1872 PARKER STREET, VANCOUVER CONSERVATION PLAN · 2015. 9. 2. · 4 BROOKHOUSE RESIDENCE |...

BROOKHOUSE RESIDENCE1872 PARKER STREET, VANCOUVER

CONSERVATION PLANJULY 2015, REV. AUGUST 2015

&DONALD LUXTON ASSOCIATES

BROOKHOUSE RESIDENCE | CONSERVATION PLAN2

DONALD LUXTON AND ASSOCIATES INC. | JULY 2015, REV. AUG. 2015 3

1. INTRODUCTION ................................................................................... 12. DESCRIPTION OF THE SITE ................................................................. 2 2.1 HISTORICAL CONTEXT .................................................................. 2 2.2 GRANDVIEW WOODLAND ............................................................. 53. STATEMENT OF SIGNIFICANCE ........................................................... 64. CONSERVATION GUIDELINES .............................................................. 8 4.1 STANDARDS AND GUIDELINES ..................................................... 8 4.2 CONSERVATION REFERENCES ..................................................... 9 4.3 GENERAL CONSERVATION STRATEGY .......................................... 9 4.4 SUSTAINABILITY STRATEGY ........................................................ 10 4.5 HERITAGE EQUIVALENCIES AND EXEMPTIONS ........................... 12 4.5.1 VANCOUVER BUILDING BY-LAW ......................................... 12 4.5.2 ENERGY EFFICIENCY ACT .................................................. 12 4.5.3 HOMEOWNER PROTECTION ACT ....................................... 12 4.6 SITE PROTECTION ....................................................................... 135. CONDITION REVIEW AND CONSERVATION RECOMMENDATIONS ..... 14 5.1 SITE ............................................................................................. 14 5.2 FORM, SCALE AND MASSING ..................................................... 15 5.3 FOUNDATION .............................................................................. 16 5.4 EXTERIOR WALLS ........................................................................ 16 5.5 FRONT STAIR, PORCH, BALCONY ............................................... 18 5.6 WINDOWS AND DOORS .............................................................. 20 5.7 ROOF & GUTTERS ....................................................................... 21 5.8 CHIMNEY ..................................................................................... 22 5.9 EXTERIOR COLOUR SCHEDULE .................................................. 236. MAINTENANCE PLAN ........................................................................ 24 6.1 MAINTENANCE GUIDELINES ....................................................... 24 6.2 PERMITTING ................................................................................ 24 6.3 ROUTINE, CYCLICAL AND NON-DESTRUCTIVE CLEANING ......... 24 6.4 REPAIRS AND REPLACEMENT OF DETERIORATED MATERIALS .. 25 6.5 INSPECTIONS .............................................................................. 25 6.6 INFORMATION FILE ...................................................................... 25 6.7 EXTERIOR MAINTENANCE ........................................................... 267. RESEARCH SUMMARY ...................................................................... 29

TABLE OF CONTENTS



Front façade, facing north


INTRODUCTION

Subject Property: 1872 Parker Street, Vancouver, British Columbia

Historic Name: Brookhouse Residence Original Owner: George N. JordanDate of Construction: 1908

The historic Brookhouse Residence was built in 1908 at the intersection of Parker Street and Victoria Drive in the historic Grandview-Woodland neighbourhood of Vancouver. The house features a prominent hipped roof with dentil coursing, hipped roof dormers and two characteristic full-height corner bays with turreted roofs on either side of the front elevation. Located at 1872 Parker Street, the house exists amongst a grouping of other early, stately homes constructed during the initial phase of Grandview’s residential development.

The historic Brookhouse Residence falls within the RT-5 Two Family Dwelling District Schedule of the Zoning and Development By-law. The intent of the RT-5 zoning is to “encourage the retention of existing residential structures and to encourage and maintain a family emphasis. The RT-4, RT4N, RT-5 and RT-5N Districts emphasis is placed on the external design of all new buildings and additions being compatible with the historical character of the area, and on being neighbourly in scale and placement.”

1.0 INTRODUCTION



2.1 HISTORICAL CONTEXT

The house is signifi cant as a visual landmark, one of a group of other similar historic estate homes in the neighbourhood. Established in 1891 upon the opening of the Vancouver-New Westminster interurban railway, “Grand View Hill” quickly became one of Vancouver’s most prestigious residential areas. It was connected to the city water system in 1904, and business and industrial activity was facilitated by its proximity to the BC Electric interurban and the Canadian Pacifi c Railway lines. The business potential of the neighbourhood attracted some of Vancouver’s wealthiest residents, refl ected in grand estate homes that were being built on large corner lots. This neighbourhood to the east of downtown Vancouver started to boom in 1906 when the railway encouraged industrial development and subsequent road extensions in the area.

2.0 DESCRIPTION OF THE SITE

As Grandview Hill was being developed during the Edwardian era, a number of the grand homes in the area, especially those on corner lots, were built with the characteristic turrets of the Queen Anne Revival style; this remains one of the only areas in Vancouver where this style predominates. Typifi ed by the surviving homes of upper-middle class residents such as Professor Edward Odlum, Alderman John J. Miller, and realtor Captain W.H. Copp, the neighbourhood capitalized on the impressive views to English Bay, False Creek, the North Shore, and the rest of Vancouver. American born real estate agent and developer, George N. Jordan, had this house constructed for his family in 1908. The Jordan’s remained until 1916 when the house was purchased by a succession of professionals, including: Francis H. Barber, president of the Restmore Manufacturing Company (run from the nearby 1000 Parker Street warehouse) and Hugh Bailie, owner of the H. Bailie & Co. asbestos goods company.

1872 Parker Street, 1932, CVA 99-4161


DESCRIPTION OF THE SITE

Albert Arthur Brookhouse, and his wife Jessie, purchased the 1872 Parker Street residence in 1921. The couple shared the large house with Jessie’s father, Thomas Henry Butler, a well-known Vancouver policeman (Vancouver’s first ‘plainclothes’ officer) who had become head of the Merchants’ Police Patrol in 1916:

CHANGE IN PATROL SERVICEThomas H. Butler, Vancouver’s first plainclothes policeman, has taken over the McAllister Merchants’ Patrol Service, which was under the control of the late John McAllister, sanction having been given by Chief MacLennan on Thursday to this step. The service will in future be known as the Merchants’ Patrol Service and will be under the jurisdiction of the chief of police. Mr. Butler had 14 years’ experience with the Vancouver police force, and for three years acted as sergeant. – Vancouver Daily World, September 1, 1916, page 7

Cowan and Brookhouse Printing and Publishing, ca. 1916, CVA A02335

Butler ran operation of the Merchants’ Patrol Service from the Parker Street residence well into the 1920s, which had a significant impact on son-in-law, Albert Brookhouse, who became an active supporter of both the local and provincial police. Brookhouse was one of Vancouver prominent citizens, he and his business partner, Harry Cowan, operated Cowan & Brookhouse, a successful commercial printing and publishing enterprise, through much of the first half of the twentieth century. Brookhouse was also a staff member of the Vancouver Sun newspaper, served as President of the Vancouver Printers’ Board of Trade in 1918, and donated his time and printing services to many local fundraisers and charities (printing tickets and prizes and advertisements free of charge). Following retirement from his printing business, Brookhouse spent his time writing for, editing, and publishing the official British Columbia Provincial Police magazine, The Shoulder Strap (1938-1954) from his home study. Albert and Jessie Brookhouse remained in the house until Albert’s death in February of 1948.

Cowan & Brookhouse Publishing, left front is Albert A. Brookhouse, 1916, CVA A02334



BROOKHOUSE – Passed away, Feb. 8, 1948, at his residence, 1872 Parker Street, after a short illness, Mr. Albert Arthur Brookhouse. Survived by his loving wife, Jessie; 1 daughter, Mrs. J.P Tower; a grandson, Wayne, all of Vancouver; his mother, 2 sisters and a nephew in England. Funeral service in the Georgia Chapel of Centre & Hanna Ltd., 1049 W.

Georgia Street, on Tuesday, Feb. 10, at 2:30p.m., Rev. A.M. Sanford, D.D., officiating. Interment [sic], Masonic Cemetery, Burnaby.– Vancouver Sun, Monday, February 9, 1948, page 17

In MemoriamThrough nine eventful years, Mr. Brookhouse piloted the fortunes of our magazine until he received the call which awaits us all. Beginning as an idea in 1938, the first issue was published in October of that year and was at once acclaimed a major contribution to the filed of police publications. From the start, Mr. Bookhouse felt that he would have to maintain a high standard in keeping with the best traditions of the Force, and through eighteen issues this standard has never been lowered, on the contrary, there has been considerable improvement adoring go the many favorable letters receive.

Published as a hobby, Mr. Brookhouse devoted all his spare time to our magazine, sitting far into the night in his study at 1872 Parker Street, Vancouver, reading manuscripts, writing editorials, checking copy, and doing all the multitudinous things necessary to a successful publication.

A member of the staff of the “Vancouver Sun” for many years, “Brookie”, as his many friends called him, retired from business shortly before he passed away. It has been his intention to continue publishing the “Shoulder Strap” after his retirement. He felt that he must have some association with the craft he had

followed for a lifetime, and besides he was reluctant to drop the friendly relations with many members of the Force which had developed through the years from a feeling of mutual good-will and understanding.

A pleasant, fatherly man of quiet and studious nature, “Brookie” always had time to speak to a policeman, whether a member of the Force or of some other organization. He was in close contact with most of the police publications on both sides of the Atlantic. Through his efforts our magazine became widely known, and could number among its subscribers people in such distant places as India, Australia, the Straits Settlements, the British Isles, and many points in the United States.

Exchange privileges on material published in the “Shoulder Strap” was freely accorded to other police journals upon request, and there is no doubt that “Brookie” did much to promote international goodwill for the Force. He believed that nothing short of excellence should be the goal of the official organ of the British Columbia Police.

Through the difficult period of war, with concurrent paper and labor problems, to the post-war problems of rising costs of publication. “Brookie” pursued his task of publishing the magazine twice annually. It cannot be conceived under what handicap he had to operate. Many a time he was short of material suitable for the high standard he had established and wished to maintain. So he had to prod and weedle some of the old “stand-bys” for more copy so that the magazine could be published in time.

“Brookie” will long be remembered by his associates and many friends as a man of character, friendliness and devotion to principle. And in this, the first issue to be published in this, the first issue to be published without his had at the helm, we still feel that it is his spirit and indomitable perseverance, which is making possible for us to “carry-on”.

Peace and rest to you, “Brookie” after a full and useful life. - The Shoulder Strap, June 1949, 19th edition, page 112


DESCRIPTION OF THE SITE

2.2 GRANDVIEW WOODLAND

Grandview began to grow during the late 1800s, when in the 1890s, the Cedar Cove Brewery followed by the Cedar Cove Saw and Planing Mills were established on the south slope of Burrard Inlet. The Vancouver-New Westminster interurban railway opened in September 1891; the same year the area’s fi rst house was built in the area. Streetcars ran on the future Commercial Drive (called Park Drive until 1911). Arrival of the city water system along Commercial Drive in 1904 allowed for more expansion. Early settlement years saw business activity centre on Commercial Drive while industry claimed the area’s northern fringe, largely infl uenced by the CPR line and the Port. Development picked up speed early in the 20th century when property owners such as Edward Odlum subdivided their large holdings and began to build blocks of speculative houses. A number

of the newly-rich investors built themselves large homes on what was called “Grandview Hill”, with its sweeping views to the west. After 1912, building in the area slowed due to a city-wide recession, and a new political and economic focus centred on Westside neighbourhoods such as Shaughnessy. After the World War I many Italian, Chinese, and East European immigrants arrived in the area. After World War II, a second wave of Italian immigrants made the area home, infl uencing the character of Commercial Drive with new shops and restaurants. The 1970s saw residents join the successful lobby to prevent the construction of a freeway down Venables Street through to Downtown. The Skytrain arrived in the 1980s, and in 2002 when the Millennium line opened Commercial Drive station became a signifi cant transport hub.

Vancouver Fire Insurance Map, 1912, showing the Brookhouse Residence



3.0 STATEMENT OF SIGNIFICANCE

Address: 1872 Parker Street, Vancouver, British Columbia

Historic Name: Brookhouse ResidenceDate of Construction: 1908Original Owner: George N. Jordan

DESCRIPTION OF HISTORIC PLACE

The Brookhouse Residence is a two and one-half storey Queen Anne Revival style house located at 1872 Parker Street on a prominent corner lot in the Grandview-Woodland neighbourhood of Vancouver. The Edwardian era house, constructed in 1908, is characterized by its steeply pitched hipped-roof with two full height bays with turreted roofs on each corner of the front elevation. It stands as part of a group of early stately homes built in the Grandview-Woodland neighbourhood during the early twentieth century.

HERITAGE VALUE OF HISTORIC PLACE

The Brookhouse Residence is valued as part of a group of similar historic turreted homes in the Grandview-Woodland neighbourhood of Vancouver, constructed during the Edwardian era boom. It is significant for its association with later owners the Brookhouse family and for its Queen Anne Revival style architecture.

Established in 1891 upon the opening of the Vancouver-New Westminster interurban railway, the Grandview neighbourhood quickly became one of Vancouver’s most prestigious residential areas. The neighbourhood attracted some of Vancouver’s wealthiest residents, reflected in grand homes being built on corner sites as Grandview Hill was being developed during the Edwardian era. By the height of the pre-war construction boom in 1912, many lots in Grandview boasted large, single-family homes. Typified by the surviving houses of upper-middle class residents such as Professor Edward Odlum, Alderman John J. Miller, realtor Captain W.H. Copp, and this house, which was later owned by well-known printer Albert Brookhouse, the neighbourhood capitalized

on impressive views and a convenient location. Real estate agent, George N. Jordan, commissioned the construction of this house in October of 1908; he and his family moved into the residence in 1909 and remained until 1916.

Albert Arthur Brookhouse purchased the 1872 Parker Street residence in 1921. One of Vancouver’s prominent citizens, Brookhouse and his business partner, Harry Cowan, operated Cowan & Brookhouse, a successful commercial printing and publishing enterprise, through much of the first half of the twentieth century. A staff member of the Vancouver Sun newspaper, Brookhouse also served as President of the Vancouver Printers’ Board of Trade in 1918 and donated his time and printing services to many local fundraisers and charities. Brookhouse was also a well-known supporter of the police; his father-in-law, patrol officer Thomas Butler, managed the Merchant’s Police Patrol from the Parker Street residence for several years during the 1920s. Following retirement, Brookhouse spent his time writing for, editing, and publishing the official British Columbia Provincial Police magazine, The Shoulder Strap (1938-1954) from his home study. Albert and Jessie Brookhouse remained in the house until Albert’s death in February of 1948.

Constructed in 1908, the design of the Brookhouse Residence reflects the lasting influence of the Queen Anne Revival style of architecture. The style was popularized during the late 1800s by British architect Richard Norman Shaw, and remained common through to the end of the nineteenth century. As Grandview Hill was being developed during the Edwardian era, a number of the grand homes, especially those on corner lots, were built with the characteristic turrets of the Queen Anne style; this remains one of the only areas in Vancouver where this style predominates. The corner bays with turreted roofs of the Brookhouse Residence allowed occupants to take advantage of spectacular views to the north, east, and west; with the most prominent


turret oriented toward the intersection of Parker Street and Victoria Drive. As Grandview developed through the Edwardian era and attractive corner lots with expansive views were built out, the Queen Anne style became less common, making the Brookhouse Residence among only a few remaining in the neighbourhood to exhibit the distinctive style.

CHARACTER-DEFINING ELEMENTS

Elements that defi ne the heritage character of the Brookhouse Residence are its:• location along Parker Street at the corner of

Victoria Drive in the Grandview-Woodland neighbourhood of Vancouver;

• continuous residential use since 1908;• residential form, scale and massing as expressed

by its two and one-half storey height with hipped-roof and hipped-roof dormers on the west, north, and east elevations;

• wood-frame construction including original wooden siding beneath later asbestos cladding, and granite foundation;

• Queen Anne Revival style design features, including: hipped roof with dentil coursing and fl ared eaves; two characteristic full-height corner bays with turreted roofs, the eastern bay featuring a higher, more prominent turret roof topped with a fi nial; projecting hipped-roof front porch with dentil coursing, turned Doric columns, open balustrade with lathe turned balusters, and tongue-and-groove wood fl oor; and second-storey balcony above the entryway with combination closed and open balustrade, which features lathe turned balusters;

• variety of original wooden sash and frame windows, including double-hung windows with scroll-cut horns;

• original front-door assembly with side lights;• original interior red brick chimney; and• granite perimeter wall.

STATEMENT OF SIGNIFICANCE

Turret at northeast corner



4.0 CONSERVATION GUIDELINES4.1 STANDARDS AND GUIDELINES

The Brookhouse Residence is an important historical resource in the City of Vancouver. The Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (2010) is the source used to assess the appropriate level of conservation and intervention. Under the Guidelines, the work proposed for the Brookhouse Residence includes aspects of preservation, rehabilitation and restoration.

Preservation: the action or process of protecting, maintaining, and/or stabilizing the existing materials, form, and integrity of a 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 at 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 a historic place or an individual component, through repair, alterations, and/or additions, while protecting its heritage value.

Interventions to the Brookhouse Residence should be based upon the Standards outlined in the Standards and Guidelines, which are conservation principles of best practice. The following General Standards should be followed when carrying out any work to an historic property.

STANDARDS

Standards relating to all Conservation Projects1. Conserve the heritage value of a historic place.

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

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

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

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

5. Find a use for a historic place that requires minimal or no change to its character defining elements.

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.

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

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

9. Make any intervention needed to preserve character-defining elements physically and visually compatible with the historic place and identifiable upon close inspection. Document any intervention for future reference.


CONSERVATION GUIDELINES

Additional Standards relating to Rehabilitation10. Repair rather than replace character-defining

elements. Where character-defining elements are too severely deteriorated to repair, and where sufficient 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 insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place.

11. Conserve the heritage value and character-defining 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.

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.

Additional Standards relating to Restoration13. Repair rather than replace character-defining

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

14. 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.

4.2 CONSERVATION REFERENCES

The proposed work entails the relocation on site and the Restoration and Rehabilitation of the exterior façades of the Brookhouse Residence. The following conservation resources should be referred to:

Standards and Guidelines for the Conservation of Historic Places in Canada, Parks Canada, 2010.http://www.historicplaces.ca/en/pages/standards-normes/document.aspx

National Park Service, Technical Preservation Services. Preservation Briefs:

Preservation Brief 14: New Exterior Additions to Historic Buildings: Preservation Concerns.http://www.nps.gov/tps/how-to-preserve/briefs/14-exterior-additions.htm

Preservation Brief 45: Preserving Historic Wood Porcheshttp://www.nps.gov/tps/how-to-preserve/briefs/45-wooden-porches.htm

Preservation Brief 47: Maintaining the Exterior of Small and Medium Size Historic Buildings http://www.nps.gov/tps/how-to-preserve/briefs/47-maintaining-exteriors.htm

4.3 GENERAL CONSERVATION STRATEGY

The primary intent is to relocate the 1908 Brookhouse Residence on site and to restore it to its historic appearance, while undertaking a rehabilitation that will upgrade its structure and services to increase its functionality for residential use with six units including a two-storey addition to the west elevation. As part of the scope of work, character-defining elements will be preserved, while missing or deteriorated elements will be restored. An addition to the west elevation is proposed and will be sympathetic in its design to the heritage house. A contemporary infill structure is proposed for the rear of the subject lot.



The major proposed interventions of the overall project are to:• Relocate the historic structure on site• Preserve character-defining elements • Restore character-defining elements that have

been altered or removed• Build a new addition on the west elevation and

a detached infill building at the rear

Proposed Infill House GuidelinesDue to the proposed infill house at the rear of the property, all new visible construction will be considered a modern addition to the historic structure. The Standards and Guidelines list recommendations for new additions to historic places, which also apply to new construction in the near vicinity of a historic structure. The proposed design scheme should follow these principles:• Designing a new addition in a manner that

draws a clear distinction between what is historic and what is new.

• Design for the new work may be contemporary or may reference design motifs from the historic place. In either case, it should be compatible in terms of mass, materials, relationship of solids to voids, and colour, yet be distinguishable from the historic place.

• The new addition should be physically and visually compatible with, subordinate to and distinguishable from the preserved historic façade.

An addition should be subordinate to the historic place. This is best understood to mean that the addition must not detract from the historic place or impair its heritage value. Subordination is not a question of size; a small, ill-conceived addition could adversely affect an historic place more than a large, well-designed addition. Additions or new construction should be visually compatible with, yet distinguishable from, the historic place. To accomplish this, an appropriate balance must be struck between mere imitation of the existing form and pointed contrast, thus complementing the historic place in a manner that respects its heritage value. The proposed new infill building follows these design criteria.

4.4 SUSTAINABILITY STRATEGY

Sustainability is most commonly defined as “meeting the needs of the present without compromising the ability of future generations to meet their own needs” (Common Future. The Bruntland Commission). The four-pillar model of sustainability identifies four interlinked dimensions: environmental, economic, social and cultural sustainability, the latter including the built heritage environment.

Current research links sustainability considerations with the conservation of our built and natural environments. A competitive, sustainable economy requires the conservation of heritage buildings as an important component of a high quality urban environment.

“We need to use our cities, our cultural resources, and our memories in such a way that they are available for future generations to use as well. Historic preservation makes cities viable, makes cities liveable, makes cities equitable.” (Economic Benefits of Preservation, Sustainability and Historic Preservation)

Heritage conservation and sustainable development can go hand in hand with the mutual effort of all stakeholders. In a practical context, the conservation and re-use of historic and existing structures contributes to environmental sustainability by:

• Reducing solid waste disposal (reduced impact on landfills and their expansions)

• Saving embodied energy (defined as the total expenditure of energy involved in the creation of the building and its constituent materials)

• Conserving historic materials that are significantly less consumptive of energy than many new replacement materials (often local and regional materials, e.g. timber, brick, concrete, plaster, can be preserved and reduce the carbon footprint of manufacturing and transporting new materials).



The following considerations for energy efficiency in historic structures are recommended in the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (2010) and can be utilized for the Brookhouse Residence.

Sustainability Considerations• Add new features to meet sustainability

requirements in a manner that respects the exterior form and minimizes impact on character-defining elements.

• Work with sustainability and conservation specialists to determine the most appropriate solution to sustainability requirements with the least impact on the character-defining elements and overall heritage value of the historic building.

• Comply with energy efficiency objectives in a manner that minimizes impact on the character-defining elements and overall heritage value of the historic building.

Energy Efficiency Considerations• Identifying the historic place’s heritage value

and character-defining elements — materials, forms, location, spatial configurations, uses and cultural associations or meanings.

• Complying with energy efficiency objectives in such a manner that character-defining elements are conserved and the heritage value maintained.

• Working with energy efficiency and conservation specialists to determine the most appropriate solution to energy conservation problems that will have the least impact on character-defining elements and the overall heritage value.

• Weighing the total environmental cost of energy saving measures against the overall environmental costs of retaining the existing features or fabric, when deciding whether to proceed with energy saving measures.

Buildings: Insulation• Exercising caution and foreseeing the potential

effects of insulating the building on the envelope

system so as to avoid damaging changes such as displacing the dew point and creating thermal bridges.

• Installing thermal insulation in attics and in unheated cellars and crawl spaces to increase the efficiency of the existing mechanical systems unless this could adversely affect the building envelope.

• Installing insulating material on the inside of masonry and wood-frame walls to increase energy efficiency where there is no character-defining interior moulding around the windows or other character-defining interior architectural detailing.

Buildings: Windows• Utilizing the inherent energy conserving features

of a building by maintaining character-defining windows and/or louvered blinds in good operating condition for natural ventilation.

• Improving thermal efficiency with weather-stripping, storm windows, interior shades and, if historically appropriate, blinds and awnings.

• Installing interior storm windows with airtight gaskets, ventilating holes and/or removable clips to ensure proper maintenance and to avoid condensation damage to character-defining windows.

Buildings: Entrances and Porches• Maintaining character-defining porches and

double vestibule entrances so that they can retain heat or block the sun and provide natural ventilation.

Buildings: Mechanical Systems• Improving the energy efficiency of existing

mechanical systems by installing insulation in attics and basements, unless this could adversely affect the building envelope.

The conservation recommendations for the Brookhouse Residence recognize the need for sustainable interventions and adhere to the Standards and Guidelines as outlined.



4.5 HERITAGE EQUIVALENCIES AND EXEMPTIONS

The historic Brookhouse Residence will be eligible for heritage variances that will enable a higher degree of heritage conservation and retention of original material, including considerations available under the following municipal legislation.

4.5.1 VANCOUVER BUILDING BY-LAW

Building Code upgrading is the most important aspect of heritage building rehabilitation, as it ensures life safety and long-term protection for the resource. It is essential to consider heritage buildings on a case-by-case basis, as the blanket application of Code requirements does not recognize the individual requirements and inherent performance strengths of each building. Given that Code compliance is such a significant factor in the conservation of heritage buildings, the most important consideration is to provide viable economic methods of achieving building upgrades.

This is recognized in the new 2014 Vancouver Building By-Law (VBBL), which aims to conserve heritage buildings while maintaining an acceptable level of safety and building performance. The new VBBL outlines in Section 11.5 Alternative Acceptable Solutions for Heritage Buildings the code requirements for the restoration and rehabilitation of heritage buildings. The alternate compliance method balances current building by-law provisions with existing conditions such as exiting, windows, doors, spatial separation, door swing, hardware, etc.

For example, historic windows and doors that are being replaced, repaired or replicated have to achieve an acceptable level of performance and do not have to comply with “NAFS – North American Fenestration Standard/Specification for Windows, Doors, and Skylights.” The alternative acceptable solutions in Section 11.5 provide detailed information about code requirements for heritage buildings. In addition to the equivalencies offered under the VBBL, the City can also accept the report of a Building Code Engineer as to acceptable levels of code performance.

4.5.2 ENERGY EFFICIENCY ACT

The provincial Energy Efficiency Act (Energy Efficiency Standards Regulation) was amended in 2009 to exempt buildings protected through heritage designation or listed on a community heritage register from compliance with the regulations. Energy Efficiency standards therefore do not apply to windows, glazing products, door slabs or products installed in heritage buildings. This means that exemptions can be allowed to energy upgrading measures that would destroy heritage character-defining elements such as original windows and doors.

These provisions do not preclude that heritage buildings must be made more energy efficient, but they do allow a more sensitive approach of alternate compliance to individual situations and a higher degree of retained integrity. Increased energy performance can be provided through non-intrusive methods of alternate compliance, such as improved insulation and mechanical systems. Please refer to the Standards and Guidelines for the Conservation of Historic Places in Canada (2010) for further detail about “Energy Efficiency Considerations.”

4.5.3 HOMEOWNER PROTECTION ACT

The Homeowner Protection Act was implemented in 1998 as a means to strengthen consumer protection for the purchase of new homes. Amendments to the Homeowner Protection Act Regulation made in 2010 allow for exemptions for heritage sites from the need to fully conform to the BC Building Code under certain conditions, thus removing some of the barriers to compliance that previously conflicted with heritage conservation standards and guidelines. The changes comprised

1. an amendment to the Homeowner Protection Act Regulation, BC Reg. 29/99 that allows a warranty provider, in the case of a commercial to residential conversion, to exclude components of the building that have heritage value from the requirement for a warranty, and



2. clarification of the definition of ‘substantial reconstruction.’ The latter clarification explains that 75% of a home must be reconstructed for it to be considered a ‘new home’ under the Homeowner Protection Act, thus enabling single-family dwelling to multi-family and strata conversions with a maximum of 75% reconstruction to be exempt from home warranty insurance. The definition of a heritage building is consistent with that under the Energy Efficiency Act. The extent of reconstruction reuqired for the Brookhouse Residence will be determined after further assessments have been carried out.

4.6 SITE PROTECTION

It is the responsibility of the owner to ensure the heritage resource is protected from damage at all times. At any time that the house is left vacant, it should be secured against unauthorized access or damage through the use of appropriate fencing and security measures. This is especially important if the building is missing windows or doors or is left elevated for any period of time during relocation phase.

A site protection plan should be developed in discussion between owner, contractor and/or architect based on the following checklist:

Moisture• Is the roof watertight?• Is exterior cladding in good condition to keep

water out?• Is the site of the temporary location properly

graded for water run-off?

Ventilation• Have steps been taken to ensure proper

ventilation of the building?• Have interior doors been left open for ventilation

purposes?• Has the secured building been checked within

the last 3 months for interior dampness or excessive humidity?

Pests• Have nests/pests been removed from the

building’s interior and eaves?• Are adequate screens in place to guard against

pests?• Has the building been inspected and treated for

termites, carpenter ants, rodents, etc.?

Security• Are smoke and fire detectors in working order?• Are wall openings boarded up and exterior

doors securely fastened?• Is the site securely fenced and are plans in place

to monitor the building on a regular basis?• Are the keys to the building in a secure but

accessible location?• Are the grounds being kept from becoming

overgrown?• Have the following been removed from the

interior: trash, hazardous materials such as inflammable liquids, poisons, and paints and canned goods that could freeze and burst?

• Is the building signed identifying it as a protected heritage building with a phone number for citizens to call with questions or concerns?

The aforementioned items will assist in protecting the listed heritage resource that is currently unoccupied during the planning process until actual site work commences.



A condition review of the exterior elevations of the 1908 Brookhouse Residence was carried out during a site visit in May 2015. In addition to the visual review, paint samples were taken from original building materials and examined to determine the historic paint colours. The recommendations for the restoration and rehabilitation of the Brookhouse Residence are based on the site review, material samples and archival photographs that provide valuable information about the original appearance of the historic building. The following chapter describes the materials, physical condition and recommended conservation strategy for the Brookhouse Residence based on Parks Canada’s Standard and Guidelines for the Conservation of Historic Places in Canada (2010).

5.0 CONDITION REVIEW &CONSERVATION RECOMMENDATIONS

5.1 SITE

The Brookhouse Residence is situated in its original location at a corner lot at Parker Street and Victoria Drive in the historic Grandview-Woodland neighbourhood of Vancouver. The house sits on a slightly sloping lot surrounded by a low granite wall on three sides with three precast concrete steps at the entrance to the property on the north side. The granite wall is partially damaged due to rootwork of mature trees which raised the wall. The mortar is deteriorated and cracking or missing in many locations, and organic growth is visible on the surface.

Brookhouse Residence on the corner of Parker Street and Victoria Drive


CONDITION REVIEW & CONSERVATION RECOMMENDATIONS

Mature and overgrowing vegetation exist on the lot. A small garage in wood-frame construction is located at the rear of the property. The garage is in very poor condition and can be removed. The proposed design includes the relocation of the house on site while preserving its prominent corner location. A new infill structure is designed at the rear of the subject property.

Conservation Strategy: RehabilitationRelocating the Brookhouse Residence on the existing lot is the least intrusive approach to avoid loss of historic context. The relocation of the Brookhouse Residence within the existing lot will preserve its prominent corner location in the historic Grandview-Woodland neighbourhood.

The following Relocation Guidelines should be implemented for the Brookhouse Residence:• A relocation plan should be prepared prior to

relocation that ensures that the least destructive method of relocation will be used.

• Alterations to the historic structure to facilitate the relocation process should be evaluated in accordance with the Conservation Plan and reviewed by a professional heritage consultant. The building should be structurally braced as required before relocation.

• Only an experienced and qualified contractor shall undertake the physical relocation of the historic structure.

• The new site should retain the prominent corner location of the historic house.

• Appropriate foundation materials can be used at the new site, which can include reinforced concrete basement walls and slab. Original granite blocks of the rubble foundation should be salvaged, if possible, and reinstalled on the new foundations walls as described in 5.3 Foundation.

• Provide utility installations for electricity, communication and other service connections underground if possible. All installations located above ground should be incorporated harmoniously into the design concept for the relocated structure.

5.2 FORM, SCALE AND MASSING

The 1908 Brookhouse Residence is one of the few remaining examples of a Queen Anne Revival style house in the Grandview-Woodland neighbourhood. It features the typical residential form, scale and massing of this architectural style expressed by its two and one-half storey height plus full basement, a projecting front porch, two two full-height corner bays with turreted roofs of different heights, and a hipped roof with three original hipped dormers. The rear porch was constructed later and does not contribute to the heritage character of the house.

The proposed design scheme includes a two-storey extension of the west elevation of the historic house matching the Queen Anne Revival style of the Brookhouse Residence. A new infill structure at the rear of the property is designed in a contemporary expression and in accordance with Parks Canada’s recommendations. The three-storey infill building is recessed at the upper levels and only visible when viewed from Victoria Drive. It will not be notable from Parker Street.

Conservation Strategy: Rehabilitation• Preserve the overall form and scale of the

1908 heritage building while increasing the floor space on the west elevation with a two-storey addition that is respectful to the historic character of the house.

• Remove the later rear porch and rehabilitate the rear elevation of the historic house.

• Design a contemporary infill structure at the rear of the property.



5.3 FOUNDATION

The Brookhouse Residence has a full basement with concrete slab and original rubble-stone foundation walls made of granite blocks. The granite blocks are only visible at the rear of the house, as the wood cladding starts above grade on all other elevations. The proposed relocation of the house requires to lift the structure below the fi rst fl oor joists. The original foundation will be removed and a new reinforced concrete foundation will be built.

Conservation Strategy: Rehabilitation• The proposed relocation of the house requires

the construction of a new reinforced concrete foundation in the new location.

• To ensure the prolonged preservation of the new foundations, all landscaping should be separated from the foundations at grade by a course of gravel or decorative stones, which help prevent splash back and assist drainage. New vegetation may assist in concealing the newly exposed foundations, if desired.

5.4 EXTERIOR WALLS

The Brookhouse Residence is built in traditional wood-frame construction with dimensional lumber. Wood-frame construction is one of the most affordable housing construction methods that utilized in the past old growth lumber. The framing type could not be determined during the site visit and requires further structural investigation. The wood-frame construction itself may require structural and seismic upgrades to meet code requirements.

Currently all exterior elevations are covered with later asbestos shingles, which are installed over the original horizontal wooden siding that is still extant. The proposed rainscreen installation requires the removal of all exterior siding. Samples of the original wood siding will be used to replicate the historic appearance of the original exterior fi nishes. The residence features a number of original trim and millwork, which are important architectural elements and will replicated after the rainscreen installation is complete. Original elements that are currently visible include a water table, dentil coursing at the front porch, and a surrounding trim with dentil coursing above the second fl oor window. Archival documents reveal missing elements original to the house including wide wood window and door trim.

Foundation wall Original horizontal wooden siding on east elevation



Conservation Strategy: Rehabilitation• Preserve the original wood-frame structure of the

1908 building. • Design structural and seismic upgrades from

the inside without impacting exterior character-defi ning elements.

• Remove all exterior siding and salvage samples of the original wood siding, trim and millwork that is in good condition.

• Install new horizontal wood siding, trim and millwork to match original in material, profi le, surface texture, and spacing as documented on site or based on historic photographs. Submit material samples and provide mock-up for review by the heritage consultant.

• Combed and/or textured lumber and fi bre-cement siding or other alternate cementitious materials are not acceptable as replacement materials on the historic house.

• Utilize Alternate Compliance Methods outlined in the VBBL for fi re and spatial separations including installation of sprinklers where required.

• Paint exterior siding based on the colour schedule.

Original horizontal wooden under asbestos shingles Original horizontal wooden under asbestos shingles



5.5 FRONT STAIR, PORCH, BALCONY

The original front stair, porch and second-storey balcony of the Brookhouse Residence feature a number of important architectural elements typical for the Queen Anne Revival style. They should be restored or replicated, if their condition is beyond repair or cannot be relocated with the house. The conservation work should follow the Relocation Plan and proposed interventions should be reviewed by the heritage consultant.

Front StairThe original front stair and closed balustrade on either side have been removed and replaced with a new wooden stair that is not sympathetic to the historic character of the house. The original stair confi guration should be replicated in its original location based on historic photograph once the house has been moved. As shown in a historic photograph the wooden stair featured closed wooden steps with risers and treads with noses. The original low wood balustrade on the front stairs was originally fi nished with horizontal siding and low solid wood sills. To ensure the heritage character of the house is preserved, the original appearance of the balustrade should be replicated.

Front PorchThe projecting front porch with original turned Doric columns and railing sections with turned balusters is an important architectural element of the residence. The historic detailling of the three-sided porch include four Doric columns with base and capitals as well as square top plate, open railing sections between the columns with solid wood top and bottom rails and turned balusters, support beams above the columns with surrounding dentil coursing, tongue-and-grove porch decking laid perpendicular to the elevation and tongue-and-grove soffi t laid parallel to the wall.

BalconyA large balcony above the porch is accessed from the second fl oor with an original open railing section at the front consisting of solid wood top and bottom rails and turned balusters. Closed balustrade sections fi nished with horizontal siding exist on either side of the balcony.

Due to ongoing deterioration and lack of maintenance the condition of most porch and balcony elements is poor. The decay includes severe water damage resulting in rot and organic growth on the wood siding and railings. Some turned balusters are already missing while others are loose. To ensure that the heritage character of the house is preserved, above mentioned elements that are in good condition may be salvaged and restored or used as examples to manufacture matching replica.

Conservation Strategy: Rehabilitation• Design a new wooden front stair to match

the original appearance as shown in archival photographs.

• Preserve the appearance of the original three-side front porch/balcony confi guration as a character-defi ning element.

• Carry out a condition review of the architectural elements. Preserve original detailing that are in good condition and restore or use as examples to replicate new elements.

• Original low height of the balustrades can be retained as a heritage element according to the current VBBL.

• A new waterproof membrane below the porch deck is required due to the proposed habitable space at the basement level. New hardwood fl ooring can be installed.

Balusters on large balcony above the porch


Front porch with visible dentil coursing and tongue-and-groove soffi t

Front stairs Porch columns, balustrade, decking



5.6 WINDOWS AND DOORS

The Brookhouse Residence features mostly original single or paired one-over-one double-hung wood sash windows. Due to deferred maintenance, many original wood windows are in very poor condition and in some instances missing and the openings are boarded up. They may be replaced with new wood sash windows matching the original appearance and detailling while being fi tted with thermal glazing. The damaged wooden front door will be replaced.

Conservation Strategy: Rehabilitation• Install replacement windows with mortise-and-

tenon joints to match the original appearance. Thermal glazing is acceptable.

• Heritage Consultant can review window shop drawings and mock-up.

• Prime and repaint windows as required in appropriate colour, based on colour schedule devised by Heritage Consultant.

• Retain the front door opening in its original location. Install new door that is sympathetic to the historic character of the house.

Front door Double-hung windows within the northeast turret

Close-up of window frame and sill

Second-storey window on east façade



Conservation Recommendation: Rehabilitation• Preserve the overall roof design except for the

proposed addition on the west elevation.• The roofi ng membrane and material can be

rehabilitated. The new roof covering can be made of asphalt shingles in grey or black colour.

• Design and install adequate rainwater disposal system and ensure proper drainage from the site.

5.7 ROOF & GUTTERS

The steeply pitched roof and the distinct corner turrets give the Brookhouse Residence its grand appearance. The roof is symmetric in its design and features hipped dormers on all four elevations. The larger turret roof at the northeast corner is fi nished with a fi nial while the top globe shown in a historic photograph is missing. The 1908 roof design and associated detailing are character-defi ning elements of the historic house, and should be preserved.

About ten years ago the roof was covered with asphalt singles, which replaced the traditional cedar shingles. Another characteristic element are originally installed wooden roof crestings mounted on all ridges of the historic house. These ridge crestings are missing and may be replicated as part of the conservation work. The heritage consultant can advise on appropriate materials and designs. The existing aluminum gutters and downspouts are later interventions and are in poor condition. Clogging of gutters lead to water damage on the exterior walls. As part of the roofi ng rehabilitation the existing gutters and downspouts will be replaced.

Roofl ine as seen on the east façade

Turret roof at northwest corner



5.9 EXTERIOR COLOUR SCHEDULE

Part of the restoration process is to fi nish the building in historically appropriate paint colours. The following preliminary colour scheme has been derived by the Heritage Consultant, based on on-site paint sampling and microscopic paint analysis. The colours have been matched to Benjamin Moore’s Historical True Colours Palette.

Prior to fi nal paint application, samples of these colours should be placed on the building to be viewed in natural light. Final colour selection can then be verifi ed. Matching to any other paint company products should be verifi ed by the Heritage Consultant. Further onsite analysis is required for fi nal colour confi rmation once access is available.

Conservation Recommendation: Restoration • Restore the original fi nish, hue and placement of

applied colour.• Complete all basic repairs and restoration, and

remove surface dust and grime before preparing, priming and painting. Be sure that all surfaces to be painted are thoroughly dry.

• Scrape and sand painted surfaces only as deep as necessary to reach a sound base. Do not strip all previous paint except to repair base-material decay.

• Remove deteriorated paint that is not adhered to the wood using a metal scraper.

• Remove dust and dirt with the gentlest method possible such as low-pressure (hose pressure) water washing, with soft natural brushes or putty knives.

• Paint all areas of exposed wood elements with primer. Select an appropriate primer for materials being painted (e.g. if latex paint is used over original oil paint, select an oil-based primer).

• Re-apply colours using architectural trim wrap, in which colour is applied to give a three-dimensional appearance to the surfaces by wrapping the applied colour around their edges.

5.8 CHIMNEY

The Brookhouse Residence features one interior brick chimney with two fl ues. The chimney was built with unpainted common red bricks. While signifi cant dirt and organic growth is visible on the brickwork, the badly leaning of the large chimney is a serious concern. The bricks have to be dismantled and may reused or replaced with similar bricks for the reconstruction of the chimney once the house has been moved.

Conservation Recommendation: Restoration• Document the dimensions of the chimney.• Dismantle the bricks and assess their condition.

If the bricks can be reused, clean them from mortar and dirt, store in the dry place. If bricks are too deteriorated or damaged, replace with matching bricks of similar dimensions, colour and surface texture.

• After the chimney has been removed, protect the opening in the roof with tarp to prevent water ingress.

• Once the house is moved, rebuild the chimney in the same location to match the historic appearance.

• Install new metal fl ashings at the chimney base.

Brick chimney



LOCATION COLOUR FINISH

Wood Siding

VC-21 Harris GreenEggshell

Wood and Door Trim, Window Frames,Watertable, Soffi ts, Dentil Courses, Other Trim

VC-4 Harris CreamSemi-gloss

Porch columns, balustrades, balusters etc.

VC-4 Harris CreamSemi-gloss

Window Sash

VC-35 Gloss Black

Semi-gloss

Gutters & Downspouts

VC-35 Gloss Black

Eggshell

Front DoorStained & varnished; Sico Semi-

transparent Exterior Wood Stain “Teak”

Semi-gloss Polyurethane

Porch / Balcony Hardwood Decks stained

Brick Chimney unpainted

EXTERIOR COLOUR SCHEDULE BROOKHOUSE RESIDENCE



6.0 MAINTENANCE PLAN

A Maintenance Plan should be adopted by the property owner, who is responsible for the long-term protection of the heritage features of the historic building. The Maintenance Plan should include provisions for:

• Copies of the Maintenance Plan and Conservation Plan to be incorporated into the terms of reference for the management and maintenance contract for the building;

• Cyclical maintenance procedures to be adopted as outlined below;

• Record drawings and photos of the building to be kept by the management / maintenance contractor; and

• Records of all maintenance procedures to be kept by the owner.

A thorough Maintenance Plan will ensure the integrity of the historic Brookhouse Residence is preserved. If existing materials are regularly maintained and deterioration is significantly reduced or prevented, the integrity of materials and workmanship of the building will be protected. Proper maintenance is the most cost effective method of extending the life of a building, and preserving its character-defining elements. The survival of historic buildings in good condition is primarily due to regular upkeep and the preservation of historic materials.

6.1 MAINTENANCE GUIDELINES

A maintenance schedule should be formulated that adheres to the Standards and Guidelines for the Conservation of Historic Places in Canada (2010). As defined by the Standards and Guidelines, maintenance is defined as:

Routine, cyclical, non-destructive actions necessary to slow the deterioration of a historic place. It entails periodic inspection; routine, cyclical, non-destructive cleaning; minor repair and refinishing operations; replacement of damaged or deteriorated materials that are impractical to save.

The assumption that newly renovated buildings become immune to deterioration and require less maintenance is a falsehood. Rather, newly renovated buildings require heightened vigilance to spot errors in construction where previous problems had not occurred, and where deterioration may gain a foothold.

Routine maintenance keeps water out of the building, which is the single most damaging element to a heritage building. Maintenance also prevents damage by sun, wind, snow, frost and all weather; prevents damage by insects and vermin; and aids in protecting all parts of the building against deterioration. The effort and expense expended on an aggressive maintenance will not only lead to a higher degree of preservation, but also over time potentially save large amount of money otherwise required for later repairs.

6.2 PERMITTING

Once the project is completed, any repair activities, such as simple in-kind repair of materials, should be exempt from requiring municipal permits. Other more intensive activities will require the issuance of a Heritage Alteration Permit.

6.3 ROUTINE, CYCLICAL AND NON-DESTRUCTIVE CLEANING

Following the Standards and Guidelines for the Conservation of Historic Places in Canada, be mindful of the principle that recommends “using the gentlest means possible.” Any cleaning procedures should be undertaken on a routine basis and should use non-destructive methods. Exterior elements are usually easily cleaned, simply with a soft, natural bristle brush, without water, to remove dirt and other material. If a more intensive cleaning is required, this can be accomplished with warm water, mild detergent and a soft bristle brush. High-pressure washing, sandblasting or other abrasive cleaning should not be undertaken under any circumstances.


MAINTENANCE PLAN

6.4 REPAIRS AND REPLACEMENT OF DETERIORATED MATERIALS

Interventions such as repairs and replacements must conform to the Standards and Guidelines for the Conservation of Historic Places in Canada. The building’s character-defining elements – characteristics of the building that contribute to its heritage value (and identified in the Statement of Significance) such as materials, form, configuration, etc. - must be conserved, referencing the following principles to guide interventions:

• An approach of minimal intervention must be adopted - where intervention is carried out it will be by the least intrusive and most gentle means possible.

• Repair rather than replace character-defining elements.

• Repair character-defining elements using recognized conservation methods.

• Replace ‘in kind’ extensively deteriorated or missing parts of character-defining elements.

• Make interventions physically and visually compatible with the historic place.

6.5 INSPECTIONS

Inspections are a key element in the maintenance plan, and should be carried out by a qualified person or firm, preferably with experience in the assessment of heritage buildings. These inspections should be conducted on a regular and timely schedule. The inspection should address all aspects of the building including exterior, interior and site conditions. It makes good sense to inspect a building in wet weather, as well as in dry, in order to see how water runs off – or through – a building.

From this inspection, an inspection report should be compiled that will include notes, sketches and observations. It is helpful for the inspector to have copies of the building’s elevation drawings on which to mark areas of concern such as cracks, staining and rot. These observations can then be included in the report. The report need not be overly complicated or formal, but must be thorough, clear and concise.

Issues of concern, taken from the report should then be entered in a log book so that corrective action can be documented and tracked.

An appropriate schedule for regular, periodic inspections would be twice a year, preferably during spring and fall. The spring inspection should be more rigorous since in spring moisture-related deterioration is most visible, and because needed work, such as painting, can be completed during the good weather in summer. The fall inspection should focus on seasonal issues such as weather-sealants, mechanical (heating) systems and drainage issues. Comprehensive inspections should occur at five-year periods, comparing records from previous inspections and the original work, particularly in monitoring structural movement and durability of utilities. Inspections should also occur after major storms.

6.6 INFORMATION FILE

The building should have its own information file where an inspection report can be filed. This file should also contain the log book that itemizes problems and corrective action. Additionally, this file should contain building plans, building permits, heritage reports, photographs and other relevant documentation so that a complete understanding of the building and its evolution is readily available, which will aid in determining appropriate interventions when needed.

The file should also contain a list outlining the finishes and materials used, and information detailing where they are available (store, supplier). The building owner should keep on hand a stock of spare materials for minor repairs.

LOG BOOK

The maintenance log book is an important maintenance tool that should be kept to record all maintenance activities, recurring problems and building observations and will assist in the overall maintenance planning of the building. Routine



maintenance work should be noted in the maintenance log to keep track of past and plan future activities. All items noted on the maintenance log should indicate the date, problem, type of repair, location and all other observations and information pertaining to each specific maintenance activity. Each log should include the full list of recommended maintenance and inspection areas noted in this Maintenance Plan, to ensure a record of all activities is maintained. A full record of these activities will help in planning future repairs and provide valuable building information for all parties involved in the overall maintenance and operation of the building, and will provide essential information for long term programming and determining of future budgets. It will also serve as a reminded to amend the maintenance and inspection activities should new issues be discovered or previous recommendations prove inaccurate. The log book will also indicate unexpectedly repeated repairs, which may help in solving more serious problems that may arise in the historic building. The log book is a living document that will require constant adding to, and should be kept in the information file along with other documentation noted in this section.

6.7 EXTERIOR MAINTENANCE

Water, in all its forms and sources (rain, snow, frost, rising ground water, leaking pipes, back-splash, etc.) is the single most damaging element to historic buildings. The most common place for water to enter a building is through the roof. Keeping roofs repaired or renewed is the most cost-effective maintenance option. Evidence of a small interior leak should be viewed as a warning for a much larger and worrisome water damage problem elsewhere and should be fixed immediately.

INSPECTION CHECKLIST

The following checklist considers a wide range of potential problems specific to the BROOKHOUSE RESIDENCE, such as water/moisture penetration, material deterioration and structural deterioration.

EXTERIOR INSPECTION

Site InspectionIs the lot well drained? Is there pooling of water?Does water drain away from foundation?

FoundationMoisture: Is rising damp present?Is there back splashing from ground to structure?Is any moisture problem general or local?Is spalling from freezing present? (Flakes or powder?)Is efflorescence present?Are there shrinkage cracks in the foundation?Are there movement cracks in the foundation?Is crack monitoring required?Is uneven foundation settlement evident?Do foundation openings (doors and windows) show: rust; rot; insect attack; paint failure; soil build-up?

Masonry ChimneysAre moisture problems present? Is spalling from freezing present? Location?Is efflorescence present? Location?Need for pointing repair? Is bedding mortar sound?Are there cracks due to shrinking and expansion?Are there cracks due to structural movement?Are there unexplained cracks?Do cracks require continued monitoring?Does the surface need cleaning?Are metal flashings in good condition?

Wood ElementsAre there moisture problems present? Is there insect attack present? Where and probable source?Is there fungal attack present? Where and probable source?Are there any other forms of biological attack? (Moss, birds, etc.) Where and probable source?Is any wood surface damaged from UV radiation? (bleached surface, loose surface fibres)Is any wood warped, cupped or twisted?Is any wood split? Are there loose knots?Are nails pulling loose or rusted?Is there any staining of wood elements? Source?


MAINTENANCE PLAN

Condition of Exterior Painted MaterialsPaint shows: blistering, sagging or wrinkling, alligatoring, peeling. Cause?Paint has the following stains: rust, bleeding knots, mildew, etc. Cause?Paint cleanliness, especially at air vents?

Front PorchAre steps safe? Handrails secure?Do any support columns show rot or other damage at their bases?Attachment – are porches, steps, etc. securely connected to the building?Is there any pooling of water on the steps or tongue-and-groove floor?Any signs of rot or softness to the tongue-and-groove floor?

WindowsIs there glass cracked or missing?If the glazing is puttied has it gone brittle and cracked? Fallen out? Painted to shed water?If the glass is secured by beading, are the beads in good condition?Is there condensation or water damage to the paint?Are the sashes easy to operate? If hinged, do they swing freely? Is the frame free from distortion?Do sills show weathering or deterioration?Are drip mouldings/flashing above the windows properly shedding water? Is the caulking between the frame and the cladding in good condition?

DoorsDo the doors create a good seal when closed?Are the hinges sprung? In need of lubrication?Do locks and latches work freely?Is the glass in good condition? Does the putty need repair?Are door frames wicking up water? Where? Why?Are door frames caulked at the cladding? Is the caulking in good condition?What is the condition of the sill?

Gutters and DownspoutsAre downspouts leaking? Clogged? Are there holes or corrosion? (Water against structure)Are downspouts complete without any missing sections? Are they properly connected?Is the water being effectively carried away from the downspout by a drainage system? Do downspouts drain completely away?

RoofAre there water blockage points?Is the leading edge of the roof wet?Is there evidence of biological attack? (Fungus, moss, birds, insects)Are the nails sound? Are there loose or missing shingles?Are metal joints and seams sound?If there is a lightening protection system are the cables properly connected and grounded?Does the soffit show any signs of water damage? Insect or bird infestation?Is there organic debris build-up on the roof? Are there blisters or slits in the membrane? Are the drain pipes plugged or standing proud?Are flashings well positioned and sealed? Is water ponding present?

INTERIOR INSPECTION

BasementAre there signs of moisture damage to the walls? Is masonry cracked, discoloured, spalling? Is wood cracked, peeling rotting? Does it appear wet when surroundings are dry?Are there signs of past flooding, or leaks from the floor above? Is the floor damp?Are walls even or buckling or cracked? Is the floor cracked or heaved?Are there signs of insect or rodent infestation?



MAINTENANCE PROGRAMME

INSPECTION CYCLE:

Daily• Observations noted during cleaning (cracks;

damp, dripping pipes; malfunctioning hardware; etc.) to be noted in log book or building file.

Semi-annually• Semi-annual inspection and report with special

focus on seasonal issues.• Thorough cleaning of drainage system to cope

with winter rains and summer storms• Check condition of weather sealants (Fall).• Clean the exterior using a soft bristle broom/

brush.

Annually (Spring)• Inspect foundation for cracks, deterioration. • Inspect metal elements, especially in areas that

may trap water. • Inspect windows for paint and glazing compound

failure, corrosion and wood decay and proper operation.

• Complete annual inspection and report.• Clean out of all perimeter drains and rainwater

systems.• Touch up worn paint on the building’s exterior.• Check for plant, insect or animal infestation.• Routine cleaning, as required.

Five-Year Cycle• A full inspection report should be undertaken

every five years comparing records from previous inspections and the original work, particularly monitoring structural movement and durability of utilities.

• Repaint windows every five to fifteen years.

Ten-Year Cycle• Check condition of roof every ten years after last

replacement.

Twenty-Year Cycle• Confirm condition of roof and estimate effective

lifespan. Replace when required.

Major Maintenance Work (as required)• Replacement of deteriorated building materials

as required.


CIVIC ADDRESS: 1872 Parker Street,Vancouver, British Columbia

LEGAL ADDRESS: Lot 12, Block 30, District Lot 264A

CONSTRUCTION DATE: 1908

BUILDING PERMIT: • Thursday October 15, 1908; Mrs. Jordan;

Parker Street; $5,000 Frame dwelling; 264A, Block 30, Lots 11 & 12

WATER PERMIT: • #12350; Mrs. G. N. Gordon (sic); October 5,

1908

BRITISH COLUMBIA VITAL EVENTS: • Death Registration: Albert Arthur Brookhouse;

Age: 70; Date: 1948/02/08; Vancouver; Registration Number: 1948-09-002087; B13196

• Death Registration: Jessie Brookhouse; Age: 69; Date: 1955/01/16; Essondale; Registration Number: 1955-09-001630; B13222

VANCOUVER CITY DIRECTORIES: 1872 Parker Street1908 No entry1909-1916 George N. Jordan, real estate1917 Francis H. Barber, president Restmore

Manufacturing Co.1918 John W. Glover1919 C.R. Goldy, wholesale furniture and

musical instruments1920-1921 Hugh Bailie, H & Co. asbestos goods1922-1923 Thomas H. Butler (father of Jessie

Brookhouse, father-in-law of A.A. Brookhouse)

1924-1948 Arthur A. Brookhouse, Cowan & Brookhouse

7.0 RESEARCH SUMMARY

RESEARCH SUMMARY

1872 PARKER STREET, VANCOUVER CONSERVATION PLAN · 2015. 9. 2. · 4 BROOKHOUSE RESIDENCE |...

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