2012.11.30 TAMURA FULL Heritage Plan...A4 Fire Insurance Maps A5 Colour Analysis A6 Addenda 1....

BC Hous ing ’s“SRO Renewal In i t iat ive”

McGinn Engineering & Preservation Ltd./BARRY MCGINN ARCHITECT

TAMURA HOUSEconservation plan

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lknTypewritten Text Attachment 1 to Appendix 3L Tamura House Specifications Heritage Conservation Plans (SRO Renewal Initiative) EXECUTION COPY

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BC HousingBC Hous ing ’s “SRO Renewal In i t iat ive”McGinn Engineering & Preservation Ltd./BARRY MCGINN ARCHITECT

3 9 6 P O W E L L S T R E E T , V A N C O U V E R , B C

tamura houseCONSERVATION PLAN2

TABLE OF CONTENTS

1.0 HERITAGE VALUE ASSESSMENT 2

2.0 POLICY FRAMEWORK 5

3.0 CONSERVATION ASSESSMENT 6

4.0 CONSERVATION STANDARD ASSESSMENT 16

5.0 CONSERVATION GUIDELINE ASSESSMENT 17

6.0 CONSERVATION INTERVENTION SUMMARY 18

7.0 MAINTENANCE GUIDELINES 19

8.0 BIBLIOGRAPHY 19

APPENDIX

A1 Rehabilitation DrawingsA2 Statement of Signifi canceA3 Original DrawingsA4 Fire Insurance MapsA5 Colour AnalysisA6 Addenda

1. HERITAGE VALUE ASSESSMENT

1.1 History/Description of the Tamura House (Tamura Building), 396 Powell Street

The Tamura House (Tamura Building) at 396 Powell Street, dating from 1912/13, was designed by Townsend & Townsend in an exuberant Edwardian Commercial style that became the hallmark of the transient and enigmatic building architects, Townsend & Townsend. These brothers, it is assumed, arrived from the U.S. in 1909 and were very active in the Vancouver area until their departure in 1913. They were obviously successful promoters of their craft, as they were able to undertake a splay of commercial and apartment block projects, as well as residential designs, during their brief tenure in British Columbia. They made extensive use of sheet metal ornamentation in their commercial and apartment blocks in the form of ornate and robust projecting sheet metal cornices, classically inspired entry pediments, and massive and elaborate roof top pediments. Although not employed on the Tamura House, they also became noted for their use of contrasting red brick vertical diaper patterns on a buff brick background on many of their buildings.

The Tamura House was a further exaggeration of ornamental scale and complexity of one of their earlier apartment buildings, the Mount Stephen Block, now called Quebec Manor on Quebec and 7th Ave., in Vancouver. The Mount Stephen Block had an elaborate gabled pediment and a very large gabled pediment on a scrolled base. The Tamura House also had an elaborate entry gabled pediment, but in addition there are three gabled pediments over the ground fl oor windows on Dunlevy Street, two massive roof-top gabled pediments, similar to the Mount Stephen Block, centered on the two principal facades. In addition there is a pair of three storey high Corinthian sheet metal applied columns at the corner of the building at Powell Street, as well as one at each end of the building on Powell and Dunlevy. All of these were originally set on elaborate panel-style bases. The cornice is, literally, a fl urry of elaborate scrolled brackets at the soffi t, alternating between single scroll brackets and double scroll brackets with long tails




extending down the frieze base molding. The grand fi nale to all of this was enormous vase fi gures on stepped bases at the corners of the principal facade that were over seven feet in height.

Each commercial storefront was served by its own glazed alcove entry, with each alcove tiled with unglazed hexagonal tile with a decorative border. A lower cornice with bracket accents of a type related to the upper cornice, extended around the full perimeter of the two street facades. The original storefronts on Powell Street and select portions of the storefront on Dunlevy have been replaced with contemporary storefronts over the years.

The building was built on a concrete foundation wall, with unreinforced multi-wythe brick wall bearing wall construction. The front façade walls are a multi-wythe brick wall with a double-wythe outer veneer of buff face brick, all supported on a pair of deep steel façade lintel I-beams at the top of the storefront. These I-beams are supported on cast iron columns spaced at intervals along the storefronts on Dunlevy and Powell Street, except for a stretch of solid wall with punched window openings on Dunlevy Street near Powell Street.

The original street façade widows consisted of large wood lower center pivot windows with twin hopper transoms. The rear windows were wood double hung or casement (bathrooms) and the center light court windows were pressed sheet metal double hung windows. All of the street façade windows have since been changed out to aluminum windows in the original wood frames.

Interior fl oor construction is of heavy timber with solid 2”X4” laminated fl oor construction.

The building responds to the City of Vancouver’s 1910 Lodging House Bylaw, which stipulated requirements for all residential rooms and bathrooms/toilet rooms to have access to daylight and ventilation, for metal window construction in internal light courts with spatial exposure to adjacent buildings.The two sets of common washrooms and toilet rooms on each fl oor have windows on the interior light

Above:Tamura House, 1920s, Japanese

Canadian National Museum.

Right: Mt. Stephen Block, 191-,City of Vancouver Archives




court, and an original bathroom on each fl oor is on the rear wall and set with a window. 1.2 Summary of Heritage Value

The Tamura House’s heritage value can be summarized as follows:

• Built in 1912/13, it is a signifi cant early Japantown building which contributes to the intact urban character of the Powell Street facades in the sub area of Japanese Village of the Downtown- Eastside/Oppenheimer district area, dating, for the most part, from 1905 to 1938,• Designed by Townsend and Townsend in an exuberant Edwardian Commercial Style, incorporating elaborate and overstated roof top cornices, pediments and applied columns, and the use of massive urn elements as likely Japanese cultural infl uences, • And as a surviving example of a number of speculative mixed-use blocks constructed on Powell Street and other areas of Japantown just prior to the collapse of the City’s building boom in 1913.

1.3 Character-Defi ning Elements

The Tamura House’s Character-Defi ning Elements include:

• Its siting, close to property lines, with no setbacks;• Its rectangular massing and fl at roof;• Its consistent scale and design with the neighbouring properties;• Articulation of its upper façade, including detailed the buff face brick, pattern of fenestration on the

fi rst, second and third fl oors of large punched window openings with projecting concrete sills, elaborate bracketed projecting sheet metal cornice, applied three storey high sheet metal columns with Corinthian Style capitals, large ornate end brackets on Powell and Dunlevy Streets, and elaborate bases to the set of corner columns at Dunlevy and Powell,• Surviving storefront elements including the lower sheet metal cornice with brackets relating to

Above: Shinkichi Tamura Bio, from This is Strathcona.

Left: Shinkichi Tamura & family, 1890s, Asia Pacifi c Foundation of Canada




the upper cornice, elaborate ornamental gabled pediments over the corner suite entry and three more over the corner suite Dunlevy Street windows, original dressed granite cladding at corner of Dunlevy and Powell Streets, chamfered granite storefront bases at all storefront entries, surviving clearstorey windows and glazing on the Dunlevy storefronts, surviving alcove tile surfaces at all of the storefront entries, except the corner unit, as well as at the hotel entry, rock faced granite base masonry stepping up Dunlevy beneath the Corner suite units, and original wood fi xed windows on the Dunlevy elevation of the corner suite, • Surviving interior features including the subway tile with ornamental cap wainscot of the hotel entry and the surviving pressed tin ceiling in the corner unit,• Evidence of advances in functional design, including the provision of natural light with skylights and open light courts, central heating, and bathrooms;

2. POLICY FRAMEWORK

2.1 Heritage Designation

The building is currently registered in the Vancouver Heritage Registry as an A resource.

2.2 Zoning and Design Guidelines

The Tamura House (Tamura Building) lies within the DEOD Comprehensive Development District (Downtown-Eastside/Oppenheimer). As stated in the City’s zoning code, “the intent of this District .. is to retain existing and provide new affordable housing for the population of the Downtown-Eastside Oppenheimer area, and to provide for compatible commercial and industrial uses in some areas.” The Downtown-Eastside Oppenheimer Design Guidelines are a part of this zone’s District Schedule and encourage development that recognizes this District’s planning objectives. The Tamura House lies within the Sub-area 3 - Japanese Village of this zone. The guidelines recognize the value of the Street

Original Powell Street Elevation, Townsend & Townsend, 1912




Facades that developed when this area hosted a high concentration of Japanese business and residents of Japanese ancestry, with many of the facades blending infl uences of Japanese culture and the west coast culture of the period. One of the objectives of this sub-area is the encouragement of the retention of original heritage fabric and enhancement of the area’s heritage character. An additional consideration having bearing on this Conservation Plan is the suggestion in the guidelines that developments should provide greater transparency of street level facades in this sub area.

2.3 Regulatory and Approval Process

In terms of this proposed SRO Hotel rehabilitation, the Conservation Plan will be reviewed by City of Vancouver planning staff to ensure general compliance with the Downtown-Eastside/Oppenheimer Design Guidelines. Comments, requested revisions, and further documentation will be implemented follow City Review. Once acceptable, this Conservation Plan will be considered the prescriptive heritage conservation requirements and be implemented by the 3P Team with no further substantive amendments.

3. CONSERVATION ASSESSMENT

3.1 Condition Assessment

Condition AssessmentTamura House (Tamura Building)

Element Description/Condition Image ReferenceForm, Scale and Massing No signifi cant alterations or additions

have affected the building’s form scale and massing and these aspects of the building are essentially original. The central open light court was originally open or glazed to the lane, and this has since been in-fi lled with a rear exit stair.





Element Description/Condition Image ReferenceFront Façade Masonry The original buff face is in fair

condition, but requires selective repointing for open head joints and bed joints, particularly in areas of high exposure or water run-off, such as below sills or near the building corners. The concrete sills are in generally good condition. Some of the original chamfered granite storefront base cladding has been painted, and needs repointing, but is in good condition. The dressed granite corner cladding and rock faced base on Dunlevy is in good condition, but needs repointing.


Element Description/Condition Image ReferenceSheet Metal The original bracketed sheet metal

upper cornice exists in fair condition. A number of bracket scroll bottoms have rusted out; typically, water ingress from a failed cornice roof or wall cap fl ashing will allow water ingress and this will settle on interior horizontal ledges, such as scroll bottoms, leading to their corrosion.Rusting is apparent at approximately 30% of all of the bracket sheet metal face. The soffi t pans and fascia appear to have faired better than the brackets, in terms of corrosion, as little is evident. A new roof appears to have been installed on the upper cornice.

The three storey high applied sheet metal columns with their pressed zinc Corinthian capitals are in good condition. The column bases at the corner of building at Dunlevy and Powell Streets were actually constructed of shaped wood blocks, and were deteriorated, and recently replaced in sheet metal by BCH.The column pedestal bases at the corner are in good condition.These same pedestal bases at the outside ends of the principal facades have been removed, likely due to corrosion.

The sheet metal lower cornice and gabled entry/window pediments are in good condition, although they are all showing some paint loss.A new roof appears to have been installed on the lower cornice, likely contributing to its good condition, by limiting water ingress.





Element Description/Condition Image ReferenceStorefront The original storefront base,

clearstorey windows and tiled alcoves have largely survived, but the lower fi xed windows have all been replaced with fi xed aluminumwindows. More investigation is required to confi rm whether the original Powell Street clearstorey windows have survived, and just been covered up, or have been removed. Also, more investigation is required to determine whether the corner suite terrazzo alcove surface is a replacement of an original tiled surface.

The chamfered granite storefront base and dressed granite cladding at the corner of Dunlevy and Powell Streets is in good condition.

The wood clearstorey on Dunlevy requires some reglazing and a new paint surface, but is in good condition.


Element Description/Condition Image ReferenceUpper Windows The original wood center pivot and

twin hopper transoms on the upper façade of both street elevation have been replaced with aluminum fi xed/slider single glazed windows, set into the original wood frames.

The original wood frames are in fair condition, but require refurbishing with some sill re-surfacing required. The original brick moldings are still in place, and in reasonable condition.





Element Description/Condition Image ReferenceWest Light Court Windows The original pressed metal light

court window frames exist, but are in generally poor condition. The light court windows range from 18” to 4’-0” from the property line.


Element Description/Condition Image ReferenceCentral Light Court Windows

The original pressed metal light court window frames exist in fair condition.

Rear Windows The original rear wood double hung windows have been replaced with aluminum fi xed/slider windows in the original wood frames. The frames and original brick moldings are in fair condition, with some sills requiring resurfacing and some jambs may require scarf joint patches at the sill. The original brick molding is also in place, but also requires some scarf joint patches at the sill.



tamura houseCONSERVATION PLAN1 0


Element Description/Condition Image ReferenceRear Façade Masonry The rendering on the original brick

masonry has spalled and cracked in a number of isolated areas.


Element Description/Condition Image ReferenceWest Light Court Façade Masonry

The rendering on the wood laminated light court exterior wall has severely cracked and failed in a number of locations and allowing signifi cant water ingress. This is undoubtedly causing water and deterioration damage to the wall and fl oor structures in these areas.

Roof Surface The roof surface sits on a light wood frame and roof board construction, built to slope to scupper drains at the light court. The current SBS roof surface is fairly new, as are the parapet cap fl ashings and scupper drains.

Structure The original reinforced concrete foundation wall, timber beams, steel I-beams and columns supporting the exterior wall, post and beam framing on the upper fl oors, and the wood laminated fl oor structure have all survived in generally good condition.





Element Description/Condition Image ReferenceInterior Features Little of the interior character of

the building has survived the many interior renovations. The glazed subway tile hotel entry wainscot and the pressed sheet metal ceiling in the corner entry are signifi cant interior surviving elements, and in good condition.

Skylights A contemporary skylight over the central light court is in place, but reaching the end of its service life.

3.2 Proposed Conservation Strategies

The Parks Canada Standards & Guidelines for the Conservation of Historic Places in Canada (2010) has been adopted by the City of Vancouver, the Government of B.C., and most Federal agencies, for the assessment of the treatment of historic places. Under the Standards and Guidelines, the conservation strategies proposed for the proposed façade restoration of 396 Powell Street, Vancouver, the Tamura House (Tamura Building) may include aspects of preservation, restoration and rehabilitation, as defi ned below:

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.

Restoration: The action or process of accurately revealing, recovering, or representing the state of a historic place, or of an individual component, as it appeared in a particular period in its history, while protecting its heritage value.

Rehabilitation: The action or process of making possible a continuing or compatible contemporary use of an historic place or an individual component, through repair, alterations, and/or additions, while protecting its heritage value.

In reality, all three of these conservation approaches will come into play in the proposed façade restoration of the Tamura House (Tamura Building). While no change of use is being considered, storefront rehabilitation and street façade window rehabilitation, allowing for continued commercial use and higher performance residential windows are proposed, all in keeping with the building’s heritage character and intended to maintain the enhance the building’s heritage value. Deteriorated and missing sheet metal elements will be restored. Brick and stone masonry will be restored, original unglazed tile entry alcove surfaces will be restored and original wood entry doors will be restored.




3.2.1 Form, Scale and Massing

There are no changes in use or occupancy contemplated and there are no additions being considered.Thus, the building’s form, scale and massing will be preserved.

3.2.2 Masonry

The existing buff brick masonry will be restored through selective repointing, minor patching for attachment holes and spalls, and cleaning. The rock-faced and dressed granite storefront bases and base blocks stepping down Dunlevy Street will be repointed and cleaned.

A signifi cant masonry restoration action will be the restoration of the masonry storefront on Powell Street, which was lost to a poor quality aluminum storefront at some point. This was designed and constructed as a distinctive entry to a small fi nancial institution, and meant to convey a sense of security and solidity that one would expect of such an enterprise. These were Mr. Tamura’s offi ces. The high heritage value of the building, and Mr. Tamura’s signifi cance as an important personage in the early Vancouver Japanese community, warrant the restoration to the original condition. New matching brick, both colour and module, will be procured, the two windows, in deep punched openings fl anking the entry, reinstated, the elaborate sheet metal gabled pediment over the entry re-instated, the dressed granite plane piers fl anking the doorway and at the two edges of this storefront will be restored, and a new custom wood panelled door to match the original design drawings in character, installed.

Isolated spalling on horizontal and vertical surfaces of sills will be patched with a colour matched masonry restoration mortar.

Existing sheet metal details in need of sectional replacement and patching.




3.2.3 Sheet Metal

The upper sheet metal cornice is corroded through in areas and showing rust staining through the existing paint coating. The latter condition has presented problems on similar sheet metal cornice repairs. The paint must be removed in areas of solder and pop-rivet patch repair, and in areas showing rust, the sheet metal substrate is often no longer viable. There will be more sectional replacement and patching than the current condition images suggest. This condition cannot be fully ascertained until full scaffold access is provided and paint stripping initiated, but sectional replacement of scroll faces, and rusting horizontal surfaces is to be anticipated. The sheet metal cornice roof will need to be removed and replaced to allow seismic tie-back/upgrading of the cornice support structure.

Most of the applied sheet metal columns are currently in good condition, with the recent replacement of the Dunlevy/Powell Street corner column bases. The column capitals appear to have been strapped back, and further investigation at this upper level is necessary to confi rm how the tops of these elements have been waterproofed. The missing pedestal bases of at the west edge of the Powell Street façade and the south edge of the Dunlevy Street façade will be reconstructed.

The lower sheet metal cornice and brackets are in place and generally in good condition. It will need to be prepared and painted. The cornice roof will need replacement to allow seismic bracing back to the building.

The Dunlevy Street gabled pediment are missing a few applied ornamental baubles, but are generally in good condition, but in need of preparation and painting. As noted above, the entry pediment over the corner unit on Powell Street will be restored.

Photographs of the original Tamura House storefront, 1920, Japanese Canadian National Museum




3.2.4 Storefront

A signifi cant upgrade for this building will be to restore the storefront, which has been inappropriately altered over the years. Originally, twinned lintel beams over all of the storefront areas, except the corner ‘fi nancial offi ce’ tenancy, allowed for six highly glazed storefronts with generous chamfered alcove entries, and clearstorey glazing.

The intent is to restore the storefront to its original appearance. The corner suite storefront restoration has been described in 3.2.2 Masonry, above. The entries of the other six commercial suites are in approximately the same location as original, but have been altered in depth and confi guration, especially those on Dunlevy Street. The lower storefronts will be restored to their original confi guration, including the original alcove confi guration and depth, the tiled base surfaces, wood framing and ½” tempered laminated storefront glazing and a heavy wood transom bar. The clearstorey windows on Powell Street will be reconfi gured using wood sash with hopper operation and yoke and threaded rod operators. The clearstorey sash will be glazed in ¼” tempered glass. The clearstorey windows on Dunlevy are thought to be original; these will be selectively repaired as needed and repainted.

3.2.5 Upper Street Façade Windows

The fi rst, second and third fl oor windows were originally wood center pivot windows with twin hopper transoms, on both Powell Street and Dunlevy Street. These have since been retrofi tted on both Street elevations with aluminum windows in a lower slider/upper fi xed confi guration in the original wood sash..

The aluminum sash will be replaced with a new wood center pivot sash with double glazed units and a double row of pile weather stripping at horizontal friction lines and neoprene bulb weather stripping at vertical closure lines, and new wood double glazed hopper sash with yoke and thread operators. The hoper sash will also be set with two lines of pile and bulb weather stripping, similar to the pivot sash. The

center pivot sash will be fi tted with metal stops on the sills to limit opening distance. New center pivot hardware will be replicated in steel, using existing hardware from other SRO sites as models.

3.2.6 Light Court Windows

The existing pressed metal clad double hung windows have reached the end of their service life. New aluminum or metal clad windows approximating the original confi guration, but different operation, will be installed in the original prepared rough opening.

3.2.7 Rear Windows

New double glazed aluminum or metal clad windows approximating the original double hung confi guration will be installed in the original refurbished wood frames. Allow for new wood sills to match the originals, which are deteriorated. Install new scarf-jointed jamb bottom patches and brick mold patches, as required.

3.2.8 Rear Façade Rendering

The rear wall rendering has reached the end of its service life and will be replaced with a new rainscreen corrugated metal cladding system, with through-wall and header fl ashing systems.

3.2.9 Light Court and Light Well Rendering

Light court and light well rendering has reached the end of its service life and will be replaced with a new rainscreen corrugated metal cladding system, with through-wall and header fl ashing systems.




3.2.10 Roof Surface

The existing two ply SBS roof surface is fairly new and has a considerable amount of new service life remaining. However, upgrades to the brick parapets will damage the perimeter and the light well wall, and it may be cost effective to replace this roof surface. New enamelled galvanized parapet cap fl ashings and scupper drains will be installed.

3.2.11 Entry Doors

Wood 2-1/4” stainable fi r frame and panel ¾” light entry doors will be fabricated and installed as per the restoration drawings, at the residential entry and the commercial entry. The doors will be glazed in ½” tempered, laminated glazing, except the corner unit door, which is a custom panelled door with ornate fret work applique.

3.2.12 Structure

GWB cover on existing beams in the partial basement boiler room will be upgraded to ensure code compliance cover.

Refer to Appendices 3A-3M - Structural Attachements for any structural upgrade requirements.

3.2.13 Open Stair

The original open stair and wood balustrade will be retained. Treads and risers will be upgraded for safety and surfaced with slip resistant surfaces and landings will be fi tted with new tactile warning strips. A pipe rail extension to the stair baluster will be installed to reduce fall hazard.

3.2.14 Interior Features

Although the building has been converted to electric baseboard heating, the cast iron radiators still exist and will be retained in place for future connection to a hydronic heating system, which is expected to be part of a district heating system. The original subway tile with a decorative bullnose cap at the hotel entry stair will be preserved. The original pressed metal ceiling in the corner unit will be retained, restored and exposed to the rehabilitated interior.

Existing corridor (typical); Original subway tile with decorative bullnose cap at hotel entry.




3.2.15 Skylights

The skylight over the center light well had reached the end of its service life and will be replaced.Louvres will be incorporated into the skylight to facilitate ventilation.

Photographs of the original canopy over the hotel entrance, 1920s, Japanese Canadian National Museum.

3.2.16 Hotel Entry Canopy

The original 1913 glazed canopy over the hotel entry will be reconstructed.

4. CONSERVATION STANDARD ASSESSMENT

The following are the Standards that defi ne the principles of good conservation practice, and an assessment of how they relate to the proposed interventions for the Tamura House (Tamura Building).

CONSERVATION STANDARD CONSERVATION STRATEGYGeneral Standards for all Projects1 Conserve the heritage value of a historic place. Do

not remove, replace or substantially alter its intact or repairable character-defi ning elements. Do not move a part of a historic place if its current location is a character-defi ning element.

The building is remaining in place and will be sensitively restored, rehabilitated and preserved in a manner that maintains and enhances its heritage character.

2 Conserve changes to a historic place, which over time, have become character-defi ning elements in their own right.

The contemporary and mediocre quality storefront detracts from the building’s heritage character, and cannot be considered character defi ning elements.

3 Conserve heritage value by adopting an approach calling for minimal intervention.

The proposed interventions will restore the building to its original appearance or allow sensitive rehabilitation in keeping with the buildings heritage value.

4 Recognize each historic place as a physical record of its time, place and use. Do not create a false sense of historic development by adding elements from other historic places or other properties, or by combining features of the same property that never coexisted.

Proposed interventions will comply with this standard, but also allow respectful rehabilitation to meet modern standards, if deemed necessary. Excellent historic photography exists to allow the authentic restoration of missing elements.




CONSERVATION STANDARD CONSERVATION STRATEGY5 Find a use for a historic place that requires minimal or

not change to its character-defi ning elements.The proposed continued mixed use of residential and commercial will allow minimal change to the building’s character-defi ning elements. All existing wood window frames on the principal facades and rear elevation will be preserved,and new wood double glazed windows installed on the two principal facades to the original confi guration, profi les and operation.

6 Protect, and if necessary, stabilize a historic place until any subsequent intervention is undertaken. Protect and preserve archaeological resources in place. Where there is potential for disturbance of archaeological resources, take mitigation measures to limit damage and loss of information.

The building is generally secure at this time.

7 Evaluate the existing condition of character-defi ning elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention.

This report identifi es defi ciencies and proposed interventions which retain or restore character-defi ning elements, or allow respectful rehabilitation to allow continuing use.

8 Maintain character-defi ning on an on-going basis. Repair character-defi ning elements by reinforcing the materials using recognized conservation methods.Replace in kind any extensively deteriorated or missing parts of character-defi ning elements, where there are surviving prototypes.

A maintenance plan in compliance with the Standards will be implemented.

9 Make any intervention needed to preserve character defi ning elements physically and visually compatible with the historic place and identifi able upon close inspection. Document any intervention for future reference.

This conservation plan will provide guidance on future interventions to ensure maintenance of the building’s heritage character-defi ning elements. Implementation measures will allow for the oversight of an independent heritage consultant.

CONSERVATION STANDARD CONSERVATION STRATEGYAdditional Standards Relating to Rehabilitation10 Repair rather than replace character-defi ning elements.

Where character-defi ning elements are too severely deteriorated to repair, and where suffi cient physical evidence exists, replace them with new elements that match the forms, materials, and detailing of sound versions of the same elements. Where there is insuffi cient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place.

Original architect’s drawings, historic photography, standard period detailing, and ‘ghosts’ of removed elements will allow restoration of the windows, missing corner unit storefront and missing applied column pedestals. All principal façade and rear elevation window frames will be retained and refurbished, and wood double glazed center pivot sash with twinned hopper transoms installed.

11 Conserve the heritage value and character defi ning elements when creating any new additions to a historic place and any related new construction. Make the new work physically and visually compatible with, subordinate to, and distinguishable from the historic place.

The proposed interventions do not include any additions. Rehabilitation which deviates from the original will be discernible as new construction, but be compatible with the heritage character.

12 Create any new additions or related new construction so that the essential form and integrity of a historic place will not be impaired if the new work is removed in the future.

The contemporary storefront will be replaced in new wood storefront that is in character with the façade, based on the original, and typical of this period. This storefront and new sash could be removed in the future without impairing the original structure.

Additional Standards Relating to Restoration13 Repair rather than replace character-defi ning elements

from the restoration period. Where character defi ning elements are too severely deteriorated to repair and where suffi cient physical evidence exists, replace them with new elements that match the forms, materials, and detailing of sound versions of the same elements.

The proposed intervention approach will comply with this Standard.




CONSERVATION STANDARD CONSERVATION STRATEGY14 Replace missing features from the restoration period

with new features whose forms, materials and detailing are based on sufficient physical, documentary and/or oral evidence.

Original drawings and high quality historic photograph and ‘ghosts’ of removed elements will allow sheet metal and storefront restoration to the original confi guration.

5. CONSERVATION GUIDELINE ASSESSMENT

The Tamura House (Tamura Building) rehabilitation falls under categories in the Guidelines: Building and Materials.

5.1 BUILDINGS

Generally, the proposed interventions should meet the intent of this Section of the Guidelines. Particular attention should be paid to the following points:

• As outlined in this conservation plan, understand the building’s heritage value, respect the building’s original designer’s intent, document and assess the building’s condition and upgrade/ stabilization requirements at the planning stage,• Working with code specialists to determine the most appropriate fi re, life safety and security requirements with least impact on the building’s character-defi ning elements,• Working with sustainability and conservation specialists to determine the most appropriate solution

to sustainability requirements and energy-effi cient objectives, with the least impact on character- defi ning elements,• Reinstating the building’s exterior form from the restoration period, based on documentary and physical evidence,• Recreating missing elements that existed during the restoration period, based on documentary and physical evidence.

5.2 MATERIALS

Generally, the proposed interventions should meet the intent of this Section of the Guidelines. Particular attention should be paid to the following points:

• As laid out in the conservation plan, understand the materials that comprise the historic place and how they contribute to the historic place,• Document all interventions and exposed material condition,• Determine the necessity for additional testing or investigation to fully understand any failure mechanisms as play,• Design interventions to be minimally invasive, retaining as much original fabric in good condition as possible, and striving to replace any materials in kind, and based on original material as a model, or other documentation.




6. CONSERVATION INTERVENTION SUMMARY

The following is a summary of the conservation interventions planned for the Tamura House (Tamura Building):

6.1 Masonry – the existing brick and stone masonry will be selectively repointed and cleaned, and the removed brick and stone storefront of the corner unit at Powell and Dunlevy Streets reconstructed to the original.

6.2 Sheet Metal – Restoration of the upper cornice, lower cornice, Dunlevy Street window pediments, reconstruction of the missing Powell Street corner unit entry pediment, and restoration of the two missing applied column pedestals at the far ends of each street façade.

6.3 Storefront Window Restoration – Removal of the existing aluminum storefront and rehabilitation with a wood storefront based on the original 1908 storefront, including restoration of the original tiled alcoves to their full depth, restoration of the tiled bases, and the wood storefront window system consisting of fi xed lower light and hopper operation clearstorey windows,

6.4 Street Façade Upper Windows – Preservation and refurbishment of all existing wood window frames, and rehabilitation with wood double glazed center pivot windows and twin hopper operation transoms. The rehabilitation will include two rows of pile and bulb weatherstripping and metal sill stops to limit operation of the pivot sash.

6.5 Light Court/Light Well Windows – New aluminum or metal clad windows approximating the original confi guration, but different operation, will be installed in the original prepared rough opening.

6.6 Rear Façade Windows – New double glazed aluminum or metal clad windows approximating the original double hung confi guration will be installed in the original refurbished wood frames.

6.7 Rear Façade/West Light Court/Light Well – A new rainscreen wall with corrugated metal cladding will be installed over the failed cementitious rendered walls.

6.8 Skylights – The existing skylight will be replaced with a new skylight with ventilation features.

6.9 Entry Canopy – A steel frame and sheet metal clad glazed entry canopy, supported on chain supports, all modeled on the original entry canopy, will be installed at the hotel entry.

6.10 Interior Features – The original subway tile wainscot at the hotel entry and the pressed metal ceiling at the corner unit will be retained and restored.

6.11 Structural Stabilization - Refer to Appendices 3A-3M - Structural Attachements for any structural upgrade requirements.




7. MAINTENANCE PLAN

MAINTENANCE PLANActivity Description Frequency

Masonry Cleaning Pre-soak masonry and scrub with non-ionic detergents, low pressure wash rinse

Every 5 years

Repointing Rake-out mortar joints and repoint with a lime mortar

Every 20 years

Wood Storefront Prepare and paint wood windows, brick molding, sash, storefront base and frame elements, storefront soffi t

Every 5 – 8 years, depending on exposure and condition

Wood Windows Prepare and paint wood windows, brick molding, and sash, and selectively re-glaze, depending on glazing putting condition.

Every 5 – 6 years

Sheet Metal Elements Prepare and paint sheet metal when wood elements are re-painted. Remove old caulking in regletted joints and install new caulking.

Every 5 – 8 years, depending on exposure and condition

8. BIBLIOGRAPHY

Asia Pacific Foundation of Canada. http://www.asiapacific.ca/ Retrieved December 20, 2011.

City of Vancouver. (1992). Vancouver Heritage Register. Retrieved October, 2011 from http://vancouver.ca/commsvcs/Guidelines/V001.pdf

City of Vancouver. (1986). Downtown-Eastside/Oppenheimer Design Guidelines. Retrieved October, 2011 from http://vancouver.ca/commsvcs/guidelines/D008.pdf.

Japanese Canadian National Museum. Tamura Building (photograph), 1920s.

Luxton, D. (2003). Building the West: The Early Architects of British Columbia. British Columbia: Talon Books.

Parks Canada (2010). Standards and Guidelines for the Conservation of Historic Places in Canada. Her Majesty the Queen in Right of Canada.

This is Strathcona. http://www.thisisstrathcona.ca/neighbourhood/people. Retrieved December 13, 2011.

BC Hous ing ’s“SRO Renewal In i t iat ive”

McGinn Engineering & Preservation Ltd./BARRY MCGINN ARCHITECT

TAMURA HOUSE3 93 93 93 9 6666 P OP OP OP O W EW EW EW EW EEEEWW L LL LL LLLLLLLLL SSSS T RT RT RRRT E EE EE E TT ,T ,T ,T ,T ,T ,T ,,,,,, VVVVVVVVVV A NA NA NAA NA N C OC OCC OC OC OOOOOOOOOOO U VU VUU E RE REE ,, B CB CB

APPENDIX A2 - REHABILITATION DRAWINGSA-PR-201 - PROPOSED NORTH ELEVATIONA-PR-202 - PROPOSED EAST ELEVATIONA-PR-203 - PROPOSED SOUTH ELEVATIONA-PR-204 - PROPOSED WEST ELEVATIONA-PR-205 - PROPOSED WEST LIGHTWELL ELEVATIONA-PR-206 - PROPOSED EAST LIGHTWELL ELEVATIONA-PR-207 - EXIST. & PROP. LIGHTWELL ALCOVE ELEVS.A-PR-301 - EXIST. & PROP. FACADE SECTIONSA-PR-402 - PROPOSED UPPER CORNICE DETAILSA-PR-403 - EXIST. & PROP. UPPER CORNICE SECTIONSA-PR-404 - PROPOSED CORNICE BRACKET DETAILSA-PR-404 - EXIST. & PROP. FRONT WINDOW DETAILSA-PR-406 - PROPOSED PEDIMENT DETAILSA-PR-501 - WINDOW CATALOGUE

A-EX-100 - EXISTING SITE PLAN A-EX-101 - EXISTING BASEMENT FLOOR PLANA-EX-102 - EXISTING GROUND FLOOR PLANA-EX-103 - EXISTING SECOND FLOOR PLANA-EX-104 - EXISTING THIRD FLOOR PLANA-EX-105 - EXISTING FOURTH FLOOR PLANA-EX-106 - EXISTING ROOF PLANA-EX-201 - EXISTING NORTH ELEVATIONA-EX-202 - EXISTING EAST ELEVATIONA-EX-203 - EXISTING SOUTH ELEVATIONA-EX-204 - EXISTING WEST ELEVATIONA-EX-205 - EXISTING WEST LIGHTWELL ELEVATIONA-EX-206 - EXISTING EAST LIGHTWELL ELEVATIONA-EX-301 - EXISTING BUILDING SECTIONA-EX-401 - EXISTING UPPER CORNICE DETAILSA-EX-402 - EXISTING WALL PLAN DETAILSA-EX-403 - EXISTING LOWER CORNICE DETAIL

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2012.11.30 TAMURA FULL Heritage Plan...A4 Fire Insurance Maps A5 Colour Analysis A6 Addenda 1....

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Transcript of 2012.11.30 TAMURA FULL Heritage Plan...A4 Fire Insurance Maps A5 Colour Analysis A6 Addenda 1....