing; and, - wood detailing including veranda, door and window detailing and trim, wood detailing of veranda and roof trim. 3.2 The Significance of Properties within the Development Site The purpose of the following is to evaluate the six properties within the development site with comparable properties on Laurier Avenue East and within one block of the site. The basis for the evaluation is the files contained in the Sandy Hill Heritage Study that characterize the properties including building typology, date of construction, and property evaluation results. The prime criteria considers if the property demonstrates an uncommon, rare, or unique aspect of the development context of Laurier Avenue East and the broader Sandy Hill area. Residential properties and purpose built apartment buildings both reflect the evolution of Laurier Avenue East and the broader Sandy Hill area. They are considered separately. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 19
The buildings within the development site are grouped based on the date of construction and the original building type - detached single family residence or purpose built apartment building. The building types reflect the historical evolution and residential development pattern of Laurier Avenue East and the Sandy Hill East area. Residential Scale Heritage Properties The historical significance of the two residential scale buildings located at 265 and 281 Laurier is derived in part from their ability to reflect the early development c. 1875 of Laurier Avenue when the area was first being developed. The two properties are noted to make a moderate contribution to the history and architecture of the neighbourhood. Similar properties on Laurier Avenue (date of construction and building type) that have been classified as Category 1 heritage resources, or have been designated under Part IV of the OHA are listed in following table and include: Address Name Categorization (HRL) 245 Laurier East Courtney House Category 1, Designated OHA 312 Laurier East Goodwin House Category 1, Designated OHA 335 Laurier East Laurier House Category 1, Designated OHA 395 Laurier East Stadacona House Category 1, Designated OHA 346 Somerset East Sullivan House Category 1, Designated OHA An additional fifteen (15) properties along Laurier Avenue within the Sandy Hill Study Area have been classified as Category 2 heritage resources (Figure 19). Eight (8) of the fifteen (15) similar properties are adjacent or across the street from the development site. The five (5) Category 1 and fifteen (15) Category 2 properties are strung throughout the length of Laurier Avenue within the Sandy Hill East area, which reinforces and defines the residential character of the street (Figure 20). In summary, the two residential scale buildings within the development site, which are being demolished as part of this development proposal are not uncommon, unique or rare within the context of Laurier Avenue or the larger Sandy Hill Study Area. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 20
Figure 19: Plan of Sandy Hill identifying existing Heritage Conservation Districts (HDC) and properties that have been designated under Part IV of the OHA (red buildings with yellow dots) or are Category 1 properties that lie outside the five HCD s. Credit: Department of Planning and Growth Management, City of Ottawa, 2005. Apartment Buildings The historical significance of the four purpose built apartment buildings is derived in part from their ability to illustrate the increased demand for smaller residences during the inter-war years, and their contribution to the continued development of the residential character of Laurier Avenue East. All of the properties are noted to make a moderate contribution to the history and architecture of the neighbourhood. Similar properties (date of construction and building type) that are classified as Category 1 heritage resources, or have been designated under Part IV of the OHA are listed in the following table and include: Address Name Categorization (HRL) 404 Laurier East The Strathcona Apartments Category 1, Designated OHA 353 Friel Ecole Saint-Pierre (Sandy Hill Apartment Conversion) Category 1 In summary, there are no similar properties (date of construction and building type) that have been classified as Category 2 heritage resources within the block where the proposed development is located with the exception of 261 Laurier which will be demolished as part of this proposed development. There are six (6) similar apartment buildings, four within the block and two along Laurier Avenue that have Commonwealth Resource Management / Barry J. Hobin & Associates Architects 21
been classified as Category 3 heritage resources. The Strathcona Apartment at 404 Laurier Avenue served as an example for the E plan footprint of proposed building. Figure 20: Plan of Sandy Hill showing property evaluation results or categorization. Credit: Department of Planning and Growth Management, City of Ottawa, 2005. 3.3 Heritage Character of the Sandy Hill East Area The heritage character of Sandy Hill east neighborhood is described in a 2010 Heritage Study as an evolving cultural heritage landscape whose layout of streets dates to the 19th century, but whose structural fabric is made up of elements dating from the entire period of its existence. The architectural character is not homogeneous; but is rather an ensemble, reflecting the changing nature and evolution of the area. In its scale, date of construction, materials and design, each building within the Sandy Hill Heritage Study Area (SHHSA) contributes to an understanding of the growth of the city of Ottawa. The author goes on to note that the evolving complexity of the existing character of the SHHSA clearly reflects the dynamic history of this sector of the city of Ottawa. Of note Pg. 21 This evolving character has resulted in very distinct characteristics. As part of the ongoing modifications are two definitely 20th century trends: the construction of apartment buildings in the place of singlefamily residences, and the conversion of existing villas into rooming houses, apartment buildings, or institutional uses. The result from a heritage perspective, is a mosaic of mini areas of varying levels of Commonwealth Resource Management / Barry J. Hobin & Associates Architects 22
heritage interest, the concentration of which are on the edges of Sandy Hill. A greater number of recognized heritage buildings are found in the former Besserer Place (north of Laurier) than in the former By estate (south of Laurier), but both consist of distinctive streetscapes. The neighborhoods are described as designated heritage conservation districts of high heritage value and undesignated heritage areas of comparable heritage value. (Figure 13). Whereas the four core blocks of Sandy Hill, bounded by Laurier Avenue, Nelson Street, Stewart Avenue, and Chapel Street are identified as areas of distinct but more modest heritage value and areas of little or no heritage value. Another character defining feature is the changing nature of the gridiron pattern of streets with Laurier Avenue over time, serving as the major corridor running through the neighborhood and linking it to downtown Ottawa. This prominence was organic, evolving over time as More commercial premises were opened along major thoroughfares, such as Somerset and Laurier Streets East, while the rapid expansion of student numbers at the University of Ottawa led to the influx of student-oriented residential and commercial premises on the streets adjacent to the campus. Pg. 24. With the university as a major node, Laurier Avenue has taken on many of the characteristics of a university high street rather than a commercial main street. Other identified housing trends reinforce the character of Sandy Hill and have become character defining features. By 1922, the city directories and fire insurance plans document 29 purpose-built apartment buildings within the SHHSA, housing between three and 18 families (the largest was the Delta at 171 King Edward). Furthermore, during this period several former single-family homes had been divided into multiple-occupancy units housing as many as five separate households. Pg. 21 Purpose designed apartment buildings were an especially important component in the new housing stock and the designation of one outstanding example, the Strathcona at 404 Laurier East, commemorates the earliest large-scale example of its type in Sandy Hill. Erected in 1926-27, the Strathcona was built to a scale unprecedented in Ottawa, with one hundred housing units of various sizes and several standard layouts arrayed on its five floors. Its grandeur in scale and decoration overshadowed the much larger number of three- to ten-unit buildings of more modest pretensions which, by the mid-1950s, had become a common feature of every street in the SHHSA. Pg. 22 Commonwealth Resource Management / Barry J. Hobin & Associates Architects 23
4.0 DESCRIPTION OF PROPOSED DEVELOPMENT 4.1 Introduction This report addresses the impact of the development at 261, 265, 271, 275, & 281 Laurier and 400 Friel Street on the cultural heritage values of the Courtney House located at 245 Laurier Avenue. The following description is limited to the development site where the construction of a mid-rise student housing complex is proposed. 4.2 Description of the Proposed Development Viner Assets Inc. is proposing the construction of a nine-storey, residential complex with ground floor retail tailored to providing rental accommodations for students attending the University of Ottawa. The proposal is to demolish six (6) buildings on the property constructed between c. 1875 1934 as single family homes and purpose built apartment buildings. The gross floor area of the proposed building is 264,629sq.ft. (24,584m 2 ) of which the ground floor has a GFA of 31,020sq.ft. (2,882m 2 ). The development includes 13,099sq.ft. (1,217m 2 ) of retail space and 4,660sq.ft. (433m 2 ) of student amenity space, on the ground floor with the balance of the ground floor being taken up by a fitness centre, common areas and back of house office space. The development includes approximately 180 units in studio two and three bedroom configurations spread over eight (8) floors. Figure 21: Ground floor level plan of the proposed development. Credit: Barry J. Hobin and Associates Architects Inc. August 22, 2013. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 24
Figure 22: Site plan showing the relationship between the existing buildings on site and the proposed development. Credit: Barry J. Hobin and Associates Architects Inc. July 29, 2013. Figure 23: Rendered perspective of the proposed development from across the street illustrating the 3-storey massing of building elements along Laurier Avenue. Credit: Barry J. Hobin and Associate Architects Inc. August 22, 2013. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 25
The first three stories of the building have been designed to emphasize the low-rise, pedestrian-oriented character of Laurier Avenue by appropriating the general placement, 3 storey massing, scale and architectural style of the existing apartment buildings within the site. (Figures 22, 23) The residential scale, form and massing of the building at the corner of Friel and Laurier with its wrap around veranda is meant to bookend this section of Laurier Avenue by complimenting the two storey residential buildings at the corner of Nelson Street including the Courtney House. The re-introduction of the corner building contributes to retaining the original character of the streetscape and to providing a foreground to the development when viewed from Friel (north and south) and further east on Laurier. The building foils and attempts to give back to the street as a community benefit. It is intended to address Section 37 and provide benefit. In contrast to 353 Friel where the student rehab offers no amenities, the elaborate veranda, and two storey brick contributes to the neighbourhood and provides the wider community an opportunity to experience student life. The low rise frontage allows for a large open space to be used as the primary entrance to the building as well as an outdoor plaza or patio. This open space will contain both hard and soft landscaping, including a combination of trees, shrubs, grass and concrete unit pavers. The outdoor plaza/patio area wraps around the corner of Laurier Avenue and Friel Street to maintain an active pedestrian feel on the ground floor. The E shaped building footprint is based loosely on the massing of the Strathcona Apartments at 404 Laurier Avenue - designated under Part IV of the OHA. The footprint allows for courtyards and a pedestrian plaza while minimizing shadow affects and maximizing day-lighting within the building. Vertical and horizontal architectural elements of varying length have been placed along the façade to both break up the mass of the building and place visual emphasis on the first 3 stories of the building. The variation in setbacks help to maintain the low-scale and open feel while the proposed commercial uses will contribute to an active and pedestrian-oriented street front. The E form of the footprint provides an opportunity to standardize layouts and maximize square footage. The primary residential access is located off of Laurier Avenue in the east projecting bay of the building. The entrance has been centralized in one location to improve security within the building. The entrance has been centrally located so that retail façades can be provided along Laurier Avenue wrapping the corner onto Friel Street. The development will be served by a total of approximately 62 underground vehicular parking spaces, and 86 bike stations on the ground floor level. Vehicular access to the below-grade parking structure is proposed from Friel Street and is located a safe and sufficient distance from the intersection with Laurier Avenue. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 26
Figure 24: Perspective view of the site from the corner of Laurier and Friel. Credit: Barry J. Hobin and Associates Architects Inc. August 22, 2013. The development proposes the introduction of a retail component, which has not been typical of the block but occurs directly across the street on the corner as well as in the block to the west. With the introduction of a retail component, the design has a Traditional Mainstreet feel with commercial activity on the ground floor and residential uses above. This is reflected in the treatment of the ground floor with scaled display windows flanking entrances. Individual front spaces separate the public sidewalk from the outdoor spaces in front of projecting bays, which separates street level activity, and suggests the idea of front yards with fences, walls, and plantings. The step-backs from adjacent properties are achieved with visual cues changes in material, colour, and fenestration pattern at the third and sixth floor levels and the ninth floor is set back as a penthouse. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 27
4.3 Rendered Images of the Development Proposal Figure 25: View of development from the corner of Nelson and Laurier. Credit: Barry J. Hobin and Associate Architects Inc. July 12, 2013. Figure 26: View of the proposed development from Sweetland Avenue looking north. Credit: Barry J. Hobin and Associate Architects Inc. July 12, 2013. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 28
Figure 27: View of the proposed development from Russell Street looking west. Credit: Barry J. Hobin and Associate Architects Inc. July 12, 2013. Figure 28: View of the proposed development from the corner of Wilbrod and Friel. Credit: Barry J. Hobin and Associate Architects Inc. July 12, 2013. Figure 29: View of the proposed development from the corner of Wilbrod and Nelson. Credit: Barry J. Hobin and Associate Architects Inc. July 12, 2013. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 29
Figure 30: View of the proposed development from the corner of Chapel and Laurier. Credit: Barry J. Hobin and Associate Architects Inc. July 12, 2013. Figure 31: View of the proposed development looking to the entrance courtyard. Credit: Barry J. Hobin and Associate Architects Inc. August 22, 2013. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 30
Figure 32: View of the proposed development looking to 265 Laurier. Credit: Barry J. Hobin and Associate Architects Inc. August 22, 2013. Figure 33: View of the proposed development from Friel Street. The fencing, shrubs and lawn are in character with the surrounding residential properties. Credit: Barry J. Hobin and Associate Architects Inc. August 22, 2013. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 31
Figure 34: View of the west edge of the proposed development along Laurier Avenue East. The stone and brick detailing with cornice are traditional characteristics of buildings in the area. Credit: Barry J. Hobin and Associate Architects Inc. August 22, 2013. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 32
5.0 IMPACT OF PROPOSED DEVELOPMENT 5.1 Development Proposal Specific to 245 Laurier Avenue This section specifically addresses the impacts the development proposal will have on the cultural heritage values of the Courtney House located at 245 Laurier Avenue which is designated under Part IV of the OHA. Section 5.2 addresses the impacts the development will have on the Heritage Character of the area focusing on Laurier Avenue East. The attributes of the heritage character of the area are outlined in general in the Sandy Hill Heritage Study completed in 2010. Impacts both positive and negative on the cultural values of the heritage resources are outlined below. The assessment of the impact of the development on the heritage character of the area is the main focus. Positive impacts of the proposed development on the cultural heritage values of the Courtney House (245 Laurier) include: Enhancement of the quality of the streetscape, retaining the grass boulevard and street trees with the potential to introduce landscaped areas in front of the development; and, Utilizing the picturesque quality of 245 Laurier (Courtney House) as a foreground to views of the development from the west, and re-instating views of a similar character at the corner of Laurier and Friel from the east. The 3-storey west elevation detailing brickwork and cornice - has been returned back along the west façade facing the adjacent building to the west. The first three stories of the building have been designed to emphasize the low-rise, pedestrian-oriented character of Laurier Avenue by appropriating the general placement, 3 storey massing, scale and architectural style of the existing apartment buildings within the site. Adverse Impacts of the proposed development on the cultural heritage values of the Courtney House (245 Laurier) include: Massing and scale of the 9-storey development to the west. 5.2 Impacts on the Heritage Character of the Area Positive impacts of the development on the Heritage Character of the area include, but are not limited to: The development has the potential to reduce the number of conversions of rental properties to multiunit rooming houses to accommodate students at the University of Ottawa, which has had a negative impact on individual properties throughout the area and it s the heritage character. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 33
The introduction of limited retail suited to the needs of the residents of the development and surrounding residential areas will enhance the livability of the area and provide opportunities for social engagement between the student population and surrounding residents. The development is visually compatible with, yet distinguishable, from the surrounding area. A reasonable balance has been struck between mere imitation of the existing form and pointed contrast, thus complimenting, and respecting the heritage character of the area. This has been accomplished at street level in the 3-storey scale, massing, material colour red brick, and arrangement of materials proposed for the development. The design of the development draws a distinction between what is historic and what is new while respecting the heritage character of the area adjacent to the west edge of the site. This has been accomplished with the introduction of residential scale features including fencing, and soft landscape adjacent to the two residential scale properties to the west. The development is compatible in terms of the streetscape, exterior form of the buildings, its setting, and heritage character of the area. No change in land use is proposed that affects the heritage character or cultural heritage values of the Sandy Hill neighbourhood. The development does not obscure, radically change or have a negative impact on character-defining materials, forms, uses or spatial configurations, or the heritage character of the area. The development reinforces the residential and pedestrian oriented character of Laurier Avenue an important High Street or linkage to the University of Ottawa and downtown. Adverse impacts of the development proposal include, but are not limited to: The demolition of six buildings on the property constructed between c. 1875 and 1934 which defined the evolving heritage character of this section of Laurier Avenue. The uniform setback of the development along Laurier Avenue lacks the rhythm and cadence that individual buildings on lots with varying setbacks gave to the street which is a character defining feature of the heritage character of the area. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 34
6.0 ALTERNATIVES AND MITIGATION STRATEGIES Commonwealth has worked with the architect to ensure that the development is compatible with the designated heritage building and the heritage character of the surrounding area. 6.1 Alternatives Integrate the two residential properties to the west of the development site on Laurier in a manner that respects the characteristics of the residential properties to the west by incorporating soft landscaping shrubs, turf and fencing - that define the lot and its edge. The raised platform/patio on the most westerly bay should be lowered to reflect the grade of the adjacent residential properties and provide a more intimate scale for the retail uses. Consider lowering the raised veranda on the corner of Friel and Laurier Streets and drop the ground plane to the existing which is a character defining feature of the three-storey walk-up apartment buildings in the area. Limit the retail use adjacent to the properties to the west or alternately create more transition scaled retail including window size and treatment, front areas defined by fencing, and other features that enhance the heritage character of the area. This is also true of the central projecting bay. Respect the setback of the adjacent residential property to the west. This will help to integrate the building into the streetscape and restore some of the cadence to the street which has been lost with the uniform setback of the development along Laurier Avenue. Extend the three-storey massing of the west bay around the west elevation of the building adjacent to the residential properties. This could be accomplished with a minor setback at the roof level or the introduction of a cornice, and the use of brick in the lower three floor levels similar to what has been done with other bays to the east. The visual or architectural interest of the streetscape that typified the site with buildings of varying ages and architectural detail including balconies has been lost with the identical treatment of fenestration patterns and architectural detail - with the exception of the cornice variation - of the two westerly projecting bays. An alternative would be to mix-up the fenestration patterns, and detail to provide more interest and variety that was typical of this section of Laurier Avenue. The six storey brick massing at the north-east corner of the development site on Friel is out of scale with the adjacent 3-storey apartment building and the Category 1 building across the street (353 Friel). Consideration could be given to lower the brick massing to 3 or 4 stories or alternately define it with a more distinct cornice to integrate the building visually with the adjacent context. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 35
6.2 Mitigation measures include: Document and record (photographic and hand drawings) the existing structures on site prior to demolition and place the documentation in an archive. As-found floor plans of the buildings were undertaken in 2010. Review photographic documentation (interior and exterior) contained in the Descriptive Sheets and other sources to determine the extent to which further photographic documentation is required. Install an interpretive plaque as a prominent feature on site that commemorates the evolving heritage character of the area and tells a bit of the story of the long term stewardship of the property. The E plan and massing of the proposed development were purposefully designed to mitigate any negative impacts created by shadow affects on adjacent properties and Laurier Avenue. The two homes located at the west end of the development site including Courtney House are balanced visually by the introduction of a building similar in scale and style at the opposite end of the block at Friel maintaining the c. 1875 elements that are typical of the heritage character of Laurier Avenue. The first three stories of the building have been designed to emphasize the low-rise, pedestrian-oriented character of Laurier Avenue by appropriating the general placement, 3 storey massing, scale and architectural style of the existing apartment buildings within the site. 6.3 Conclusions: The development proposal is an appropriate fit within Sandy Hill, which can be characterized as a continually evolving and dynamic cultural landscape where the earlier residential, commercial, and institutional uses (including the University of Ottawa) and associated cultural practices are still in force guiding future change. The evolved cultural landscape was created by a number of individual landowners who adapted traditional cultural building practices suited to the social and economic conditions of their time and related land use patterns in the development of the residential neighbourhood. These landscapes have a dynamic quality whose integrity will not be challenged as long as the underlying ideas and associated practices remain intact. The heritage character of the area is defined as an evolving cultural heritage landscape whose layout of streets dates to the 19th century, but whose structural fabric is made up of elements dating from the entire period of its existence. The architectural character is not homogeneous; but is rather an ensemble, reflecting the changing nature and evolution of the area. Within this context, the development proposal is a positive contribution to the evolving character of this non-static landscape. One of the big transformations in Sandy Hill over the later part of the 20 th century and the first 13 years of the new millennium has been the growth of the University of Ottawa and the need for purpose built Commonwealth Resource Management / Barry J. Hobin & Associates Architects 36
student housing. As such, the surrounding neighborhood of Sandy Hill has itself been transformed with a growing percentage of students representing the largest growth percentage. Residential intensification has been a characteristic of the area beginning in the first decade of the 20 th century when the first apartment buildings were introduced which continues through to the present day. Sandy Hill is considered one of Ottawa s most pleasant and livable neighbourhoods. The proposed development will have a positive impact on the heritage character of both the Courtney House and the Sandy Hill area by enhancing the urban environment in a manner that compliments the existing built form. Laurier Avenue is an important linkage to the downtown and over time has evolved as the main corridor. It could be considered a traditional High Street with a range of institutional, commercial, and residential properties reflecting the residential development of the area from its origins through to the present day. The architectural character along Laurier Avenue is not homogeneous; but is rather an ensemble, reflecting the non-static nature and evolution of the street which is reflected in the age, type and scale of buildings lining Laurier from downtown Ottawa to Strathcona Park in the east. The construction of a purpose built student housing complex will enhance the liveability of the area and provide opportunities for positive social engagement between the student population and surrounding residents. The provision of food related retail that will service both the residents of the building and the Sandy Hill area will also have a positive impact on the liveability of the area by providing services that are easily accessible by foot. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 37
7.0 BIBLIOGRAPHY / PEOPLE CONTACTED Bibliography Guidelines for the Conservation of Historic Places in Canada, Parks Canada Edition 2. 2011. Draft Report Sandy Hill Heritage Study, Fournier Gersovitz Moss et associés architects Conservation Architects Herb Stovel Conservation Architect Heritage Planner Dana Johnson Architectural Historian 2010 List of People Contacted Lesley Collins, Heritage Planner, Planning and Growth Management Department, City of Ottawa Sally Coutts, Heritage Planner, Planning and Growth Management Department, City of Ottawa Commonwealth Resource Management / Barry J. Hobin & Associates Architects 38
8.0 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. 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 Commonwealth Resource Management / Barry J. Hobin & Associates Architects 39
Appendix A: History, Vision and Rationale September 2013. Laurier and Friel Purpose Built Off-Campus Student Housing Serving Students of the University of Ottawa HISTORY, VISION AND RATIONALE The History: As a family, the Viners have long and extensive roots to the Sandy Hill neighborhood, the University of Ottawa and the City of Ottawa. The properties on the north side at Laurier & Friel, in Sandy Hill, Ottawa have been in the family for four generations. Samuel G. Macy purchased the site back in the late 1950 s and started his real estate investment and property management firm, S. G Macy & Sons, there. He and his wife Freda lived in an apartment right beside his office in 265 Laurier Ave. In 1965, after a distinguished career as a senior executive at A.J. Frieman s, Joseph Viner in 1965, joined his father-inlaw s business. In 1969, wanting to assert their independence, Mr. Viner and his partner started Levinson-Viner Ltd. a real estate brokerage, investment and syndication firm that later expanded to property management. After Mr. Macy died in 1969, the ownership of the property passed to the Macy family holding company of which Mr. Viner s wife, Ruth was one of the family shareholders and Levinson-Viner Ltd. took over the management of the Laurier & Friel buildings until 2008 when ownership and management were reorganized. Viner Assets Inc. became the owner of the property and appointed District Realty Limited to manage what had largely become a rental property for students of the University of Ottawa. The impetus for considering redevelopment occurred in 2011. Structural problems were identified at 281 Laurier Avenue. After researching the problem, engineers indicated that conditions were unsafe to residents and the building was decommissioned. In addition, the other buildings on the site were increasingly at points in their life cycle where it was becoming costly to make repairs and refurbish the buildings. Viner Assets Inc. hired a group of consultants specializing in the private student housing business. As part of their due diligence, discussions were held with senior officials of the University of Ottawa, the leadership of Action Sandy Hill and a team of local professionals to test the idea of redeveloping the site as a new purpose built student housing development. Based on research from the consultants, Viner Assets Inc. concluded that the property s size and proximity to campus, the growth of University of Ottawa, the underserved student housing on campus, and the demand for off- campus housing created an opportunity for reinvesting in the properties. On a personal level the principals of Viner Assets Inc. as alumni are aware of the value that the university plays in the community and in the life of the city and believes that a purpose-built student housing development will make a positive contribution to the City. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 40
The Vision: Since 1950, Viner Assets Inc. has contributed to the housing stock available to University of Ottawa students. It hopes to introduce a new category of housing for Ottawa, which serves a specific need. It is proposed to redevelop the 1.05-acre land parcel at Laurier & Friel into a mixed-use development. The existing project site is a block and a half from the University of Ottawa campus. It consists of six properties. The addresses are 261, 265, 271, 275 and 281 Laurier and 400 Friel. The development will be mid-rise apartment building, designed with students in mind with approximately 180 units. It will be a condominium style modern apartment building purpose built with easy pedestrian access to the university, a range of amenities, safety, and security systems making it an attractive option, offering students a turnkey solution to their housing needs. The estimated project timeline assuming that all approvals are in place by August to October 2014, will see student occupancy for the school year 2016. A student-housing property management specialist will professionally manage the property. The ground floor will feature retail uses, a fitness centre and specialty grocery serving the residents and the neighborhood. Landscaping on site will feature courtyards, and other open space designed to provide meeting and community-oriented spaces along a refurbished traditional Sandy Hill streetscape. The subterranean space has limited parking for residents and contains building systems and infrastructure, storage rooms and parking for bicycles. A separate bicycle room, with a student-run bicycle maintenance and repair operation will be an added amenity. Viner Assets Inc. believes that the development will provide considerable benefits to various constituencies, including the current families now living in the Sandy Hill neighborhood, the City of Ottawa, and to the student residents who will live there. The expectations include: Reinvigorating Sandy Hill s main street, (Laurier Avenue) not as a traditional main street but rather as a campus or university high street catering to a predominantly pedestrian user group; Diminished pressure on the surrounding community by creating a facility that consolidates the location where many students live, recreate and go to school with a first-rate fitness facility, coffee shop, study and social lounges; A design offering the opportunity to be a gateway serving the needs not only of the residents of the development but also the community; Provision of retail services offering an opportunity for residents, and university employees and students who pass by the site to have more convenience in filling their needs, and reducing vehicular traffic; A design, aesthetic for the building, the streetscape and courtyards intended for pedestrian usage that will animate and bring life and activity to the Friel Laurier corner; An approach meeting the intensification goals of the City s official plan, reducing vehicle traffic into the Sandy Hill area, and likely be a catalyst for other thoughtful and sensitive developments in the area. The Rationale: Sandy Hill is a historic neighborhood that has reflected the various waves of development in the City. One of the most significant impacts is the growth of the University of Ottawa and its transformation from an urban commuter school to one that attracts students from around the world. As such, the Commonwealth Resource Management / Barry J. Hobin & Associates Architects 41
surrounding neighborhood has itself transformed, with the growth percentage of the resident population now students. Respecting and allowing the forces of organic growth and change and reconciling them with preservation of history, tradition, and the status quo are always difficult balancing acts. Viner Assets Inc. believes that a purpose-built student housing project at the intersection of Laurier & Friel is the kind of project whose time has come. It has the potential to meet a clearly defined need; it complements the use of Laurier as a pedestrian-friendly high street; and strengthens the vitality of a wonderful neighborhood in Ottawa. This belief is predicated on the judgment that the University of Ottawa is a vitally important institution to the City as a whole and to the Sandy Hill Community. Viner Assets Inc., along with the entire project team, believe the Laurier Friel Development Project is a win, win, not only for the developers, but also for the students, the university, the Sandy Hill community, and the City of Ottawa. Viner Assets Inc., September 2013 Commonwealth Resource Management / Barry J. Hobin & Associates Architects 42
Appendix B: Architectural Plans, Elevations, Perspectives Architectural Plans, Elevations, Renderings, August 22, 2013: Barry J. Hobin & Associates Architects. Commonwealth Resource Management / Barry J. Hobin & Associates Architects 43
Commonwealth Resource Management / Barry J. Hobin & Associates Architects 44
Commonwealth Resource Management / Barry J. Hobin & Associates Architects 45
Commonwealth Resource Management / Barry J. Hobin & Associates Architects 46
Commonwealth Resource Management / Barry J. Hobin & Associates Architects 47
Commonwealth Resource Management / Barry J. Hobin & Associates Architects 48
Commonwealth Resource Management / Barry J. Hobin & Associates Architects 49
Commonwealth Resource Management / Barry J. Hobin & Associates Architects 50
Commonwealth Resource Management / Barry J. Hobin & Associates Architects 51