CLELAND - KENT ENGRAVING CO. 534 CAMBIE STREET, VANCOUVER, BC
HERITAGE CONSERVATION PLAN NOVEMBER 2020 TABLE OF CONTENTS
1. INTRODUCTION...... 1
2. HISTORIC CONTEXT...... 2
3. STATEMENT OF SIGNIFICANCE...... 3
4. CONSERVATION GUIDELINES 4.1 General Conservation Strategy...... 4 4.2 Standards and Guidelines...... 5 4.3 Technical Preservation Briefs...... 6 4.4 Sustainability Strategy...... 7 4.5 Alternative Compliance 4.5.1 Vancouver Building By-Law...... 8 4.5.2 Energy Efficiency Act...... 8 4.6 Site Protection & Stabilization...... 8
5. CONSERVATION RECOMMENDATIONS 5.1 Site...... 9 5.2 Overall Form, Scale & Massing...... 11 5.3 Exterior Masonry Walls 5.3.1 Front Elevation (Including Partial Return Wall)...... 12 5.3.2 Side & Rear Elevations...... 13 5.4 Architectural Metalwork...... 17 5.5 Fenestration 5.5.1 Wood Windows & Trims...... 18 5.5.2 Wood Doors & Trims...... 20 5.5.3 Storefront...... 22 5.6 Exterior Colour Schedule...... 22 Table 5.6A Preliminary Colour Table...... 23
6. MAINTENANCE PLAN 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...... 26 6.7.1 Inspection Checklist...... 26 6.7.2 maintenance Programme...... 28
APPENDICES A: Research Summary B: Archival Images & Illustrations
DONALD LUXTON AND ASSOCIATES INC 1030 - 470 GRANVILLE STREET VANCOUVER BC V6C 1V5 [email protected] 604 688 1216 www.donaldluxton.com 1 INTRODUCTION
HISTORIC NAME: Cleland-Kent Engraving Company CIVIC ADDRESS: 534 Cambie Street, Vancouver, BC ORIGINAL OWNER(S): Cleland-Kent Engraving Company Limited DATE OF CONSTRUCTION: 1925
The Cleland-Kent Engraving Company, addressed This report includes a summary of the preliminary at 534 Cambie Street, is one of the few remaining condition assessment of the exterior of the Cleland- early masonry structures in the historic Victory Kent Engraving Company that was carried out during Square area that features a typical commercial form, a site visit in March 2020. The recommendations for scale and massing, as characterized by: a double- the facade retention and overall rehabilitation of storey height with low-sloped roof; a rectangular the site are based on the site review and archival plan with no setbacks from property line; a formal documents that provide valuable information about front facade with central symmetry and partial the original appearance of the historic building. return wall along the laneway to the north; and, fenestration with regular, rectilinear geometry and This Conservation Plan is based on Parks Canada’s arrangement on the street (west), laneway (north), Standards & Guidelines for the Conservation and rear (east) elevations. of Historic Places in Canada. It outlines the preservation, restoration, and rehabilitation that will A redevelopment scheme for this property has occur as part of the proposed development. been prepared by Musson Cattell Mackey (MCM) Partnership Architects. The site includes the Cleland- Kent Engraving Company (addressed at 534 Cambie Street), as well as the adjacent structures addressed at 536 and 548 Cambie Street, all of which are located in the historic Victory Square Area of Vancouver, BC.
The major proposed interventions of the overall project are to: • retain the historic front, side (laneway), and one bay of the rear (east) elevations of the Cleland-Kent Engraving Company; • reinstate the symmetrical configuration of the front facade along Cambie street based on archival documentation; • salvage any surviving original interior structural wood elements, and repurpose where possible; • preserve all surviving, original exterior character-defining elements, and repair in-kind as required; • restore missing and/or heavily deteriorated character-defining elements to match original; and, • construct a contemporary addition to the south and above the parapet lines of the historic facades.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
1 2 HISTORIC CONTEXT
2.1 AREA: VICTORY SQUARE rare occurrence in Vancouver’s overall grid system. Water and mountain views are seen beyond the The Victory Square Area straddles an east-west rise north-south street ends, while to the east and west at the narrowest strip of land between Burrard Inlet the street vistas are closed, creating rare oblique and False Creek. Gastown, the first commercial views of landmarks, such as the Cenotaph, located and warehouse district, adjoins to the north, at one of the hinge points of Hastings Street. Over Chinatown to the east and former industrial lands time, the business centre of the city moved west, to the south. The major east-west streets that run and the survival of the area’s historic fabric reflects through the area link industrial areas and working the decline of the area due to fundamental changes class neighbourhoods to the east, and the financial in economic forces and transportation methods. and retail districts to the west. Many of the existing buildings in the area date from the time when The Victory Square Area reflects the city’s evolving Vancouver grew from a sawmill town and railway dominance in commerce and finance at the high terminus to Canada’s west coast metropolis, and are point of the western economic boom, transforming a characterized by traditional masonry construction. remote outpost into western Canada’s largest centre of commercial activity. As merchants prospered The Victory Square Area retains a consistent and they could acquire adjacent lots and many of the distinctive built form that is a manifestation of buildings in the area were expanded over time. successive waves of economic forces that played a Further, the development of the area demonstrates pivotal role in the city’s early development. Many the success of the resource-based economy driven layers of historical and civic association contribute by British investment. The profits from the extraction to its heritage significance, and convey a sense of industries fuelled speculative development and time and place related to the first seventy years of financed handsome buildings of great stature, the City’s history, a formative period in Canada’s which included this, briefly the tallest commercial economic development. The area is distinguished buildings in the British Empire. Additionally, the by its unique street pattern, which radiates south Victory Square Area was significant as the regional from the original harbour, resulting in oblique destination and transportation hub, where ship angles and bends in the east-west alignments, a traffic, passenger rail, commuter rail and ferry
Left: 1920s. Dominion Photo. Hand-tinted image of Victory Square [CVA 371-2833]. Right: Detail photo showing close-up of Cleland-Kent Building (bottom)
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2 2 HISTORIC CONTEXT
1931. Thomson, S. Radio Sales Co. giant radio at Victory Square [CVA 99-4143], showing Cleland-Kent in the background
1932. Looking south at Old City Hospital [CVA Re N1.2], showing Cleland-Kent in the background
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facilities all converged. The early establishment from 1903 to January 1913. He emigrated to Canada of streetcars and the location of the interurban in February 1913 and settled in Vancouver where terminal in the heart of the area promoted rapid he formed a partnership with his brother Douglas growth. Huge numbers of people passed through Bow in the new firm of Bow & Bow, active 1913- on a daily basis, supporting the area’s commercial 15. After WWI he was a partner in a succession of and retail dominance. A variety of uses contributed firms, including MacKenzie & Bow, 1920-22 (with to the lively street life. By the turn of the nineteenth James C. MacKenzie), Benzie & Bow, 1923-30 (with century, the largest department stores in the city James A. Benzie), and Palmer & Bow, 1932-36 (with were being established along Hastings Street. Bernard C. Palmer). After the sudden death of Palmer on 24 May 1936, Bow continued to use the old partnership name until 1939, but the buildings he 2.2 ARCHITECTS: BENZIE & BOW designed after May 1936 can be credited solely to himself (see list of works under Palmer & Bow). Much From: Biographical Dictionary of Architects in Canada of his early career was devoted to domestic work in the Shaughnessy Heights area of Vancouver, while 2.2.1 JAMES ANDERSON BENZIE one of his major works from the latter period was a sumptuous residence for Alfred J.T. Taylor, President James Anderson Benzie (1881-1930), a native of of British Properties Ltd., developer of the lands in Glasgow, Scotland and son of a prominent builder West Vancouver. Bow served a term as president of William Benzie, was born there on 19 Februry 1881 the Architectural Inst. of British Columbia in 1934- and educated at Anderson’s Technical College and 35 and continued to practise until after 1950. He at the Glasgow School of Art. He trained in marine died in Vancouver on 10 August 1956. engineering in Glasgow (in 1897-98) and worked in an architectural firm in Glasgow (in 1899-1903) before joining his father’s building construction firm in 1903-10. He moved to Canada in late 1910 2.3 CLELAND-KENT ENGRAVING and joined the office of A. Arthur Cox in Vancouver COMPANY (in 1910-15). Benzie then opened his own office in December 1916 and practiced under his own William Nelson Cleland was born in Brantford, name until 1923 when he formed a partnership Ontario in 1871. He arrived in Vancouver around with William Bow, another Glasgow native who 1898, and by 1914 was in a partnership running he had met while a student at the Glasgow School Cleland-Dibble Engraving. In 1919 the name was of Art. Benzie took a particular interest in hospital changed to Cleland-Bell, and in 1926 to Cleland- planning, but his schemes were never simple and Kent, a new partnership with Harry Ernest Kent. utilitarian; his most impressive work (now regrettably Cleland retired from the business circa 1939, and demolished) was the sophisticated Edwardian died in Vancouver in 1953. treatment of the Rotary Club Hospital, Vancouver (1918). Benzie served a term as President of the Architectural Inst. Of British Columbia in 1926-27 and died in Vancouver on 6 February 1930.
2.2.2 WILLIAM BOW
William Bow (1882-1956) was born in Glasgow, Scotland on 4 January 1882 and attended the Glasgow School of Art. He articled for five years with Sir John J. Burnet & Son, one of that city’s leading firms, then worked as chief draftsman there
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
4 2 HISTORIC CONTEXT
Left: 1921-06-06 Vancouver Sun pg.11 Right: 1923-08-05 Vancouver Sun pg.32 Middle: 1925-03-22 Vancouver Province pg.27
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
5 2 HISTORIC CONTEXT
Top: 1932. Thomson, S. Victory Square [CVA 99-4155], showing Cleland-Kent upper left Bottom: 1949. Frost, W.E. Old City Hospital, Cambie south of Pender [CVA 447-61], Cleland-Kent front right
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
6 2 HISTORIC CONTEXT
Top: 1974. 500-block Cambie Street [CVA 778-55] Bottom: 1981. 500-block Cambie Street [CVA 779-E16.08]
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7 2 HISTORIC CONTEXT
1981. 500-block Cambie Street [CVA 779-E16.09]
2020. 500-block Cambie Street
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
8 3 STATEMENT OF SIGNIFICANCE
CLELAND-KENT BUILDING its incorporation, along with Fortes, were part of a 534 CAMBIE STREET, VANCOUVER BC cluster of pioneering Black families who lived along the interior lane of this block in the early twentieth Description of the Historic Place century. After the economy had exponentially grown The two-storey Cleland-Kent Building is located along in the Edwardian era and the tallest buildings in the Cambie Street in the Victory Square area of Vancouver. British Empire were constructed around Victory Constructed in 1925, the building is characterized by Square, the remaining residential properties in the its masonry construction. area gradually transitioned to commercial use as additional businesses, including Cleland-Kent, moved Heritage Value of the Historic Place into the burgeoning hub of commerce through the The Cleland-Kent Building is valued for its role in the interwar period. The Cleland-Kent Building continues development of the Victory Square area as a hub for to illustrate the commercial replacement of an early newspaper, printing, and engraving businesses, and Black residential community in downtown Vancouver. for its association with the Scurry family. The building is additionally valued for its vernacular commercial Designed by architects Benzie & Bow, the Cleland- architecture, as designed by architects Benzie & Bow. Kent Building is a good example of vernacular interwar commercial architecture. Scottish-born architects The Victory Square neighbourhood features several James Anderson Benzie and William Bow partnered substantial commercial buildings constructed during together from 1923-1930; the Cleland-Kent Building is the Edwardian era, such as the Dominion Building, one of their few remaining commissions in Vancouver. the Carter-Cotton Building, the Sun Tower, and the Benzie passed away in 1930, while Bow would go Flack Block, which precipitated the westward shift of on to have a successful career specializing in grand Vancouver’s core from Gastown to downtown. Most homes. The Cleland-Kent Building, though modest, of Vancouver’s early newspapers, including the Daily exemplifies functional, purpose-built architecture and Star and The Province, established their operations is enhanced by its masonry construction with soldier- in the vicinity of Victory Square. In 1925, Cleland- coursing detailing. Kent Engraving Company Limited became part of this local printing community from its new home Character-Defining Elements on Cambie Street. For sixty years, the company bore Elements that define the heritage character of the the names of Norman Wentworth Cleland (1875- Historic Residence are its: 1944) and Henry (Harry) Earnest Kent (1877-1949), • location along Cambie Street, near Victory at this location. The Cleland-Kent Building exists as Square, in downtown Vancouver; a tangible representation of the early printing and • continuous commercial use since 1925; printing-adjacent industry in Vancouver. • masonry construction; • vernacular interwar commercial architecture as The Cleland-Kent Building is valued for its association illustrated by its flat roof with raised pediment with the Scurry family and the history of the site on which and metal cornice with partial return, formal it is located, representing the shift from residential to street façade with entry just slightly above grade, commercial tenure on Cambie Street. The house that symmetrical fenestration with punched openings formerly existed at 534 Cambie Street was home to at the sidewalk, loading dock and entrance Martha Scurry and her six children from 1901 to 1911. openings evident at side of the building, cornice Martha operated a boarding facility in the house and with return on its north side, raked cored face it was listed as Joe Fortes’ address in 1904 and 1905. brick, soldier coursed brick lintels, and sloped Fortes, the first official lifeguard in Vancouver, was a brick sills and rowlock brick face band between close friend of Martha’s, and provided much support window sills; and to the family after her husband Hiram passed away in • original window openings along front, side, and 1895. The Scurrys, who arrived in Vancouver before rear elevations.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
9 4 CONSERVATION GUIDELINES
4.1 GENERAL CONSERVATION The following document should be referenced STRATEGY when carrying out any work to an historic property: • Standards and Guidelines for the The primary intent is a facade retention that Conservation of Historic Places in includes the front and side (laneway) elevations, Canada, Parks Canada, 2010. while undertaking an overall rehabilitation that will • Technical Preservation Services: incorporate a contemporary addition to the south Preservation Briefs, National Park and above the parapet line of the historic structure Service to increase its functionality for commercial uses. • Building Resilience - Practical As part of the scope of work, all exterior character- Guidelines for the Sustainable defining elements will be preserved, while missing Rehabilitation of Existing Buildings or deteriorated elements will be restored. in Canada, MTBA & Associates Inc., 2016. Proposed Redevelopment Scheme The redevelopment scheme for this property has New Addition(s) to the Historic Structure been prepared Musson Cattell Mackey (MCM) Due to the proposed addition to the historic building, Partnership Architects, and includes the Cleland- all new visible construction will be considered Kent Engraving Company (addressed at 534 Cambie a modern addition to the historic structure. The Street), as well as the adjacent properties addressed Standards & Guidelines list recommendations for at 536 and 548 Cambie Street, all of which are new additions to historic places. located in the historic Victory Square Area of Vancouver, BC. The proposed design scheme should follow these principles: The major proposed interventions of the overall • Designing a new addition in a manner that project are to: draws a clear distinction between what is • retain the historic front, side (laneway), and historic and what is new. one bay of the rear (east) elevations of the • Design for the new work may be contemporary Cleland-Kent Engraving Company; or may reference design motifs from the • reinstate the symmetrical configuration of the historic place. In either case, it should be front facade along Cambie street based on compatible in terms of mass, materials, archival documentation; relationship of solids to voids, and colour, yet • salvage any surviving original interior be distinguishable from the historic place. structural wood elements, and repurpose • The new additions should be physically and where possible; visually compatible with, subordinate to and • preserve all surviving, original exterior distinguishable from the preserved historic character-defining elements, and repair in-kind façade. as required; • restore missing and/or heavily deteriorated An addition should be subordinate to the historic character-defining elements to match original; place. This is best understood to mean that the and, addition must not detract from the historic place • construct a contemporary addition to the south or impair its heritage value. Subordination is not and above the parapet lines of the historic a question of size; a small, ill-conceived addition facades. could adversely affect an historic place more than a large, well-designed addition. Interventions to the Cleland-Kent Engraving Company should be based upon the Standards Additions or new construction should be visually outlined in the Standards & Guidelines, which are compatible with, yet distinguishable from, the conservation principles of best practice. historic place. To accomplish this, an appropriate
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10 4 CONSERVATION GUIDELINES
balance must be struck between mere imitation of the existing form and pointed contrast, thus Standards & Guidelines: complementing the historic place in a manner that Conservation Decision Making Process respects its heritage value.
4.2 STANDARDS AND GUIDELINES UNDERSTANDING • REFER TO HERITAGE VALUE AND CHARACTER-DEFINING ELEMENTS The Cleland-Kent Engraving Company is an An historic place’s heritage value and character-defining elements are invaluable historical resource in the Victory Square identified through formal recognition by an authority or by nomination to the Canadaian Register of Historic Places. area of the City of Vancouver. The Parks Canada • INVESTIGATE AND DOCUMENT CONDITION AND CHANGES Standards & Guidelines for the Conservation of On-site investigation as well as archival and oral history research Historic Places in Canada is the source used to should be carried out as a basis for a detailed assessment of current conditions and previous maintenance and repair work. assess the appropriate level of conservation and intervention. Under the Standards & Guidelines, the work proposed for the Cleland-Kent Engraving Company includes aspects of preservation, rehabilitation and restoration. PLANNING Preservation: the action or process of • MAINTAIN OR SELECT AN APPROPRIATE & SUSTAINABLE USE Find the right fit between the use and the historic place to ensure protecting, maintaining, and/or stabilizing existing new use will last and provide a stable context for ongoing the existing materials, form, and integrity conservation. of an historic place or of an individual • IDENTIFY PROJECT REQUIREMENTS Define the needs of existing or future users, and determine the scope component, while protecting its heritage and cost of conservation work to establish realistic objective. Define value. priorities and organize the work in logical phases. • DETERMINE THE PRIMARY TREATMENT While any conservation project may involve aspects of more than Restoration: the action or process of one of the three conseration treatments, it helps to decide during accurately revealing, recovering or the planning stage whether the project falls under Preservation, Rehabilitation or Restoration. representing the state of an historic place or of an individual component, as • REVIEW THE STANDARDS The Standards are central to the process of preserving, rahabilitating it appeared at a particular period in its or restoring an historic place in a consistent manner.
history, while protecting its heritage value. • FOLLOW THE GUIDELINES
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 INTERVENING additions, while protecting its heritage • UNDERTAKE THE PROJECT WORK Familiarize those working on the project with the planned conservation value. approach and to ensure they understand the scope of the project. Hiring processes for consultants and contractors should identify the need for heritage expertise and experience. Interventions to the Cleland-Kent Engraving • CARRY OUT REGULAR MAINTENANCE Company should be based upon the Standards The best long-term investment in an historic place is adequate and outlined in the Standards & Guidelines, which appropriate maintenance. Develop and implement a maintenance plan that includes a schedule for regular inspection to proactively determine are conservation principles of best practice. The the type and frequency of necessary maintenance work. following General Standards should be followed when carrying out any work to an historic property. Conservation Decision-Making Process. [Standards & Guidelines for the Conservation of Historic Places in Canada]
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
11 4 CONSERVATION GUIDELINES
STANDARDS Additional Standards relating to Rehabilitation 10. Repair rather than replace character-defining Standards relating to all Conservation Projects elements. Where character-defining elements 1. Conserve the heritage value of an historic are too severely deteriorated to repair, and place. Do not remove, replace, or substantially where sufficient physical evidence exists, alter its intact or repairable character-defining replace them with new elements that match elements. Do not move a part of an historic the forms, materials and detailing of sound place if its current location is a character- versions of the same elements. Where there is defining element. insufficient physical evidence, make the form, 2. Conserve changes to an historic place, which material and detailing of the new elements over time, have become character-defining compatible with the character of the historic elements in their own right. place. 3. Conserve heritage value by adopting an 11. Conserve the heritage value and character- approach calling for minimal intervention. defining elements when creating any new 4. Recognize each historic place as a physical additions to an historic place and any related record of its time, place and use. Do not create new construction. Make the new work a false sense of historical development by physically and visually compatible with, adding elements from other historic places or subordinate to and distinguishable from the other properties or by combining features of historic place. the same property that never coexisted. 12. Create any new additions or related new 5. Find a use for an historic place that requires construction so that the essential form and minimal or no change to its character defining integrity of an historic place will not be elements. impaired if the new work is removed in the 6. Protect and, if necessary, stabilize an historic future. place until any subsequent intervention is undertaken. Protect and preserve Additional Standards relating to Restoration archaeological resources in place. Where there 13. Repair rather than replace character-defining is potential for disturbance of archaeological elements from the restoration period. Where resources, take mitigation measures to limit character-defining elements are too severely damage and loss of information. deteriorated to repair and where sufficient 7. Evaluate the existing condition of character- physical evidence exists, replace them with defining elements to determine the appropriate new elements that match the forms, materials intervention needed. Use the gentlest means and detailing of sound versions of the same possible for any intervention. Respect heritage elements. value when undertaking an intervention. 14. Replace missing features from the restoration 8. Maintain character-defining elements on period with new features whose forms, an ongoing basis. Repair character-defining materials and detailing are based on sufficient elements by reinforcing the materials using physical, documentary and/or oral evidence. recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character-defining elements, where 4.3 TECHNICAL PRESERVATION BRIEFS there are surviving prototypes. 9. Make any intervention needed to preserve National Park Service, Technical Preservation character-defining elements physically and Services. Preservation Briefs: visually compatible with the historic place and • Preservation Brief 1: Assessing Cleaning identifiable upon close inspection. Document and Water-Repellent Treatments for Historic any intervention for future reference. Masonry Buildings.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
12 4 CONSERVATION GUIDELINES
• Preservation Brief 2: Repointing Mortar Joints the environmental benefits of heritage in Historic Masonry Buildings. conservation and of the strong • Preservation Brief 3: Improving Energy interrelationship between natural and Efficiency in Historic Buildings. built heritage conservation. Intended as a • Preservation Brief 4: Roofing for Historic useful set of best practices, the guidelines Buildings. in Building Resilience can be applied • Preservation Brief 6: Dangers of Abrasive to existing and traditionally constructed Cleaning to Historic Buildings. buildings as well as formally recognized • Preservation Brief 9: The Repair of Historic heritage places. Wooden Windows. • Preservation Brief 10: Exterior Paint Problems These guidelines are primarily aimed at on Historic Woodwork. assisting designers, owners, and builders in • Preservation Brief 11: Rehabilitating Historic providing existing buildings with increased Storefronts. levels of sustainability while protecting • Preservation Brief 32: Making Historic character-defining elements and, thus, Properties Accessible. their heritage value. The guidelines are • Preservation Brief 41: The Seismic Retrofit of also intended for a broader audience of Historic Buildings: Keeping Preservation in the architects, building developers, owners, Forefront. custodians and managers, contractors, • Preservation Brief 47: Maintaining the Exterior crafts and trades people, energy of Small and Medium Size Historic Buildings. advisers and sustainability specialists, engineers, heritage professionals, and officials responsible for built heritage 4.4 SUSTAINABILITY STRATEGY and the existing built environment at all jurisdictional levels. Heritage conservation and sustainable development can go hand in hand with the mutual effort of all Building Resilience is not meant to stakeholders. In a practical context, the conservation provide case-specific advice. It is and re-use of historic and existing structures intended to provide guidance with some contributes to environmental sustainability by measure of flexibility, acknowledging reducing solid waste disposal, saving embodied the difficulty of evaluating the impact of energy, and conserving historic materials that are every scenario and the realities of projects often less consumptive of energy than many new where buildings may contain inherently replacement materials. sustainable elements but limited or no heritage value. All interventions must be In 2016, the Federal Provincial Territorial Ministers of evaluated based on their unique context, Culture & Heritage in Canada (FPTMCHC) published on a case-by-case basis, by experts a document entitled, Building Resilience: Practical equipped with the necessary knowledge Guidelines for the Retrofit and Rehabilitation of and experience to ensure a balanced Buildings in Canada that is “intended to establish consideration of heritage value and a common pan-Canadian ‘how-to’ approach for sustainable rehabilitation measures. practitioners, professionals, building owners, and operators alike.” Building Resilience can be read as a stand- alone document, but it may also further The following is an excerpt from the introduction of illustrate and build on the sustainability the document: considerations in the Standards and [Building Resilience] is intended to Guidelines for the Conservation of Historic serve as a “sustainable building toolkit” Places in Canada. that will enhance understanding of
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
13 4 CONSERVATION GUIDELINES
4.5 ALTERNATE COMPLIANCE These provisions do not preclude that heritage buildings must be made more energy efficient, The Cleland-Kent Engraving Company may be but they do allow a more sensitive approach of eligible for heritage variances that will enable a alternate compliance to individual situations and a higher degree of heritage conservation and retention higher degree of retained integrity. Increased energy of original material, including considerations performance can be provided through non-intrusive available under the following municipal legislation. methods of alternate compliance, such as improved insulation and mechanical systems. Please refer to 4.5.1 VANCOUVER BUILDING BY-LAW the Standards & Guidelines for the Conservation of Historic Places in Canada for further detail about Building Code upgrading is the most important aspect “Energy Efficiency Considerations.” 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- 4.6 SITE PROTECTION & STABILIZATION by-case basis, as the blanket application of Code requirements does not recognize the individual It is the responsibility of the owner to ensure the heritage requirements and inherent performance strengths of resource is protected from damage at all times. At any each building. Given that Code compliance is such time that the building is left vacant, it should be secured a significant factor in the conservation of heritage against unauthorized access or damage through the buildings, the most important consideration is to use of appropriate fencing and security measures. provide viable economic methods of achieving Additional measures to be taken include: building upgrades. • Are smoke and fire detectors in working order? This is recognized in the Vancouver Building By- • Are wall openings boarded up and exterior Law (VBBL), in which a number of equivalencies doors securely fastened once the building is have been developed and adopted that enable vacant? more sensitive and appropriate heritage building • Have the following been removed from the upgrades. The heritage equivalencies available interior: trash, hazardous materials such as under the VBBL are available for this project as inflammable liquids, poisons, and paints and required. In addition to the equivalencies offered canned goods that could freeze and burst? under the VBBL, the City can also accept the report of a Building Code Engineer as to acceptable levels The façade should be protected from movement of code performance. and other damage at all times during demolition, excavation and construction work. Install monitoring 4.5.2 ENERGY EFFICIENCY ACT devices to document and assess cracks and possible settlement of the masonry façade. The provincial Energy Efficiency Act (Energy Efficiency Standards Regulation) was amended in The aforementioned items will assist in protecting the 2009 to exempt buildings protected through heritage listed heritage resource that is currently unoccupied designation or listed on a community heritage during the planning process until actual site work register from compliance with the regulations. commences. 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.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
14 5 CONSERVATION RECOMMENDATIONS
A preliminary condition assessment of the exterior 5.1 SITE of the Cleland-Kent Engraving Company was carried out during a site visit in March 2020. In addition The Cleland-Kent Engraving Company is addressed to the visual review of the exterior of the building, at 534 Cambie Street, within the historic Victory paint samples were taken from exterior building Square area of Vancouver. The historic front facade materials and examined. The recommendations for is oriented towards Cambie Street, with alternate the facade retention and overall rehabilitation of the entrances along the laneway to the north. The site are based on the site review, material samples structure features no setback from all property and archival documents that provide valuable lines, with its historic architectural metalworks, information about the original appearance of the particularly the parapet cornice of the historic historic building. front facade with partial return along the laneway, projecting past the property lines. The following chapter describes the materials, physical condition and recommended conservation These characteristics are typical of early structures strategy for the Cleland-Kent Engraving Company within the historic commercial areas of Vancouver. based on Parks Canada Standards & Guidelines for All surviving, original heritage character-defining the Conservation of Historic Places in Canada. elements within the site should be protected from damage or destruction at all times. Reference Section 4.6: Site Protection for further information.
W PENDER ST
W HASTINGS ST
VICTORY SQUARE
DUNSMUIR ST RICHARDS ST
HAMILTON ST CLELAND-KENT ENGRAVING CO 534 CAMBIE STREET
HOMER ST
CAMBIE ST
W GEORGIA ST
BEATTY ST
Aerial View showing location of Cleland-Kent Engraving Company, addressed at 534 Cambie Street.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
15 5 CONSERVATION RECOMMENDATIONS
Redevelopment site, as viewed along Cambie Street.
Rear and laneway elevations of the historic structure, looking southwest.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
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The proposed redevelopment scheme calls for 5.2 OVERALL FORM, SCALE & MASSING an overall rehabilitation of the site, including the adjacent properties to the south, addressed at 536 Despite a series of unsympathetic interventions over and 548 Cambie Street. The historic front, laneway, the years, the Cleland-Kent Engraving Company and rear elevation of the Cleland-Kent Engraving retains the integrity of its historic commercial form, Company will be retained in-place, while the scale and massing. It is characterized by: its two (2) existing one and three storey structures at 536 and storey height; low-sloped roof; rectangular plan; 548 Cambie Street, respectively, will be demolished formal front facade and partial wrap around along to accommodate the construction of a contemporary the laneway with symmetrical fenestration pattern; addition. and its laneway (north) and rear (east) elevations with regular fenestration pattern. Conservation Strategy: Rehabilitation • Preserve the original location of the building. The overall form, scale and massing of the historic All rehabilitation work should occur within the structure is a typical configuration for masonry property lines. warehouses, hotels and office buildings of this area. • Retain the historic frontage on Cambie Street. It is an important character-defining element of the • Reinstate alternate entrances along the Cleland-Kent Engraving Company that should be laneway based on archival documentation, if preserved and protected. possible. • Design a contemporary structure to the south The current proposal includes the full retention of and above the parapet lines in a manner that the exterior masonry walls of the historic front and is “physically and visually compatible with, laneway elevations, the partial retention of the rear subordinate to, and distinguishable from the elevation, and the construction of a multi-storey historic place” as recommended in Standard addition that is recessed from the parapet line of 11. the building. This approach would ensure that the
Detail of archival photo, showing original fenestration and window/door assemblies along front and laneway elevations. Not low-slope roof with skylights.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
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integrity of the overall form, scale and massing of 5.3 EXTERIOR MASONRY WALLS the building will be retained as part of the overall rehabilitation scheme. The historic appearance of The Cleland-Kent Engraving Company features the double storey height and its original fenestration, surviving, original exterior structural masonry as viewed from the street, will be preserved. walls that are approximately three to four whythes in thickness. It is characterized by a combination Conservation Strategy: Rehabilitation of red, smooth and vertical scored brick masonry • Preserve the historic street façade of the units, architectural concrete masonry units, and Cleland-Kent Engraving Company in situ. exposed concrete basement walls. • Preserve the overall form, scale and massing of the building as viewed from the street. 5.3.1 FRONT ELEVATION • Retain the historic front, side (laneway), and (INCLUDING PARTIAL RETURN WALL) rear (east) elevations, including all surviving, original exterior character-defining elments of The historic front facade with partial laneway return the building. is finished with red, vertical scored brick units • Rehabilitate areas where later laid in common bond pattern. The scored brick interventions were noted by reinstating units along the lintel band are laid in rowlock and original configuration based on archival soldier coursing. All sill bands are characterized documentation. by smooth, red brick masonry units in rowlock coursing. In general, the brick masonry units appear to be in good to fair condition, showing signs of
Front elevation, 1974.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
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typical weathering. Accelerated discolouration masonry units in stretcher and soldier coursing and biological growth were noted in areas heavily along the jambs and lintel, respectively. The existing exposed to water saturation and retention (e.g. along entry vestibule would have originally been a display the sidewalk, at corner conditions, and window sills window opening, but it has been disturbed over ends). time to accommodate the current unsympathetic configuration. The return walls of the opening have The lime-based mortar appears to have small also been painted with inappropriate colour. All of aggregates in buff tone, with a combination of these alterations diminish the visual integrity of the concave and flushed joint profiles. The mortar historic front facade, and should be reconstructed joints appear to be in fair to poor conditions, with to match original as possible based on archival notable signs of weathering and deterioration. It is evidences. evidenced by discolouration and staining, stepped mortar cracking in localized areas, or missing 5.3.2. SIDE & REAR ELEVATIONS mortar altogether. Some areas also appear to have been replaced with incompatible cement-based The side and rear elevations are characterized by mortar that would have contributed to accelerated exposed concrete foundation wall and architectural deterioration of adjacent masonry units. concrete masonry units. The side and rear elevations also feature red bricks (smooth and raked cored face The historic front facade originally featured a bricks) along the corbelled parapet wall, and along symmetrical composition, including a central the continuous and segmented window lintels and entrance portico framed with smooth, red brick sills. The exterior walls on the basement and ground
Existing condition of front (west) and laneway (north) elevations, viewed along Cambie Street.
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floor levels have been painted in unsympathetic Conservation Strategy: Preservation paint colour that does not contribute to the historic • Preserve the surviving original masonry units character of the building, and should be removed whenever possible, and replace in kind if and replaced with appropriate clear protective deteriorated beyond safe use. coating, as required. The exposed foundation • Undertake complete condition survey of concrete walls are also painted, with stress cracking condition of all masonry surfaces. in localized areas, particularly at corners of wall • Cleaning, repair and repointing specifications openings. to be reviewed by Heritage Consultant. • All redundant metal inserts and services In general, the exterior masonry walls along the mounted on the exterior walls should be side and rear elevations appear to be intact and removed or reconfigured. in good to fair condition, with similar signs of • Any holes in the masonry should be filled or deterioration and weathering as noted in the replaced to match existing. front elevation. Further investigation is required • Overall cleaning of the exterior masonry walls to confirm if stepped cracking in localized areas should be carried out. indicate structural deficiency, in order to determine • Do not use any abrasive methods that may the extent of conservation work required for the damage the fireskin surfaces of the brick exterior masonry elements (i.e. whether cosmetic masonry units. Use a soft natural bristle brush repair is sufficient, or physical replacement of unit and mild water rinse. Only approved chemical is necessary). restoration cleaners may be used. Sandblasting or any other abrasive cleaning method of any kind is not permitted. • Determine whether or not it is feasible to remove the paint and expose the original masonry units. Undertake test samples for paint removal in an inconspicuous area using only approved restoration products. • Upon cleaning and removal of unsympathetic paint, apply appropriate exterior clear protective coating where necessary. • Repoint mortar joints with new mortar that matches existing in consistency, composition, strength, colour and pointing profile; note the finely tooled profile of the original mortar joints. Work should only be undertaken by skilled masons. Test samples may be required for review and approval by the Architect and Heritage Consultant. • Retain sound exterior masonry or deteriorated exterior masonry that can be repaired.
Rear elevation.
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Archival photo showing original wood window assemblies of laneway elevation (outlined in black) beyond two adjacent buildings in the foreground.
Partial laneway elevation, excluding return wall of historic front facade. Note disturbed section (upper floor level) of the laneway elevation at the rear-most corner beyond.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
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Photos (top three) showing typical deterioration of exterior masonry wall along side and rear elevations.
Photos showing window openings (boarded shut) along concrete basement wall. Note paint finish that is inappropriate and should be removed.
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5.4 ARCHITECTURAL METALWORK Conservation Strategy: Preservation • Evaluate the overall condition of the cornices The Cleland-Kent Engraving Company features a to determine whether more than protection, projecting metal cornice along the parapet walls of maintenance and limited repair or replacement the historic front elevation facing Cambie Street, in kind is required. including a partial return along the laneway to the • The current attachment of all sheet metal north. It is an important character-defining element cornices should be inspected, and should be of the historic building, and should be preserved, re-anchored as appropriate. and repaired in situ. • Repair and stabilize deteriorated architectural metal elements by structural reinforcement or Based on visual review from ground level, correction of unsafe conditions, as required, the architectural metalwork appears to be in until any additional work is undertaken. good condition. When roof access is available, Repairs should be physically and visually further investigation should be conducted with a compatible. professional engineer to determine if the supporting • Remove corrosion that may be discovered structure is sound, and to assess the condition of the upon close inspection, patch and repair, caulk substrate beneath the parapet wall and perimeter joints as required. roof flashings. • If an evaluation of the upper cornice determines it is too deteriorated to repair, remove and replace the cornice with one that matches the historic appearance. • The sheet metal work will be cleaned and prepared for repainting. Apply appropriate primer for galvanized surfaces. Paint in historically appropriate colour, based on colour schedule prepared by Heritage Consultant. • The visual appearance of the cornices should not be altered and should match the historic appearance.
Photos showing typical condition of architectural cornice at parapet level of the historic front facade (including partial return wall along the laneway).
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5.5 FENESTRATION All of the window openings in the basement level are boarded shut, and were not reviewed as part Windows, doors and storefronts are of the preliminary condition assessment. Further among the most conspicuous feature of investigation is also required once the interior of any building. In addition to their function the building is fully accessible, to determine the — providing light, views, fresh air and condition of any surviving original wood elements access to the building — their arrangement beyond the replacement window sashes. and design is fundamental to the building’s appearance and heritage value. Each All original wood window elements in good to fair element of fenestration is, in itself, a condition should be preserved using in-kind repair complex assembly whose function and techniques. Any missing or heavily deteriorated operation must be considered as part of its original wood window elements, including later conservation. unsympathetic replacement window components, – Standards and Guidelines for the should be rehabilitated by replacing with new Conservation of Historic Places in Canada. compatible wood materials to match original based on archival photos, which show the original 5.5.1 WOOD WINDOWS & TRIMS configuration of the wood window assemblies. This approach would preserve the historic character The Cleland-Kent Engraving Company features of the heritage building, while rehabilitating the original window openings, some of which have building envelope in an historically appropriate been modified over time, but are virtually intact. manner.
A review of early archival photos indicate that most The historic building retains most of its original of the existing window sashes do not reflect original window openings, with surviving original wood wood window assemblies. Archival photos show window frames. Although the majority of original that the original wood windows sashes would have wood window sashes are no longer extant included a combination of horizontal pivot and (particularly on the laneway and rear elevations), fixed assemblies, some featuring multi-pane sashes the historic front facade retains some of its original with narrow muntin profiles, wood mullions, and wood window assemblies. Along the laneway and true divided lights. rear elevations, later unsympathetic vinyl windows were noted, which diminish the historic character Based on preliminary observations from outside on of the building. the ground level, some components of the original wood window assemblies remain intact. In general, Significant alterations to the symmetrical surviving, original wood window elements appear articulation of the historic front facade are noted on to be in good to fair condition. All original wood the main floor level: the front entry portico elements window elements should be preserved using in- on the central bay has been modified as a window kind repair techniques. opening; the window opening directly south of the original central bay portico has been enlarged Along the historic front facade with partial return and transformed into its current configuration as wall on the laneway, only the upper wood a recessed front entrance. Other alterations were window assemblies facing Cambie Street appear noted for the window openings along the foundation to be original, with some notable unsympathetic walls on the side and rear elevations, which are now alterations. boarded-up. Further investigation is recommended to determine if there are any surviving original window assemblies behind the plywood panels.
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A
B
Detail of archival photo showing typical Tripartite window at front elevation original window assemblies.
Typical original window opening and Disturbed original window opening to accommodate egress door at rear-most corner of the frame with replacement unsympathetic laneway elevation. window sashes.
A B
Detail of archival photo showing typical Detail photos showing typical condition of surviving components of original wood window original window assemblies. assemblies.
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Conservation Strategy: Preservation & 5.5.2 WOOD DOORS & TRIMS Rehabilitation • Inspect for condition and complete detailed The Cleland-Kent Engraving Company features inventory to determine extent of recommended original door openings, some of which include repair or replacement. surviving wood components of the original door • Retain existing window sashes; repair as assemblies despite a series of unsympathetic required; install replacement matching sashes alterations over time. where missing or beyond repair. • Preserve and repair as required, using in-kind None of the original wood door sashes were found repair techniques where feasible. during the preliminary condition assessment, • Overhaul, tighten/reinforce joints. Repair although the secondary entrance door opening frame, trim and counterbalances. along the laneway that is characterized by a tall • Each window should be made weather tight by transom window appear to have surviving, original re-puttying and weather-stripping as necessary. wood door components that are virtually intact. • Retain historic glass, where possible. Window repairs should be undertaken by a contractor Conservation Strategy: Rehabilitation skilled in heritage restoration. • Retain the door openings in their original • Any replacement components should be locations, and preserve and repair all original visually and physically compatible with door. existing. • New doors should be visually compatible with • Prime and repaint as required in appropriate the historic character of the building. colour, based on colour schedule devised by Heritage Consultant.
A
A
Photosh showing original (left) and existing (right) secondary door and adjacent window openings along laneway elevation.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
26 Ca bie treet anco ver ril
Figure 78: 1925 Building Cross Section Figure 79: 1925 Building Front Elevation Figure 80: 1925 Building Back Elevation 5 CONSERVATION RECOMMENDATIONS
B Figure 81: 1925 Front entrance of 534 Cambie details with Stone surround Figure 82: 1925 Front and Side wall sections
Page of de hirst lessard cons ltants A
B
C A C
Photosh showing original (left) and existing (right) window and door openings along the historic front facade, including partial return wall on the laneway elevation.
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5.5.3 STOREFRONT 5.6 EXTERIOR COLOUR SCHEDULE
The historic storefront along Cambie Street Part of the Restoration process is to finish the was originally characterized by a symmetrical building in historically appropriate paint colours. configuration, as well as a partial return wall along A restoration colour scheme will be developed in the laneway to the north. The street elevation conjunction with the project architect. originally featured a central front-entrance portico with steps, flanked by a pair of display windows. The final colour scheme will be based on a colour Along the partial laneway return wall, it is unclear palette that will be determined by sampling. Onsite whether the opening along the partial return wall testing is outstanding, and should be carried of the storefront was originally constructed as out once access is available, and paint samples secondary entrance, another storefront window assessed by microscopic analysis in order to reveal (as per archival photos), or as a large signboard on the original colour scheme of the structure. If paint sheet metal (as per archival drawing). cannot be removed from the brick, it will also be repainted. Over time, the central front-entrance portico was modified by enclosing the opening with brick Conservation Strategy: Investigation masonry units, as a result of integrating the main • Determine an appropriate historic colour entrance to the south extension, addressed at 538 scheme for exterior painted finishes. Cambie. When the two buildings were separated in 1980s, further modifications to the storefront included the alteration of the southern storefront display window opening to accommodate a new entrance to the historic building. These unsympathetic alterations does not contribute to the historic character of the front facade.
As part of the facade retention scheme, the masonry storefront and the original central symmetry of its wood windows and main entrance doors are important character-defining elements that should be reconstructed to restore the integrity of the historic front facade.
Conservation Strategy: Restoration • Reinstate a rehabilitated wooden storefront system. Reference the historic design as noted in archival images and original architectural drawings. The design of the rehabilitated storefronts should resemble the original historic precedents. • Provide new accessible entryways for the ground floor, as required.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
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TABLE 5.6A PRELIMINARY COLOUR TABLE: CLELAND-KENT ENGRAVING COMPANY 534 CAMBIE, VANCOUVER, BC
Element Colour Code Sample Finish
Wood Window Comox Green* VC-19 High Gloss Frames & Sashes
Architectural Metalwork Comox Green* VC-19 High Gloss (Cornices)
Brick Masonry Unpainted (Storefront with (clear, mineral- Unpainted - partial return, based coating, window sills) if required)
Unpainted Brick Masonry (clear, mineral- (Window sills & Unpainted - based coating, Front portico frame) if required)
Unpainted Brick Masonry Unpainted (clear, mineral- (Side and Rear - Concrete Bricks based coating, elevations) if required)
Concrete Keim Exclusiv** 9526 - Foundation wall
* VC - matched from Benjamin Moore’s Historical Vancouver True Colours ** Mineral-coating stain is based on KEIM Exclusiv colour palette.
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A Maintenance Plan should be adopted by the less maintenance is a falsehood. Rather, newly property owner, who is responsible for the long-term renovated buildings require heightened vigilance to protection of the heritage features of the Cleland- spot errors in construction where previous problems Kent Engraving Company. The Maintenance Plan had not occurred, and where deterioration may gain should include provisions for: a foothold. • Copies of the Maintenance Plan and this Conservation Report to be incorporated into Routine maintenance keeps water out of the the terms of reference for the management and building, which is the single most damaging element maintenance contract for the building; to a heritage building. Maintenance also prevents • Cyclical maintenance procedures to be damage by sun, wind, snow, frost and all weather; adopted as outlined below; prevents damage by insects and vermin; and • Record drawings and photos of the building aids in protecting all parts of the building against to be kept by the management / maintenance deterioration. The effort and expense expended on contractor; and an aggressive maintenance will not only lead to a • Records of all maintenance procedures to be higher degree of preservation, but also over time kept by the owner. potentially save large amount of money otherwise required for later repairs. A thorough maintenance plan will ensure the integrity of the Cleland-Kent Engraving Company is preserved. If existing materials are regularly maintained and 6.2 PERMITTING deterioration is significantly reduced or prevented, the integrity of materials and workmanship of the Repair activities, such as simple in-kind repair of building will be protected. Proper maintenance is materials, or repainting in the same colour, should the most cost effective method of extending the life be exempt from requiring city permits. Other more of a building, and preserving its character-defining intensive activities will require the issuance of a elements. The survival of historic buildings in good Heritage Alteration Permit. condition is primarily due to regular upkeep and the preservation of historic materials. 6.3 ROUTINE, CYCLICAL AND NON- DESTRUCTIVE CLEANING 6.1 MAINTENANCE GUIDELINES Following the Standards & Guidelines for the A maintenance schedule should be formulated Conservation of Historic Places in Canada, be that adheres to the Standards & Guidelines for mindful of the principle that recommends “using the Conservation of Historic Places in Canada. As the gentlest means possible”. Any cleaning defined by the Standards & Guidelines, maintenance procedures should be undertaken on a routine basis is defined as: and should be undertaken with non-destructive Routine, cyclical, non-destructive actions methods. Cleaning should be limited to the exterior necessary to slow the deterioration of material such as concrete and stucco wall surfaces an historic place. It entails periodic and wood elements such as storefront frames. All of inspection; routine, cyclical, non- these elements are usually easily cleaned, simply destructive cleaning; minor repair and with a soft, natural bristle brush, without water, to refinishing operations; replacement of remove dirt and other material. If a more intensive damaged or deteriorated materials that are cleaning is required, this can be accomplished impractical to save. with warm water, mild detergent and a soft bristle brush. High-pressure washing, sandblasting or other The assumption that newly renovated buildings abrasive cleaning should not be undertaken under become immune to deterioration and require any circumstances.
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6.4 REPAIRS AND REPLACEMENT OF can be documented and tracked. Major issues of DETERIORATED MATERIALS concern should be extracted from the report by the property manager. Interventions such as repairs and replacements must conform to the Standards & Guidelines for An appropriate schedule for regular, periodic the Conservation of Historic Places in Canada. inspections would be twice a year, preferably The building’s character-defining elements – during spring and fall. The spring inspection should characteristics of the building that contribute to its be more rigorous since in spring moisture-related heritage value (and identified in the Statement of deterioration is most visible, and because needed Significance) such as materials, form, configuration, work, such as painting, can be completed during etc. - must be conserved, referencing the following the good weather in summer. The fall inspection principles to guide interventions: should focus on seasonal issues such as weather- • An approach of minimal intervention must be sealants, mechanical (heating) systems and drainage adopted - where intervention is carried out it issues. Comprehensive inspections should occur at will be by the least intrusive and most gentle five-year periods, comparing records from previous means possible. inspections and the original work, particularly in • Repair rather than replace character-defining monitoring structural movement and durability of elements. utilities. Inspections should also occur after major • Repair character-defining elements using storms. recognized conservation methods. • Replace ‘in kind’ extensively deteriorated or missing parts of character-defining elements. 6.6 INFORMATION FILE • Make interventions physically and visually compatible with the historic place. 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 6.5 INSPECTIONS problems and corrective action. Additionally, this file should contain building plans, building permits, Inspections are a key element in the maintenance heritage reports, photographs and other relevant plan, and should be carried out by a qualified documentation so that a complete understanding of person or firm, preferably with experience in the the building and its evolution is readily available, assessment of heritage buildings. These inspections which will aid in determining appropriate should be conducted on a regular and timely interventions when needed. schedule. The inspection should address all aspects of the building including exterior, interior and The file should also contain a list outlining the site conditions. It makes good sense to inspect a finishes and materials used, and information building in wet weather, as well as in dry, in order detailing where they are available (store, supplier). to see how water runs off – or through – a building. The building owner should keep on hand a stock of From this inspection, an inspection report should spare materials for minor repairs. be compiled that will include notes, sketches and observations. It is helpful for the inspector to have 6.6.1 LOG BOOK copies of the building’s elevation drawings on which to mark areas of concern such as cracks, staining and The maintenance log book is an important rot. These observations can then be included in the maintenance tool that should be kept to record report. The report need not be overly complicated all maintenance activities, recurring problems or formal, but must be thorough, clear and concise. and building observations and will assist in the Issues of concern, taken from the report should then overall maintenance planning of the building. be entered in a log book so that corrective action
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Routine maintenance work should be noted in the 6.7.1 INSPECTION CHECKLIST maintenance log to keep track of past and plan future activities. All items noted on the maintenance The following checklist considers a wide range log should indicate the date, problem, type of repair, of potential problems specific to the Cleland- location and all other observations and information Kent Engraving Company, such as water/moisture pertaining to each specific maintenance activity. penetration, material deterioration and structural deterioration. This does not include interior Each log should include the full list of recommended inspections. maintenance and inspection areas noted in this Maintenance Plan, to ensure a record of all activities EXTERIOR INSPECTION is maintained. A full record of these activities will help in planning future repairs and provide valuable Site Inspection: building information for all parties involved in the ☐ Is the lot well drained? Is there pooling of overall maintenance and operation of the building, water? and will provide essential information for long term programming and determining of future budgets. Foundation It will also serve as a reminded to amend the ☐ Does pointing need repair? maintenance and inspection activities should new ☐ Is bedding mortar sound? issues be discovered or previous recommendations ☐ Moisture: Is rising damp present? prove inaccurate. ☐ Is there back splashing from ground to struc- ture? The log book will also indicate unexpectedly ☐ Is any moisture problem general or local? repeated repairs, which may help in solving more ☐ Is spalling from freezing present? (Flakes or serious problems that may arise in the historic powder?) building. The log book is a living document that will ☐ Is efflorescence present? require constant adding to, and should be kept in ☐ Is spalling from sub-fluorescence present? the information file along with other documentation ☐ Is damp proof course present? noted in section 6.6 Information File. ☐ Are there shrinkage cracks in the foundation? ☐ Are there movement cracks in the foundation? ☐ Is crack monitoring required? 6.7 EXTERIOR MAINTENANCE ☐ Is uneven foundation settlement evident? ☐ Do foundation openings (doors and windows) Water, in all its forms and sources (rain, snow, frost, show: rust; rot; insect attack; paint failure; soil rising ground water, leaking pipes, back-splash, build-up; etc.) is the single most damaging element to historic ☐ Deflection of lintels? buildings. Masonry The most common place for water to enter a ☐ Are moisture problems present? (Rising damp, building is through the roof. Keeping roofs repaired rain penetration, condensation, water run-off or renewed is the most cost-effective maintenance from roof, sills, or ledges?) option. Evidence of a small interior leak should ☐ Is spalling from freezing present? Location? be viewed as a warning for a much larger and ☐ Is efflorescence present? Location? worrisome water damage problem elsewhere and ☐ Is spalling from sub-florescence present? Loca- should be fixed immediately. tion? ☐ Need for pointing repair? Condition of existing pointing and re-pointing?
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☐ Is bedding mortar sound? ☐ Are the sashes easy to operate? If hinged, do ☐ Are there cracks due to shrinking and expan- they swing freely? sion? ☐ Is the frame free from distortion? ☐ Are there cracks due to structural movement? ☐ Do sills show weathering or deterioration? ☐ Are there unexplained cracks? ☐ Are drip mouldings/flashing above the win- ☐ Do cracks require continued monitoring? dows properly shedding water? ☐ Are there signs of steel or iron corrosion? ☐ Is the caulking between the frame and the ☐ Are there stains present? Rust, copper, organic, cladding in good condition? paints, oils / tars? Cause? ☐ Does the surface need cleaning? Doors ☐ Do the doors create a good seal when closed? Wood Elements ☐ Are the hinges sprung? In need of lubrication? ☐ Are there moisture problems present? (Rising ☐ Do locks and latches work freely? damp, rain penetration, condensation moisture ☐ If glazed, is the glass in good condition? Does from plants, water run-off from roof, sills, or the putty need repair? ledges?) ☐ Are door frames wicking up water? Where? ☐ Is wood in direct contact with the ground? Why? ☐ Is there insect attack present? Where and prob- ☐ Are door frames caulked at the cladding? Is the able source? caulking in good condition? ☐ Is there fungal attack present? Where and ☐ What is the condition of the sill? probable source? ☐ Are there any other forms of biological attack? Roof (Moss, birds, etc.) Where and probable source? ☐ Are there water blockage points? ☐ Is any wood surface damaged from UV radia- ☐ Is the leading edge of the roof wet? tion? (bleached surface, loose surface fibres) ☐ Is there evidence of biological attack? (Fungus, ☐ Is any wood warped, cupped or twisted? moss, birds, insects) ☐ Is any wood split? Are there loose knots? ☐ Are flashings well seated? ☐ Are nails pulling loose or rusted? ☐ Are metal joints and seams sound? ☐ Is there any staining of wood elements? ☐ Is there rubbish buildup on the roof? Source? ☐ Are there blisters or slits in the membrane? ☐ Are the drain pipes plugged or standing proud? Condition of Exterior Painted Materials ☐ Is water ponding present? ☐ Paint shows: blistering, sagging or wrinkling, alligatoring, peeling. Cause? INTERIOR INSPECTION ☐ Paint has the following stains: rust, bleeding knots, mildew, etc. Cause? Basement ☐ Paint cleanliness, especially at air vents? ☐ Are there signs of moisture damage to the walls? Is masonry cracked, discoloured, spall- Windows ing? ☐ Is there glass cracked or missing? ☐ Is wood cracked, peeling rotting? Does it ap- ☐ If the glazing is puttied has it gone brittle and pear wet when surroundings are dry? cracked? Fallen out? Painted to shed water? ☐ Are there signs of past flooding, or leaks from ☐ If the glass is secured by beading, are the the floor above? Is the floor damp? beads in good condition? ☐ Are walls even or buckling or cracked? Is the ☐ Is there condensation or water damage to the floor cracked or heaved? paint? ☐ Are there signs of insect or rodent infestation?
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
33 6 MAINTENANCE PLAN
6.7.2 MAINTENANCE PROGRAMME Twenty-Year Cycle • Confirm condition of roof and estimate effective lifespan. Replace when required. INSPECTION CYCLE: Major Maintenance Work (as required) Daily • Thorough repainting, downspout and drain • Observations noted during cleaning (cracks; replacement; replacement of deteriorated damp, dripping pipes; malfunctioning building materials; etc. 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 concrete 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.
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
34 APPENDICES
APPENDIX A: RESEARCH SUMMARY
Disclaimer: This Statement of Significance has been adapted from the “534 Cambie Street Cleland-Kent April 2017” report prepared by dewhirst lessard consulting. Sources, where applicable, will be attributed to the original authors by the use of ‘dlc’, either as a title or as a caption.
dlc Sources • Vancouver Archives; recent directories, on line photos, building permits, 1925 map • Vancouver Public Library, online Street, Names Directories and Photos, insurance maps and special collection • Archives Canada; 1891-03, & 1912 Insurance map online • City of Vancouver Building Records • Namely Vancouver, by Tom Snyders, 2001 • Vancouver Walks - M. Kluckner, J. Atkin - Steller Press, 2003 • City of Vancouver East End Downtown Plan • Vancouver: A Visual History, Bruce Macdonald, 1992 • Standards and Guidelines for the Conservation of Historic Places in Canada, Parks Canada, 2003 (revised 2010) • Preparing and submitting Records for the BC Register for Historic Places, BC Heritage Branch • Ancestry; Harry Earnest Kent and Norman Wentworth Cleland • Our friend Joe, Lisa Anne Smith & Barbara Rogers, Ronsdale Press, 2012 • Beatty Lane: https://forbiddenvancouver.ca/2017/03/08/history-deviant-alleys-vancouver/ • Cleland-Bell: http://www.collectionscanada.gc.ca/obj/s4/f2/dsk3/ftp04/MQ57568.pdf • Henry Kent: www.hbcheritage.ca/teacher-resources/TG-HBC-Calendar%20painting-ENG.pdf • Drill Hall: https://en.wikipedia.org/wiki/Beatty_Street_Drill_Hall • Victory Square: https://en.wikipedia.org/wiki/Victory_Square,_Vancouver • http://www.vancitybuzz.com/2014/02/billion-dollar-downtown-eastside-improvement-plan/ • Vancouver Hospital: http://vancouverisawesome.com/2013/10/07/vancouver-heritage-foundation- weekly-first-city-hospital/ • High School: https://changingvancouver.wordpress.com/2017/02/13/high-school-dunsmuir-street-2/ • Pender Courthouse: http://www.straight.com/article-273930/vancouver/faces-vancouver-old-courthouse- site-victory-square • News-Advertiser: https://changingvancouver.wordpress.com/category/victory-square/page/3/ • Gordon Villa: https://changingvancouver.wordpress.com/2014/12/04/gordon-villa-cambie-street/ • Cambie Grounds : http://vancouversun.com/news/local-news/this-week-in-history-1947-vancouvers-first- park-becomes-a-bus-depot • Commercial Hotel: http://pub340.ca/about/history/ Commercial Styles: https://changingvancouver. wordpress.com • Joe Fortes : https://en.wikipedia.org/wiki/Joe_Fortes Lincoln Club : https://pasttensevancouver.wordpress. com/2015/02/ • Lige Scurry: https://pasttensevancouver.wordpress.com/tag/railway-porters-club/ Larwill: https:// en.wikipedia.org/wiki/Larwill_Park
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
35 APPENDIX B: ARCHIVAL IMAGES & ILLUSTRATIONS
1925. Sheet [A]. Premise for Cleland-Bell Engraving. Benzie and Bow [City of Vancouver]
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
36 APPENDIX B: ARCHIVAL IMAGES & ILLUSTRATIONS
1925. Sheet [B]. Premise for Cleland-Bell Engraving. Benzie and Bow [City of Vancouver]
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
37 APPENDIX B: ARCHIVAL IMAGES & ILLUSTRATIONS
1928. Vol. 1 of Fire Insurance Plan (Vancouver). BC Insurance Underwriters Association, Sheet 0119 (B-Detail) [CVA MAP 599-119]
CLELAND-KENT ENGRAVING COMPANY: 534 CAMBIE STRET, VANCOUVER, BC HERITAGE CONSERVATION PLAN | NOVEMBER 2020 | DONALD LUXTON & ASSOCIATES
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