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BC Hous ing ’s“SRO Renewal In i t iat ive”
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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
lknTypewritten Text
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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
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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
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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
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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
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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.
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Condition AssessmentTamura House (Tamura Building)
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.
Condition AssessmentTamura House (Tamura Building)
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.
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Condition AssessmentTamura House (Tamura Building)
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.
Condition AssessmentTamura House (Tamura Building)
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.
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Condition AssessmentTamura House (Tamura Building)
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.
Condition AssessmentTamura House (Tamura Building)
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.
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Condition AssessmentTamura House (Tamura Building)
Element Description/Condition Image ReferenceRear Façade Masonry
The rendering on the original brick
masonry has spalled and cracked in a number of isolated
areas.
Condition AssessmentTamura House (Tamura Building)
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.
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Condition AssessmentTamura House (Tamura Building)
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.
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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.
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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
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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.
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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.
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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.
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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 PLAN1 7
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.
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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 PLAN1 8
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.
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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 PLAN1 9
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.
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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 0
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.
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BC Hous ing ’s“SRO Renewal In i t iat ive”
McGinn Engineering & Preservation Ltd./BARRY MCGINN
ARCHITECT
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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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