THE CORPORATION OF THE DISTRICT OF OAK BAY
BYLAW NO. 4696
A Bylaw to Authorize a Heritage Revitalization Agreement for 2031 Runnymede Avenue
The Municipal Council of The Corporation of the District of Oak Bay, in open meeting assembled, enacts as follows:
1. The Corporation of the District of Oak Bay is authorized to enter into a Heritage Revitalization Agreement with Ann Elizabeth Hillyer and Gordon Bruce Wilkin for the property known as
Lot E, Section 47, Victoria District, Plan 9191
substantially in the form attached to this Bylaw as Schedule A,
2. The Mayor and the Director of Corporate Services are authorized to do all things and acts necessary to execute the said Heritage Revitalization Agreement and to affix the seal of the District of Oak Bay thereto.
3. This Bylaw may be cited as the “2031 Runnymede Avenue Heritage Revitalization Agreement Authorization Bylaw, 2018.”
READ a first and second time by the Municipal Council on
PUBLIC HEARING held on
READ a third time by the Municipal Council on
ADOPTED AND FINALLY PASSED by the Municipal Council on
Mayor Director of Corporate Services
Sealed with the Seal of The Corporation of the District of Oak Bay.
File: HRA00002 Address 2031 Runnymede Avenue
Bylaw No. 4696
SCHEDULE ‘A’ To Heritage Revitalization Agreement Bylaw No. 4696
HERITAGE REVITALIZATION AGREEMENT (Pursuant to section 610 of the Local Government Act) 2031 Runnymede Avenue
THIS AGREEMENT made the day of , 2018.
BETWEEN: Ann Elizabeth Hillyer Gordon Bruce Wilkin 2031 Runnymede Avenue Victoria, BC V8S 2V7
(the “Owner”) OF THE FIRST PART AND: The Corporation of the District of Oak Bay 2167 Oak Bay Avenue Victoria, BC V8R 1G2
(the “District”) OF THE SECOND PART
A. A local government may, by bylaw, enter into a heritage revitalization agreement with the owner of heritage property pursuant to section 610 of the Local Government Act:
B. The Owner is the registered owner of those parcels of land, lying and being in the District of Oak Bay, in the Province of British Columbia, and more particularly known and described as: Legal Description: Lot E, Section 47, Victoria District, Plan 9191 Parcel Identifier: 005-567-769 Civic Address: 2031 Runnymede Avenue (the “Lands”)
C. Situated on the Lands is a dwelling constructed in or about 1916 (the “Heritage Building”), and for the purpose of conservation of the heritage value and heritage character of the Lands, the Owner and the District have agreed to enter into this Agreement, setting out the terms and conditions of continuing protection for the heritage value and heritage character of the Lands;
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D. The Owner and the District agree that the Heritage Building has heritage value, and desire to conserve the heritage value and heritage character of the Heritage Building;
E. The Owner wishes to subdivide the Lands into two parcels (the “Subdivision”), labelled as Lot 1 (“Lot 1”), and Lot 2 (“Lot 2”) on a plan of proposed subdivision prepared by Wey Mayenburg Land Surveying Inc, British Columbia Land Surveyor, date stamped July 11, 2018, attached as Schedule “1” hereto (the “Plan”);
F. The Owner wishes to retain the Heritage Building on Lot 2 and continue to use the Heritage Building as a single family residence with a secondary suite, and to construct a new residential dwelling on Lot 1;
G. Section 610 of the Local Government Act authorizes a local government to enter into a Heritage Revitalization Agreement with the owner of heritage property, and to allow variations of, and supplements to, the provisions of a bylaw or permit issued under Part 14 or Part 15 of the Local Government Act;
H. The District’s Official Community Plan states that the District may consider the use of a Heritage Revitalization Agreement “to protect and conserve heritage property”;
I. The Lands are zoned RS-4 (One Family Residential Use); and
J. The Owner and the District wish to preserve the Heritage Building and to provide for its preservation, rehabilitation, restoration and maintenance in accordance with the terms of this Agreement, and have voluntarily agreed to enter into this Heritage Revitalization Agreement setting out the terms and conditions by which the heritage value of the Heritage Building is to be preserved and protected, in return for specified variances to District bylaws.
NOW THEREFORE THIS AGREEMENT WITNESSES that in consideration of the mutual promises exchanged in this Agreement and for other good and valuable consideration (the receipt and sufficiency of which both parties acknowledge), the Owner and the District each covenant with the other pursuant to section 610 of the Local Government Act, as follows:
1.0 DEFINITIONS
1.1. In this Agreement, the following words have the following meanings:
“Owner” includes a person who acquires an interest in the Lands and is thereby bound by this Agreement, as referred to in sections. “preservation”, “rehabilitation”, “restoration” and “maintenance” have the meanings defined in the Standards and Guidelines. “Standards and Guidelines” means the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (2010).
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2.0 REDEVELOPMENT OF THE LANDS
2.1. The Owner covenants and agrees with the District that it shall develop the Lands strictly in accordance with the terms of the Agreement, and as required under the terms of any permits or approvals issued by the District respecting the development of or construction upon the Lands.
3.0 NO INTERFERENCE WITH OR DEROGATION FROM AUTHORITY OF SUBDIVISION APPROVING OFFICER
3.1. This Agreement represents a necessary but not sufficient step towards approval of the Subdivision and in no way fetters the exercise of the judgement or authority of the District Approving Officer (the “Approving Officer”) under the Land Title Act, and in particular but without limiting the generality of the foregoing does not exempt the Owner in whole or in part from off site servicing requirements and costs, or any other requirements imposed by the Approving Officer or the District as part of the subdivision review and approval process.
4.0 OBLIGATION OF OWNER TO RESTORE AND CONSERVE HERITAGE BUILDING
4.1. The parties agree that the Heritage Building has heritage value deserving of protection and conservation, and the Owner specifically agrees that the Heritage Building shall not be demolished in whole or in part, moved or removed, structurally altered, altered as to its façade or any other exterior element, or added to, except in accordance with the Heritage Conservation Plan prepared by Donald Luxton and Associates, Inc., completed May 2015 and attached hereto as Schedule “2” (the “Conservation Plan”).
4.2. The Owner covenants and agrees that it shall preserve, rehabilitate, restore and maintain the Heritage Building in accordance with the Conservation Plan (the “Work”).
4.3. Prior to commencement of any future Work, the Owner shall obtain from the District all necessary permits and licences, including where necessary, and without limitation, a heritage alteration permit.
4.4. The Work shall be completed at the Owner’s sole expense in accordance with the Conservation Plan, and in accordance with generally accepted engineering, architectural, and heritage conservation practices. If any conflict or ambiguity arises in the interpretation of the Conservation Plan, the parties agree that the conflict or ambiguity shall be resolved in accordance with the Standards and Guidelines.
4.5. The Owner shall, at the Owner’s sole expense, engage a member of the Architectural Institute of British Columbia or the Association of Professional Engineers and Geoscientists of British Columbia with membership in the BCAHP or CAHP (the “Registered Professional”) to oversee the Work and to perform the duties of the Registered Professional as set out in this Agreement.
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4.6. The Owner shall:
a) prior to commencement of any future Work, provide to the District an executed and sealed Confirmation of Commitment in the form attached hereto as Schedule “3”; b) erect on the Lands and keep erected throughout the course of the Work a sign of sufficient size and visibility to effectively notify contractors and tradespersons entering on the Lands that the Work involves protected heritage property and is being carried out for heritage conservation purposes; c) obtain the District’s advance approval for any changes to the Work, including any amended permits that may be required.
4.7. The Registered Professional shall:
a) Upon substantial completion of any future Work, provide to the District an executed and sealed Certification of Compliance in the form attached hereto as Schedule “4”; and b) Notify the District within one business day if the Registered Professional’s engagement by the Owner is terminated for any reason.
5.0 TIMING OF WORK
5.1. The Owner shall:
a) commence and complete all actions required for completion of any future Work, as set out in the Conservation Plan, within 18 months from initiating the Work.; and b) commence and complete all actions required for completion of the detached garage, as set out in thie Agreement, within 24 months following adoption of Bylaw 4698 authorizing this Agreement.
6.0 CONFORMITY WITH DISTRICT BYLAWS
6.1. Except with respect to a provision of a bylaw that is expressly varied by this Agreement, and only to the extent of the authorized variance(s), nothing contained or implied herein shall prejudice or affect the rights and powers of the District in the exercise of its functions under any public or private statutes, bylaws, orders and regulations, all of which may be fully and effectively exercised in relation to the Lands as if this Agreement had not been executed and delivered by the parties, and in particular but without limiting the generality of the foregoing nothing in this Agreement varies, waives or derogates from any provision of Bylaw No. 4247, Building and Plumbing Bylaw, 2005, as amended, as it applies to the Lands, the Heritage Building and the Work and Code Upgrades described in this Agreement and in the Conservation Plan.
7.0 APPLICATION OF THIS AGREEMENT
8.1. Unless otherwise stated, the terms and conditions of this Agreement respecting the preservation, rehabilitatation, restoration and maintainenance of the Heritage Building apply only to the structure and exterior of the Heritage Building, including, without limitation, the foundation, walls, roof, and all exterior doors, windows and architectural ornamentation.
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8.2. Notwithstanding the terms and conditions of this Agreement, future development on proposed Lot 1 is exempt from the requirement to obtain an approved heritage alteration permit.
8.0 SPECIAL PERMIT REQUIRED FOR ALTERATIONS
8.1. None of the types of actions, Work, additions or alterations listed in this Agreement or in the Conservation Plan shall be taken, commenced or carried out with respect to the Heritage Building unless the District has first issued a heritage alteration permit (or other lawful instrument of approval for a building protected by way of Heritage Revitalization Agreement) authorizing the same in accordance with the applicable provisions of the Local Government Act, which permit or approval the District, subject to the said statutory provisions, may issue or withhold in its discretion.
9.0 BYLAW VARIANCES
9.1. The District of Oak Bay Zoning Bylaw No. 3531, 1986, as amended is varied to the extent required to eliminate the non compliance with such provisions that would otherwise preclude approval of the Subdivision, and all of the definitions and regulations set out in the Zoning Bylaw shall apply to the Lands except to the extent that they are specifically varied as set out in Schedule “5”.
10.0 AGREEMENT TERMINATES IF SUBDIVISION NOT APPROVED
10.1. This Agreement shall immediately terminate and cease to have any force or effect if the Subdivision has not been approved under the Land Title Act within two (2) years after the date hereof, in which case all of the statutory and common law relative to the pre-existing nonconforming use of the Heritage Building and the Lands shall apply.
11.0 BUILDING MAINTENANCE STANDARDS
11.1. At all times following substantial completion of the Work and pursuant to the Conservation Plan and Plans, the Owner shall:
a) maintain the exterior of the Heritage Building so as to prevent deterioration due to weather, rot or insects; b) keep the exterior of the Heritage Building free from loose, rotted or broken materials and objects; c) keep all siding, window frames, railings, decks, stairs and other wood or metal materials on the exterior of the Heritage Building neatly finished and effectively protected from the elements by paint or stain; d) maintain all cornices, belt courses, corbels, trim, wall facings, and similar architectural features of the Heritage Building in good repair and safe condition; e) maintain all roofs, including facia boards, soffits, cornices and flashings, of the Heritage Building in a water tight condition; f) maintain retaining walls in good repair and in sound structural condition; and g) keep the Lot free from rubbish and debris, including any vehicle, trailer, boat or other object that is in a wrecked or derelict condition.
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12.0 DAMAGE OR DESTRUCTION BY FIRE OR OTHER PERILS
12.1. In the event that the Heritage Building is damaged or destroyed to the extent of less than or equal to 75% of its value above its foundations, as determined by the Director of Building and Planning for the District, the Owner shall unless otherwise permitted in writing by the District, repair or reconstruct the Heritage Building in a manner consistent with the Conservation Plan, the Plans, and the Standards and Guidelines, subject to the issuance by the District of a heritage alteration permit or other lawful instrument of approval for buildings protected by way of Heritage Revitalization Agreement (the “Repair/Reconstruction Approval”), following which the Owner shall forthwith commence the repairs or reconstruction.
12.2. Where section 12.1 applies, the Owner shall apply for the Repair/Reconstruction Approval within a reasonable period of time after the occurrence of the damage or destruction and shall complete the repairs and reconstruction of the Heritage Building within three years of the District’s issuance of the Repair/Reconstruction Approval.
12.3. The District shall act reasonably with respect to a request from the Owner not to repair or reconstruct in the circumstances descried in section 12.1. In the event that the District grants permission not to repair or reconstruct, all use, density of use, and development of Lot 2 shall thenceforth be in accordance with the Zoning Bylaw and all other applicable bylaws of the District.
12.4. In the event that the Heritage Building is damaged or destroyed to the extent of more than 75% of its value above its foundations, as determined by the Director of Building and Planning for the District, the Owner may elect not to reconstruct the Heritage Building, in which case all use, density of use, and development of Lot 2 shall thenceforth be in accordance with the Zoning Bylaw and all other applicable bylaws of the District. If the Owner does elect to reconstruct the Heritage Building, the reconstruction shall be subject to the issuance by the District of a heritage alteration permit or other lawful instrument of approval for buildings protected by way of Heritage Revitalization Agreement, following which the Owner shall forthwith commence the reconstruction and complete the same within three years from the date of approval. 12.5. Where the owner disagrees with a determination by the Director of Building and Planning for the District under sections 12.1 or 12.4: a) the Owner may at their cost and within 30 days of receipt of written notice of such determination submit to the District a written appraisal of the extent of damage above the foundation prepared by an insurance adjuster retained by the carrier of the current property insurance policy for the Heritage Building and licensed to practice in British Columbia under the Financial Institutions Act. b) The District shall witin 30 days of receipt of the appraisal prepared by the said insurance adjuster notify the Owner in writing as to whether or not it accepts the findings of the appraisal. c) In the event that the District notifies the Owner that it does not accept the findings of the appraisal, the matter of the extent of the damage above the foundation wall shall be determined by binding arbitration by a single arbitrator under the Arbitration Act.
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13.0 AGREEMENT TO RESTRICT DEVELOPMENT OF LOT 2
13.1. Lot 2 shall not be built upon or excavated except in accordance with this Agreement, with the exception of one accessory garden structure, as in accordance with the Zoning Bylaw, and which will not be subject to a heritage alteration permit.
13.2. Lot 2 shall not be built upon or excavated except in accordance with this Agreement, with the exception of one detached garage, as in accordance with the Zoning Bylaw, and through an approved heritage alteration permit.
13.3. Following completion of the Works in accordance with this Agreement, the Owner shall not alter the heritage character or the exterior appearance of the Heritage Building, except as permitted by a heritage alteration permit issued by the District.
14.0 NOTICE TO BE REGISTERED IN LAND TITLE OFFICE
14.1. Notice of this Agreement will be registered in the Land Title Office by the District at the cost of the Owner in accordance with the Local Government Act, and this Agreement is binding on the parties to this Agreement as well as all persons who acquire an interest in the Lands after registration of this Notice.
15.0 NOTICE OF DEFAULT
15.1. In the event that the Owner is in breach of or in default with respect to any term of this Agreement, the District may:
a) by registered mail; or b) by hand delivery, to the address of the Owner as shown on the most recent revised assessment roll within the meaning of the Assessment Act, give the Owner written notice of the breach or default and the Owner shall remedy the same within thirty (30) days of the date of receipt of the notice, or within such longer time as the District may in its discretion specify in the notice or in writing upon subsequent application by the Owner. If the Owner fails or neglects to remedy the breach or default, without derogating from the ability of the District to seek and obtain from a court an order for specific performance, or from any other contract enforcement option, the District may by bylaw cancel this Agreement and the Owner shall for all purposes, including the satisfaction of any requirement set out in the Local Government Act, be deemed to have consented to such cancellation and shall ensure that all use and density of use of Lot 2 and the Heritage Building shall thenceforth be in accordance with the Zoning Bylaw and all other applicable bylaws of the District.
15.2. A notice under section 17.1 shall be deemed to have been received by the Owner 72 hours after the time of mailing or, if hand delivered, upon the date of delivery.
16.0 PROPERTY INSURANCE
16.1. The Owner agrees to maintain at all times for the Heritage Building, at full replacement value, insurance against all risks of physical loss or damage from all insurable perils including but not limited to fire, earthquake, water escape and flooding.
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17.0 NO WAIVER UNLESS EXPRESSLY AGREED
17.1. Except as specifically agreed in writing, no action or failure to act by the District shall constitute a waiver of any right or duty afforded it under this Agreement, nor shall any such action or failure to act constitute an approval, waiver or acquiescence in or of any breach or default hereunder.
18.0 ENFORCEMENT BY DISTRICT
18.1. The parties agree that the enforcement of this Agreement shall be entirely within the discretion of the District and that the execution and registration of this Agreement shall not be interpreted as creating any duty on the part of the District to the Owner or to any other person to enforce any provision or the breach of any provision of this Agreement.
18.2. The Owner acknowledges that it is an offence under Section 621(1)(c) of the Local Government Act to alter the Lands or the Heritage Building in contravation of this Agreement, and is enforceable by all remedies under the Local Government Act.
18.3. The Owner acknowledges that it is an offence under Section 621(1)(b) of the Local Government Act to fail to comply with the requirements and conditions of any heritage alteration permit issued to the Owner pursuant to this Agreement and Section 617 of the Local Government Act, punishable in the manner described in the preceding section.
18.4. The Owner acknowledges that, if the Owner alters the Lands or the Heritage Building in contravention of this Agreement, the District may apply to the BC Supreme Court for: a) An order that the Owner restore the Lands or the Heritage Building to their condition before the contravention; b) An order that the Owner undertake compensatory conservation work on the Lands or the Heritage Building; c) An order requiring the Owner to take other measures specified by the Court to ameliorate the effects of the contravention; and d) An order authorizing the District to perform any and all such work at the expense of the Owner.
19.0 INDEMNIFICATION AND RELEASE
19.1. The Owner hereby releases, absolves and forever discharges the District, its officers and employees, from any and all claims, causes of action, actions, suits, proceedings and demands of any nature whatsoever which the Owner has or may have for any loss, damage, death or injury sustained by the Owner, arising directly or indirectly out of this Agreement.
19.2. The Owner shall indemnify and save harmless the District, its officers and employees, from and against all claims, causes of action, actions, suits, proceedings and demands of any nature whatsoever and by whomever made, brought or prosecuted, directly or indirectly arising out of or related to, occasioned by or attributed to a breach of any provision of this Agreement to be performed by the Owner, her agents or contractors.
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20.0 NO PARTNERSHIP OR JOINT VENTURE
20.1. The parties agree that nothing contained herein creates a relation betrween the parties of partnership, joint venture or agency.
21.0 PERSONAL LIABILITY LIMITED TO PERIOD OF OWNERSHIP
21.1. The Owner covenants and agrees that for them, their heirs, administrators, executors, successors and assigns, that they will at all times perform and observe the requirements and restrictions hereinbefore set out and that they shall be binding on the Owner as personal covenants only during the period of their ownership of any interest in the Land.
22.0 GENERAL
22.1. Time shall be of the essence of this agreement. 22.2. The Owner shall execute and deliver or cause to be executed and delivered all such further agreements, documents and instruments and to do and perform or cause to be done and performed all such acts and things as may be required in the opinion of the District, acting reasonably, to give full effect to the intent of this Agreement. 22.3. This Agreement shall enure to the benefit of and be binding upon the District and its successors, trustees and assigns, and this Agreement shall enure to the benefit of and be binding upon the Owner and successors, trustees and permitted assigns and all parties claiming through them, and this Agreement shall charge and run with the Lands and enure to the benefit of and be binding upon the owners from time to time of the Lands and their respective heirs, executors, administrators, trustuees an successors and all parties claiming through them. 22.4. It is mutually understood and agreed between the parties that neither the Owner nor the District has made any representations, covenants, warranties, promises or agreements expressed or implied, other than those expressly contained in this Agreement. 22.5. If any portion of this Agreement is declared invalid by a court of competent jurisdiction, the remainder, provided the invalid portion is not found by the court to be an integral part thereof, shall continue in full force and effect and be construed as if the Agreement had been executed without the invalid portion. 22.6. Wherever the expressions “Owner” and “District”, and the masculine gender, are used herein, the same shall be construed to mean the plural, feminine or body corporate or politic where the context or the parties so require, and the rest of the sentence shall be construed as if the grammatical and terminological changes thereby rendered necessary had been made. 22.7. Any bylaw or statute referred to herein is a reference to a bylaw or statute of the District or the Province of British Columbia, respectively, as amended, revised, consolidated or replaced from time to time. 22.8. The paragraph or section headings contained in this Agreement are for convenience only and do not purport to define, limit, or extend the scope or intent of the language of the paragraphs to which they pertain.
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22.9. This Agreement when executed will set forth the entire agreement and understanding of the parties as at the date it is made. 22.10. No remedy under this Agreement is to be deemed exclusive but will, where possible, be cumulative with all other remedies at law or in equity. 22.11. Each of the parties will do, execute, and deliver, or cause to be done, executed, and delivered all such further acts, documents and things as may be reasonably required from time to time to give effect to this Agreement.
22.12. This Agreement is to be construed in accordance with and governed by the laws applicable in the Province of British Columbia.
22.13. This Agreement may be amended from time to time upon terms and conditions mutually acceptable to the District and the Owner only if the amendments are in writing and executed by the parties hereto, and only if the amendments are authorized by bylaw of the district.
23.0 PRIORITY
23.1. HSBC Bank Canada, the registered holder of a charge by way of a Mortgage against the Lands and registered under Nos. CA4081932 respectively (the “Charge”) in the Land Title Office at Victoria, British Columbia, for and in consideration of the sum of One ($1.00) Dollar paid by the District to the said Chargeholder (the receipt whereof is hereby acknowledged), agrees with the District that upon filing of a Notice with the Land Title Office that the Lands are subject to this Agreement, pursuant to section 610(11) of the Local Government Act, this Agreement shall be an encumbrance upon the Lands in priority to the said charge in the same manner and to the same effect as if it had been dated and registered prior to the said Charge.
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IN WITNESS WHEREOF the parties have executed this Agreement as of the day, month and year first above written.
SIGNED BY THE OWNERS, ) In the presence of: ) ) ) ) Ann Elizabeth Hillyer Witness (Signature) ) ) ) Witness (Signature) ) Gordon Bruce Wilkin ) ) Occupation of Witness ) ) ) Address of Witness ) ) ) The Corporate Seal of THE CORPORATION ) OF THE DISTRICT OF OAK BAY was hereunto ) Affixed in the presence of: ) ) ) Mayor ) ) ) Director, Corporate Services ) ) ) ) HSBC Bank Canada ) By its authorized signatories: ) ) ) Print Name: ) ) ) Signature: ) )
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SCHEDULE 1 – PLAN OF SUBDIVISION (Prepared by Wey Mayenburg Land Surveying Inc, date stamped July 11, 2018)
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SCHEDULE 2 – CONSERVATION PLAN (63 pages) (Prepared by Donald Luxton & Associates Inc, May 2015)
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BLAIR GOWIE 2031 RUNNYMEDE AVENUE, OAK BAY CONSERVATION PLAN MAY 2015 BLAIR GOWIE, 2031 RUNNYMEDE AVENUE, OAK BAY: CONSERVATION PLAN
TABLE OF CONTENTS
I. INTRODUCTION 2 2. HISTORIC CONTEXT 3 2.1 Original Owners: Harry A. Ross & Jennie Butchart 3 2.2 Original Architect: Samuel Maclure 6 2.3 Original Builder: William F. Gregson 8 3. STATEMENT OF SIGNIFICANCE 11 4. CONSERVATION GUIDELINES 13 4.1 Standards and Guidelines 13 4.2 Conservation References 14 4.3 General Conservation Strategy 15 4.4 Heritage Equivalencies And Exemptions 15 4.4.1 British Columbia Building Code 15 4.4.2 Energy Efficiency Act 16 5. CONSERVATION RECOMMENDATIONS 17 5.1 Site 17 5.2 Overall Form 18 5.3 Foundation 18 5.4 Exterior Walls 19 5.4.1 Stucco Siding 19 5.4.2 Wood Trim 22 5.5 Porte-Cochère 23 5.6 Fenestration 26 5.6.1 Windows 26 5.6.2 Doors 29 5.7 Roof 31 5.7.1 Flat Roofs 32 5.7.2 Chimneys 33 5.7.3. Mouldings & Trim 34 5.8 Carport/Playroom/Garage & Swimming Pool 35 5.9 Landscape and Grounds 36 6. MAINTENANCE PLAN 37 6.1 Maintenance Guidelines 37 6.2 Permitting 38 6.3 Routine, Cyclical and Non-Destructive Cleaning 38 6.4 Repairs and Replacement of Deteriorated Materials 38 6.5 Inspections 38 6.6 Information File 39 6.6.1 Log Book 39 6.7 Exterior Maintenance 39 6.7.1 Inspection Checklist 40 6.7.2 Maintenance Programme 42 7. RESEARCH SOURCES 44 APPENDIX A: ORIGINAL PLANS 45
Donald Luxton & Associates, May 2015 1
BLAIR GOWIE, 2031 RUNNYMEDE AVENUE, OAK BAY: CONSERVATION PLAN
1. INTRODUCTION
Subject Property: Blair Gowie, Oak Bay Civic Address: 2031 Runnymede Avenue Construction Date: 1916 Original Owner: Harry Ross & Jennie Ross (née Butchart) Original Architect: Samuel Maclure Original Builder: William F. Gregson
Blair Gowie, constructed in 1916, is a grand residence exhibiting features of the Italian Renaissance revival style. This historic landmark is situated at 2031 Runnymede Avenue, at the junction of Runnymede Place and Mountjoy Avenue in Oak Bay. Three storeys in height, Blair Gowie features a hipped roof with a large prominent porte-cochère with decorative balustrades, a large Palladian window on its main façade, and asymmetrical fenestration interspersed with wooden shutters.
Blair Gowie is noteworthy for its architectural style and rarity. Designed by esteemed Victoria architect, Samuel Maclure, it exhibits an architectural expression that was unusual for Maclure and for the District of Oak Bay. Blair Gowie remains an important contribution to the historic streetscape of the area.
This Conservation Plan is prepared in conjunction with an application for a Heritage Revitalization Agreement (HRA). The HRA will allow for the conservation of Blair Gowie in exchange for the subdivision of a lot from the north section of the parcel (off Runnymede Place). Blair Gowie will be preserved in its original location, with the remainder of the lot remaining in its current configuration.
The net benefits of completing an HRA for Blair Gowie include: • Preservation, Restoration and Rehabilitation of the existing 1916 heritage structure in its original setting, maximizing the retention and conservation of the heritage character-defining elements of Blair Gowie; • Retention of Blair Gowie as a single family dwelling; • Conservation incentives provided through careful subdivision of the lot on the north side of the parcel, with sympathetic and compatible infill unit; • Restoration of the land parcel, including the management of landscaped elements such as exotic species, the removal of invasive species and the retention of natural ecological elements such as mature trees and rocky outcrops.
The guidelines for the conservation of original elements of Blair Gowie are outlined in this Conservation Plan, and are based on the Standards and Guidelines for the Conservation of Historic Places in Canada. The Conservation Plan also includes a cyclical maintenance plan for the heritage structure, which will ensure its long-term conservation.
Donald Luxton & Associates, May 2015 2
BLAIR GOWIE, 2031 RUNNYMEDE AVENUE, OAK BAY: CONSERVATION PLAN
2.0 HISTORIC CONTEXT
Association with the Butchart Gardens Blair Gowie is recognized for its affiliation with the Ross and the Butchart families, of the renowned Victoria attraction, the Butchart Gardens. Robert Pim Butchart (1856-1943), a successful entrepreneur in the manufacturing of Portland cement, came to Vancouver Island from Owen Sound, Ontario in 1902 seeking limestone. Two years later in 1904, Butchart opened a limestone quarry located at Tod Inlet. At the time, the West Coast was booming with development and cement was in demand from San Francisco to Seattle. Butchart’s first sacks of cement were shipped out of Vancouver Island aboard the Alexander in 1905. Robert’s wife, Jennie (née Foster Kennedy, 1866-1950), who joined her husband on Vancouver Island in 1902, worked prolifically planning the estate on Tod Inlet, planting flowers and shrubbery in an area situated between the house and Butchart Cove – the area that is now the Japanese Garden. As the garden expanded over time, Jennie often had workmen from the factory assisting with the gardening.
By 1908, the limestone was depleted leaving an enormous pit near the house. In an attempt to hide the excavation, Jennie had massive amounts of topsoil brought in by horse cart to form a garden bed, thus forming the sunken garden, which was completed in 1921. As the Butchart family continued to work on their garden, their home – Benvenuto – and gardens began to attract attention from the community. By the 1920s more than 50,000 people were visiting the garden annually. Over the years the Butchart Gardens has evolved into Victoria’s premier tourist attraction and continues to be an integral economic driver to the local economy.
2.1 ORIGINAL OWNERS: HARRY A. ROSS & JENNIE BUTCHART In 1917 Jennie Butchart (1885-1971), the oldest of the Butcharts' two daughters, married Harry A. Ross (1878-1930). Ross, who was originally from Ontario, was treasurer of the Vancouver Portland Cement Company Ltd, which was owned by Jennie’s family. Blair Gowie was designed by Samuel Maclure and constructed in 1916 for the newlyweds. Maclure already had an established relationship with the Butchart family, designing an expansion to their bungalow with renovations carried out between 1911 and 1925 at the Butchart Gardens. While residing at Blair Gowie Jennie and Harry had a son, Ian, in 1918. Harry’s premature death in 1930 ended the 14-year marriage.
Following Harry’s death, Jennie married a Russian Prince, Andre Chirinsky-Chikhmatoff in 1934, becoming Princess Chikhmatoff. The Prince and Princess resided at Blair Gowie for a period; however, the marriage was short-lived and the Prince eventually returned to Europe. Jennie lived at Blair Gowie until the early 1940s. Both Jennie and her sister, Mary, were active in the management of Butchart Gardens and in 1950 the Princess opened the first commercial tearoom at the site, serving crumpets and marmalade for 25 cents. In addition to the family business, Jennie was an active patron of musicals and theatre, and the Victoria Art Gallery.
Ian Ross inherited the Butchart Gardens in 1938 on his 21st birthday. Following his service in the Second World War, Ian worked diligently to make the garden self-sustaining. He and his wife, Ann-Lee, operated the Gardens for more than 60 years, turning them into the premier tourist destination in Western Canada, with more than 800,000 visitors a year. For 50 years, Ian Ross was the driving force in the economic growth of Butchart Gardens. In the early days, he was seen driving tractors, building dams and occasionally working along with his large and loyal staff. In 1953 Ross and his wife undertook the huge Donald Luxton & Associates, May 2015 3
BLAIR GOWIE, 2031 RUNNYMEDE AVENUE, OAK BAY: CONSERVATION PLAN project of illuminating the gardens. Symphony concerts were held from 1953 to 1967 and musical "sunset shows" were started to keep visitors in the gardens after dark. Ian Ross passed away in 1997 at the age of 78.
Mrs. Butchart at Blair Gowie [Oak Bay Archives 1994-004-018].
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Ian Ross at Blair Gowie [Oak Bay Archives 1994-004-017].
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2.2 ORIGINAL ARCHITECT: SAMUEL MACLURE The life and work of Samuel Maclure were inextricably connected with British Columbia’s early history and prominent residents, and his name is legendary. Several of his buildings are among the best known and loved in the province. One of the most remarkable aspects of Samuel Maclure’s success was that his training was more practical than formal. In 1887 he began working as an architect in partnership with Charles Henry Clow in New Westminster. Their design talent evolved through experience and was rewarded with two of the city’s largest commissions, the Royal Columbian Hospital, and the YMCA Block. In 1891 Maclure started a new partnership with Richard P. Sharp, a talented and experienced English architect. Together they excelled at designing residences based primarily on the Victorian British Arts and Crafts style. They lavished attention on their functional and beautiful interiors, utilizing B.C. native woods extensively. In this brief period Maclure clearly learned much from Sharp, developing a signature style that would carry him successfully through his early career.
Maclure’s relocation from New Westminster’s failing economy to more stable Victoria in 1892, and the establishment of his solo practice, began auspiciously with a commission to design the Temple Building for Robert Ward and Company. Completed in 1893, its design was influenced by the work of American architects, H.H. Richardson and Louis Sullivan, and was recognized at the time for its inspired and vigorous execution. This success boosted his reputation, which grew among wealthy and influential clients.
As the economy improved at the turn of the century, Maclure’s talent was put to the test with larger and more prominent commissions garnered from wealthy Victoria society. He also designed smaller homes similar to the new bungalow home he built for his own family on Superior Street in 1899. It was featured in the Victoria Tourist Association leaflet and copied in the widely distributed magazine, Beautiful Homes of America. This resulted in a large number of local commissions and inquiries from as far east as Buffalo, New York. The “Maclure Bungalow” was not to be confused with the popular California Bungalow house form, of which Maclure was an outspoken critic. He felt it simply did not fit into British Columbia’s rugged landscape. During this time Maclure recognized the opportunity for additional commissions in Vancouver, as it began to eclipse Victoria as the province’s metropolis. He established a brief partnership with J.E. Parr in 1897 and then joined fellow Victoria architect, C.J. Soule, in an office from 1898-99. Maclure was clearly on his own by 1900, when he received a commission to design Gabriola, a grand sandstone mansion for sugar baron, Benjamin Tingley Rogers, on Davie Street in Vancouver’s West End. The completion of this landmark structure provided Maclure with widespread press coverage and elevated his reputation throughout the province.
Maclure’s prominence and skill in residential design led to his appointment by the provincial government for the design of the new Lieutenant-Governor’s home, with F.M. Rattenbury as supervising architect. Through these landmark residential projects Maclure’s fame spread, and in 1900 he took on a young English assistant, Cecil Croker Fox. Born in Falmouth, England in 1879, Fox had attended Malvern School, and then moved to London where he was a student of the famous Victorian architect, Alfred Waterhouse. Fox entered the very select practice of C.F.A. Voysey (1857-1941), a gifted architect and one of the leading proponents of the British Arts and Crafts movement. Fox joined Maclure’s office and soon the two men had established a common architectural aesthetic and working relationship. Maclure’s architectural skills were in great demand not only in Victoria, where he lived, but also in the Lower Mainland, and in 1905 he had so much work on hand that he opened a Vancouver office with Fox as his partner-in-charge.
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Maclure’s greatest achievement came in 1907 with the commission to design Hatley Park, for which he was solely responsible. This palatial estate residence for James and Laura Dunsmuir was said at the time to be the finest home in Canada Maclure’s chosen idiom of the medieval half-timbered Arts and Crafts home received much attention as the style of choice for the elite of both Vancouver and Victoria. Despite trying “time after time to break away from” the Tudor idiom and experimenting with rough cedar siding and stucco, Maclure was typecast, and clients continued to demand his half-timbered house. Fox’s experience and knowledge, however, helped infuse Maclure’s work with a more modern English style, and brought an entirely new aspect to the character of their designs.
Maclure also did his best to improve the development of artists and crafts people in British Columbia by supporting the fledgling Vancouver Arts and Crafts Society, established in 1900, and founding with other artists the Victoria based Island Arts and Crafts Society in 1909. Early in his career Maclure had developed an intimate knowledge of the use of local woods and stone and of the ability of local firms to manufacture, install and finish the finest cedar, fir and maple interior fittings to his own designs. Maclure’s artistic development became focused on interior layout and the decoration of his designs which became ever more refined. He achieved extraordinary spatial arrangements in many residences by incorporating double-height, galleried central halls, which became one of his trademarks. His hobby of gardening also became part of his practice as he expertly drew many landscape designs, including several elements of the famous Butchart Gardens in Central Saanich.
The booming economy of 1911-13 and the creation of new residential districts such as the Uplands in Victoria and Vancouver’s Shaughnessy Heights created an unprecedented growth in the construction of homes for wealthy British Columbians. Maclure & Fox were at the height of their success and influence, and between 1909-15 the Vancouver office alone received almost sixty commissions. Commercial projects were rare but included elegant buildings such as the $100,000 B.C. Electric Railway Company station in New Westminster, designed with Fox in 1909, and the Jones Building of Victoria in 1912. Now at the height of his success, Maclure regarded his appointment as one of the assessors to determine the winner in the 1912 University of B.C. competition one of the highest compliments of his career.
The 1913 recession and the outbreak of the First World War brought significant change to Maclure’s practice. The Vancouver office closed in 1915 when Cecil Fox returned to England to enlist. After the war Ross Lort, a long time Maclure apprentice and draftsman, was made a full partner, and the Vancouver office came under his direction from 1920-23. During the 1920s Maclure maintained a busy practice in Victoria where from time to time he collaborated with other architects. His designs followed a national trend towards smaller and more economical residences, reflecting the reality that most families now lived without servants. A change in popular tastes finally let Maclure experiment with the symmetrical and classical Georgian Revival style, and the English Cottage style, featuring roughcast stucco exteriors. However, his Tudor Revival designs remained popular. In 1924 Maclure designed Miraloma one of his last designs, located at Sidney, on Vancouver Island, for Lieutenant-Governor Walter C. Nichol, for whom Maclure & Fox had previously designed a grand Shaughnessy mansion.
When Maclure died in 1929, the City of Victoria mourned the passing of one of their most remarkable citizens and a great Canadian artist. Through these records and many surviving buildings the artistic genius of Maclure is revealed as a true legacy of architectural achievement.
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2.3 Original Builder: William F. Gregson Very little is known about original builder of the house, William F. Gregson, whose signed name appears on the plans. Gregson was born in St Alkmunds, Derby, England on 25 Feb 1859 to parents, William Gregson and Hannah Loughenbury. William married Agnes Maude Commander and the couple subsequently had three children. At the turn of the century, Gregson worked as a contractor alongside prominent Victoria architects, Francis Mawson Rattenbury and Samuel Maclure. In 1899, Gregson was the contractor on 1745 Rockland, a residence designed by Francis M. Rattenbury for Ernest Victor Bodwell. In 1901 he built Lynden Cottage located at 937 St Charles, a residence designed by Samuel Maclure for Walter F. Burton and his wife Bessie Burton. Gregson passed away on March 7, 1923 in Victoria.
Porte-cochère at Blair Gowie circa 1925 [Oak Bay Archives 1994-004-009].
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East Façade of Blair Gowie c. 1925 [Oak Bay Archives 1994-004-0010].
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Terrace Garden at Blair Gowie, circa 1925 [Oak Bay Archives 1994-004-008].
Library Wing at Blair Gowie, circa 1925 [Oak Bay Archives 1994-004-010].
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3.0 STATEMENT OF SIGNIFICANCE
REVISED MAY 2015
DESCRIPTION OF HISTORIC PLACE Situated prominently at the junction of Mount Joy Avenue and Runnymede Place, Blair Gowie is a grand three-storey, wood-frame Italian Renaissance-revival style dwelling with a hipped roof. Noteworthy features of this landmark residence include roughcast stucco cladding, a porte-cochère with decorative balustrades, a large Palladian window, and irregular fenestration interspersed with wooden shutters. A mature landscape of coniferous and deciduous trees, and rocky outcrops, surrounds the historic residence.
HERITAGE VALUE Blair Gowie is of heritage value for its association with the renowned Ross and Butchart families. Robert Pim Butchart, a successful entrepreneur in the manufacturing of Portland cement, first opened a limestone quarry at Tod Inlet in 1904. Robert’s wife, Jennie transformed the worked-out quarry into a sunken garden that is now world-renowned as the Butchart Gardens. In 1917, Jennie Butchart (1885- 1971), the oldest of the Butcharts' two daughters, married Harry A. Ross (1878-1930). Ross, who was originally from Ontario, was treasurer of the Vancouver Portland Cement Company Ltd. Architect Samuel Maclure was commissioned to design this house for the newlyweds. While residing at Blair Gowie, Harry and Jennie had a son, Ian, in 1918, who would later inherit Butchart Gardens.
Constructed in 1916, Blair Gowie has significant value for its connection with architect Samuel Maclure (1860–1929), who designed the house in 1916, and its subsequent alterations a decade later. Maclure was one of Victoria's most prominent and noted architects, had a profound influence on the development of B.C. architecture, and was a leader in establishing a sophisticated local variation of Arts and Crafts residential design. Maclure’s reputation for designing exceptionally beautiful homes led to his largest commission, Hatley Park, in nearby Colwood – considered at the time perhaps the finest home in Canada. He gained international recognition during his forty-year career, with close to five hundred commissions. Maclure utilized many stylistic influences and was able to adapt his use of indigenous materials with versatility. Blair Gowie is an example of Maclure’s exceptional craftsmanship, complete with a beautiful and functional interior, and is considered an important component of cultural heritage of both Oak Bay and British Columbia.
Blair Gowie is unique in that it is a departure from Maclure’s signature style of Tudor Revival and Arts and Crafts designs. Blair Gowie displays an unusual architectural idiom of the Italian Renaissance revival style, illustrated by its grand porte-cochère, low-pitched hipped roof with wide overhangs, and prominent Palladian window. This architectural style is uncommon, both in Oak Bay and in Maclure’s repertoire, adding to the heritage value of Blair Gowie within the Municipality. This residence remains an important component of the Runnymede heritage cluster of architect-designed single-family dwellings.
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CHARACTER DEFINING ELEMENTS Key elements that define the heritage character of Blair Gowie include its: • location on a corner lot with prominent street frontage terminating at Runnymede Avenue and Mountjoy Avenue, with expansive views across south Oak Bay to Mount Baker; • residential form, scale and massing as expressed by its: rectangular plan, hipped roof and three- storey height, with the lower level partially sunk into the native rock; • wood-frame construction with concrete foundation; • masonry elements such as roughcast stucco cladding, two external and one internal tall stuccoed brick chimneys; • Italian Renaissance Revival-style details such as: prominent porte-cochère with balcony and decorative balustrades; elaborate door and window and mouldings; double-height bay; Palladian window in stairwell; wooden shutters; and low-pitched hipped roof with boxed overhangs; • irregular fenestration consisting of wooden-sash windows such as: multi-paned and multiple- assembly double-hung sashes; Palladian window on main facade; casement windows; panelled wooden front door with multi-paned sidelights; and multi-paned French doors; and • associated landscape features such as: mature coniferous and deciduous trees, including a specimen Cedrus atlantica ‘Glauca’, and a number of mature Quercus garryana.
Front (West) Elevation.
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4. CONSERVATION GUIDELINES
4.1 STANDARDS AND GUIDELINES 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 Standards and Guidelines, the work proposed for Blair Gowie 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 Blair Gowie 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 1. 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.
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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.
Additional Standards relating to Rehabilitation 10. 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 Restoration 13. 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 work entails the conservation of the exterior of Blair Gowie. In additions to specific materials and practice references listed in Section 5: Conservation Recommendations, the following conservation references should be considered:
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 9: The Repair of Historic Wooden Windows. http://www.nps.gov/tps/how-to-preserve/briefs/9-wooden-windows.htm
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Preservation Brief 10: Exterior Paint Problems on Historic Woodwork. http://www.nps.gov/tps/how-to-preserve/briefs/10-paint-problems.htm
Preservation Brief 22: The Preservation and Repair of Historic Stucco. http://www.nps.gov/tps/how-to-preserve/briefs/22-stucco.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 preserve the existing historic structure, while restoring and rehabilitating character-defining elements. The owners of Blair Gowie have prepared a proposed redevelopment scheme this property, which includes the following proposed interventions: • Removal of 1926 pool and associated accessory building on the north side of the lot. • Subdivision on the northwest portion of the property to subdivide a building lot. • Preserve all exterior character-defining elements. • Restore any character-defining elements that have been damaged or altered. • Rehabilitate the interior with new services. • Preservation of the landscape, including retention of exotic species and mature trees, and removal of invasive species.
Since there is proposed infill building on the new lot, design guidelines will also be developed. The Standards and Guidelines list recommendations for new additions to historic places, which also apply to new construction in the vicinity of a historic structure. The proposed design scheme should follow these principles: • Designing a dwelling 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. It should be compatible in terms of materials and colour, yet be distinguishable from the historic place.
4.4 HERITAGE EQUIVALENCIES AND EXEMPTIONS Blair Gowie received municipal heritage designation in 1980. Under the terms of this Heritage Revitalization Agreement, its legal protection is further defined. As a designated site, it is eligible for heritage variances that will enable a higher degree of heritage conservation and retention of original material, including considerations available under the following legislation.
4.4.1 BRITISH COLUMBIA BUILDING CODE Building Code upgrading ensures life safety and long-term protection for historic resources. It is important to consider heritage buildings on a case-by-case basis, as the blanket application of Code requirements do not recognize the individual requirements and inherent strengths of each building. Over the past few years, a number of equivalencies have been developed and adopted in the British Columbia Building Code that enable more sensitive and appropriate heritage building upgrades.
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Table A-1.1.1.1., found in Appendix A of the Code, outlines the “Alternative Compliance Methods for Heritage Buildings.”
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. In addition to the equivalencies offered under the current Code, the municipality can also accept the report of a Building Code Engineer as to acceptable levels of code performance.
4.4.2 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.”
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5. CONSERVATION RECOMMENDATIONS
A condition review of Blair Gowie was carried out during a site visit on April 15, 2015. A visual review of the exterior of the residence was conducted. Recommendations for the preservation and restoration of Blair Gowie are based on the site review, material samples and archival documents 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 Blair Gowie based on Parks Canada’s Standard and Guidelines for the Conservation of Historic Places in Canada (2010).
5.1 SITE Blair Gowie consists of a grand three-storey, wood-frame Italian Renaissance revival-style dwelling. It is situated prominently at the junction of Mountjoy Avenue and Runnymede Place. Distinctive elements of this historic residence include a grand porte-cochère with decorative balustrades and a curved driveway. This historic residence is set back from the property line, and is surrounded by a mature landscape of coniferous and deciduous trees and rocky outcrops.
Conservation Strategy: Preservation, Restoration • Preserve the original location of the historic building. • Retain the main frontage on Runnymede Avenue. • Preserve and restore the porte-cochère. • The site should be preserved through continued maintenance and repair as required.
Rear (East) Elevation.
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Side Elevation (north) showing addition.
5.2 OVERALL FORM The overall form, scale and massing of the historic building has been retained. In 1926 an addition, designed by Samuel Maclure was constructed on the north elevation. A pool was also added at this time. In 1952 a garage/playroom was added as an accessory building.
Conservation Strategy: Preservation / Restoration • Preserve the overall form, scale and massing of the 1916 structure. • The appearance of the historic façades should be retained and restored. • Remove 1926 pool and 1952 accessory building to accommodate subdivision of proposed lot.
5.3 FOUNDATION The concrete foundation of the house is solid and appears to be in fair condition. There are no visible major cracks or deterioration of the foundation and settlement of the house was not observed. In some areas, vegetation grows close to the foundation, which can cause deterioration.
Conservation Strategy: Preservation • Existing foundations should be preserved, whenever possible. • To ensure the prolonged preservation of the foundations, all landscaping should be designed to help prevent splash back and assist drainage.
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5.4 EXTERIOR WALLS Blair Gowie is built of wood frame construction with roughcast mortar stucco cladding. Wall elements should be carefully preserved.
Conservation Recommendation: Preservation • Preserve the original wood frame structure. • Continue to design any structural or seismic upgrades so as to minimize the impact to the character-defining elements.
5.4.1 STUCCO SIDING The house features mortar cement roughcast stucco cladding on all four elevations. All surfaces are covered with stucco except for the tongue and groove soffits and wood door and window trim. The stucco siding appears to be in good to moderate condition, with evidence of staining and localized damage. The localized areas of stucco that show the most damage relate to water ingress adjacent to gutters and downpipes. The stucco siding should be retained, repaired and painted according to the following recommendations.
Water damage to top of wall plinth.
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Damage to face of stucco.
Disconnected downspout showing localized damage to stucco.
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Conservation Recommendation: Preservation • The building envelope should be preserved in its current configuration. The historic cement mortar stucco cladding should be retained in situ, and repaired as required. • The exterior stucco cladding may require light cleaning. Cleaning procedures should be undertaken with non-destructive methods. Areas with biological growth should be cleaned using a soft, natural bristle brush, without water, to remove dirt and other material. If a more intense cleaning is required, this can be accomplished with warm water, mild detergent (such as Simple Green©) and a soft bristle brush. High-pressure power washing, abrasive cleaning or sandblasting should not be allowed under any circumstances. • Small hairline cracks are often not a serious concern, and should be sealed with a thin slurry coat before moisture gets a change to penetrate the cracks and make them worse. The slurry coat should consist of the same mortar cement ingredients found in the topcoat of the stucco. All repair work should be finished with a top coat of paint. • Caulking compounds should not be used for patching hairline cracks, and are an unsuitable repair method. The physical and aesthetic characteristics of caulking compounds are incompatible with stucco, and will weather differently and attract more dirt. • Larger cracks should be cut out, and prepared for more extensive repair. All existing holes or openings should be patched. All patch work and repairs should be made with a visually and physically compatible cement mortar stucco material; acrylic stucco is not an acceptable patching material. • The repaired stucco should match the original in texture and composition. • Testing of repair methods should be carried out in an inconspicuous sample location, to ensure all repairs are compatible with the historic stucco.
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5.4.2 WOOD TRIM The original façade of the building features decorative wooden trim around the doors and windows, wooden shutters surrounding some of the windows, and bargeboards.
Conservation Strategy: Preservation, Restoration • Any existing wood trim should be preserved, and new material that is visually and physically compatible with the original should be reinstated when original fabric is missing or deteriorated. • Combed and/or textured lumber is not acceptable. • Hardi-plank or other cementitious boards are not acceptable. • Cleaning procedures should be undertaken with non-destructive methods. Areas with biological growth should be cleaned using a soft, natural bristle brush, without water, to remove dirt and other material. If a more intense cleaning is required, this can be accomplished with warm water, mild detergent (such as Simple Green) and a soft bristle brush. High-pressure power washing, abrasive cleaning or sandblasting should not be allowed under any circumstances. • Wooden surfaces should be carefully prepared for re-painting.
Vegetation at junction of trim and windowsill; deteriorating paint.
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5.5 PORTE-COCHÈRE A unique feature of Blair Gowie is its porte-cochère, which consists of three archways. The porte- cochère, like the house itself, is wood frame construction, with a roughcast stucco finish. The interior ceiling of the porte-cochère is finished in 1” x 4” tongue and groove boards. The porte-cochère is in poor repair, with significant failure to the balustrades and parapets due to water ingress. There are visible signs of leakage to the flat roof. The porte-cochère requires immediate attention.
Conservation Strategy: Rehabilitation • Remove all damaged material including the balusters and parapet and replace with new material. The new material should be visually and physically compatible and should be reinstated when original fabric is missing or deteriorated beyond repair. • The parapet caps show extensive rot and should be replaced with new material to match existing. • Remove plantings and biological growth on the porte-cochère surfaces. • Cleaning procedures should be undertaken with non-destructive methods. Areas with biological growth should be cleaned using a soft, natural bristle brush, without water, to remove dirt and other material. If a more intense cleaning is required, this can be accomplished with warm water, mild detergent (such as Simple Green) and a soft bristle brush. High-pressure power washing, abrasive cleaning or sandblasting should not be allowed under any circumstances.
Porte-cochère.
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Water damage to Parapet.
Deterioration on north side of parapet.
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Detail of Balustrade.
Extensive rot on balustrade.
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Tongue and Groove ceiling of Porte-cochère.
5.6 FENESTRATION Windows and doors are among the most conspicuous feature of any building. In addition to their function — providing light, views, fresh air and access to the building — their arrangement and design is fundamental to the building’s appearance and heritage value. Each element of fenestration is, in itself, a complex assembly whose function and operation must be considered as part of its conservation.
5.6.1 WINDOWS The historic building features irregular fenestration with a variety of configurations of multi-paned wooden sash windows, multiple-assembly double-hung wooden sash windows, casements and double- height bay window. There are a few unusual window configurations including the Palladian assembly on the main façade, the 6-over-6 vertical casements, and multi-paned wooden sash windows set on either side of a large plate glass fixed unit. Overall the windows are in good condition and operable.
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Conservation Strategy: Preservation, Restoration • Inspect existing windows for condition to determine extent of recommended repair. • Retain existing window sashes; repair as required; install replacement matching sashes where missing or beyond repair. • Preserve and repair as required, using in kind repair techniques where feasible. • Overhaul, tighten/reinforce joints. Repair frame, trim, hinges and locking mechanisms. • Each window should be made weather tight by re-puttying and weather-stripping as necessary. • Retain historic glass, where possible. Where broken glass exists in historic wood-sash windows, the broken glass should be replaced. When removing broken glass, the exterior putty should be carefully chipped off with a chisel and the glazier’s points should be removed. The wood where the new glass will be rested on should be scraped and cleaned well, and given a coat of linseed oil to prevent the wood from absorbing the oil from the new putty. The new glass should be cut 1/16-1/8 inch smaller than the opening to allow for expansion and irregularities in the opening, to ensure the glazing does not crack due to natural forces. A contractor skilled in heritage restoration should undertake window repairs. • Retain existing multi-paned wooden sash windows and repair as require. New glass and sash should be visually and physically consistent with historic original. • Replacement glass to be single glazing, and visually and physically compatible with existing. • In the rehabilitation of the interior of the Kitchen areas it is deemed necessary to slightly alter the location of two windows to the north elevation. These are in an area where changes have already been made to the original fenestration. These proposed changes are acceptable. • Prime and repaint as required in appropriate colour.
Front elevation showing Palladian window and irregular fenestration.
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East elevation showing 6-over-6 double-hung window on either side of plate glass.
Windows and doors of Kitchen wing (not original in upper storey).
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5.6.2 DOORS Blair Gowie features a variety of doors, including a number of multi-light French doors. Many of which are in poor repair and showing signs of deterioration, particularly to their bottom rails. This will require a combination of repairs, and in some areas replacement with new doors to match the original.
Conservation Strategy: Preservation, Restoration • Retain the significant door openings and preserve and repair all original doors whenever possible. • Preserve original door hardware whenever possible including handles, locks, letter slots and hinges; replace when beyond repair with related hardware. • Any new doors/hardware should be visually compatible with the historic character of the building.
French doors East wing.
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Bottom rail of French door Rear elevation.
Damage to lower level door, south elevation.
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5.7 ROOF The hipped roof is in fair condition and is currently finished with fiberglass-reinforced asphalt shingles. Originally it would have been finished with sawn cedar shingles. The form, scale and massing of the roof is an important character-defining element and as such will not be altered during the conservation works.
The fascia boards, gutters and downpipes are in some areas showing signs of deterioration. Some localized areas show signs of biological growth on the roof. Within the District of Oak Bay it is normal practice to alter the original material to an approved fiberglass reinforced asphalt shingle. The existing roof structure will be retained and repaired as required, and new fiberglass reinforced asphalt roofing shingles will be installed. All rotten and deteriorating materials will be removed and replaced with new materials to match the existing.
Conservation Recommendation: Preservation, Restoration, and Rehabilitation • Preserve the roof structure in its current configuration. • Roof cladding system must be rehabilitated; Duroid shingles are acceptable. • Retain and repair the original bargeboards and fascia boards, as well as the soffits and any exposed roof elements. • Replace gutters and downspouts as necessary to ensure that proper drainage from the site is maintained. Wood gutters with galvanized steel downspouts are recommended; however, regular metal systems are also acceptable, as long as colour is carefully considered.
North Elevation - Fascia & Gutters.
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West (Front) Elevation.
5.7.1 FLAT ROOFS There are two portions of the house that have flat roofs, the porte-cochère and the balconies off a second floor bedroom area. Both have a handrail consisting of a combination of a solid parapet wall and balustrades of turned wooden posts with a heavy parapet cap rail. These two roofs are both in need of re-waterproofing. The balustrades are in poor condition.
Conservation Recommendation: Preservation, Restoration, and Rehabilitation • Preserve the flat roof structures in their current configuration. • All rotten materials will be replaced with new materials of the same type and dimensions as the existing. New material that is visually and physically compatible with the original should be reinstated when original fabric is missing or deteriorated. • Install new waterproof membranes as required. • Design and install adequate rainwater disposal system and ensure proper drainage from the site is maintained. Wood gutters with galvanized steel downspouts are recommended; regular metal systems are also acceptable, as long as colour is carefully considered.
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5.7.2 CHIMNEYS There are three major chimneys with usually three flues to serve nine fireplaces or furnace and stoves. These chimneys consist of stuccoed brickwork with corbelled caps surmounted with clay chimney pots. The corbelled caps are suffering from water damage that has delaminated the stucco finish. Some of the clay chimney pots have been replaced with new, and some of the flues have been adapted for Natural Gas use thus requiring a different terminal.
Conservation Recommendation: Preservation, Rehabilitation • Preserve the chimneys in their original configuration. • Repairs are required to the brickwork and stucco of the corbelled caps. In order for the conversion of the flues for natural gas interior liners and metal rooftop caps are required. These have been installed on top of the existing clay chimney pots. • Chimneys over time may require structural stabilization. • Investigate condition of brickwork, if required. • If re-pointing is required, match existing colour, strength, and appearance of existing mortar. Ensure that any new mortar does not exceed the compressive strength of the brick or damage will occur due to weathering. Mortar should be softer that the existing brick.
Water damage to corbelled cap.
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Water damage.
5.7.3 Mouldings and Trim The mouldings and trim to the doors and windows are quite elaborate throughout Blair Gowie. Many of the mouldings are in need of maintenance as they are showing signs of peeling paint, and in some areas water damage. The most affected are the balustrades to the east balcony and the porte-cochère.
Conservation Recommendation: Preservation, Rehabilitation • All deteriorated materials will be replaced with new materials of the same type and dimensions as the existing. New material that is visually and physically compatible with the original should be reinstated when original fabric is missing or deteriorated. • Where the tops of the parapets have rotted away replace with new metal cap flashings.
Wood panelled front door with multi-paned sidelights, showing elaborate trim details.
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5.8 CARPORT/PLAYROOM/GARAGE & SWIMMING POOL The Swimming Pool was designed by Samuel Maclure and originally had a small rectangular open-sided Gazebo above an equipment Room at the west end of the Pool. The form of the Pool has been retained but the original Gazebo was replaced with a playroom over a double Garage in 1952, designed by Victoria architects, Birley, Wade & Stockdill s of Victoria. A subsequent carport was constructed to the west of the Garage and was built in 1962 to designs by R.W. Siddall Associates of Victoria. The pool itself has been partially backfilled with demolished concrete and other hard materials from the terrace and surrounding areas of the pool. The terrace and built in BBQ, shelves and counters to the north of the pool are substantially in place but in very poor condition. Major lack of maintenance has resulted in the overall deterioration of the playroom. Windows are broken and the major doors opening onto the pool terrace are missing. The original primary coloured painted panels below the south windows are still in place but have now been over painted white. The truss roof supported on steel beams, steel posts and the existing Garage is in a fair state of repair. A number of Garry oaks that are close to the Carport have now grown to such an extent that they are in conflict with the carport.
Recommendation: Removal • Due to the poor condition of the pool and accessory 1962 building, it is recommended that the pool and playroom be removed. This removal will accommodate the subdivision of a second lot.
Pool filled with demolition materials.
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South side garage/playroom.
5.9 GROUNDS & LANDSCAPING Blair Gowie is set on an irregular lot that has a variety of grade changes, rock outcrops and landscape features. Landscape features include several mature coniferous and deciduous trees, including a specimen Cedrus atlantica ‘Glauca’, and a number of mature Quercus garryana.
Refer to the landscape concept prepared by Jeremy Gye & Associates for a detailed report on landscaping issues and tree protection related to the proposed subdivision and new garage.
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6. MAINTENANCE PLAN
It is highly recommended that a Maintenance Plan 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 in the Conservation Plan is not legally binding; however, the Heritage Revitalization Agreement (HRA) bylaw will outline basic maintenance requirements for the house.
The Maintenance Plan should include provisions for: • Copies of the Maintenance Plan and this Conservation Report to be incorporated; • Cyclical maintenance procedures to be adopted as outlined below; and • Record drawings, photos and records of all maintenance procedures to be kept by the owner.
A thorough maintenance plan will ensure that the integrity of the Blair Gowie 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 aggressive maintenance will not only lead to a higher degree of preservation, but also over time potentially save large amounts of resources otherwise required for later repairs.
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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.
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. 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 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 should be thorough, clear and concise. Issues of concern, taken from the report should then be entered in a logbook so that corrective action can be documented and tracked.
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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 logbook 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.
6.6.1 LOG BOOK The maintenance logbook 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 reminder to amend the maintenance and inspection activities should new issues be discovered or previous recommendations proves inaccurate. The logbook will also indicate unexpectedly repeated repairs, which may help in solving more serious problems that may arise in the historic building. The logbook is a living document that will require constant adding to, and should be kept in the information file along with other documentation noted in Section 6.6 Information File.
6.7 EXTERIOR MAINTENANCE Water, in all its forms and sources (rain, snow, frost, rising ground water, leaking pipes, backsplash, 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.
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6.7.1 INSPECTION CHECKLIST The following checklist considers a wide range of potential problems specific to the Blair Gowie such as water/moisture penetration, material deterioration and structural deterioration.
EXTERIOR INSPECTION
Site Inspection: • Is the lot well drained? Is there pooling of water? • Does water drain away from foundation?
Foundation • Moisture: Is rising damp present? • Is there back-splashing from ground to structure? • Is any moisture problem general or local? • Are there shrinkage cracks in the foundation? • Are there movement cracks in the foundation? • Is crack monitoring required? • Is uneven foundation settlement evident? • Are foundation crawl space vents clear and working? • Do foundation openings (doors and windows) show: rust; rot; insect attack; paint failure; soil build-up; • Any deflection of lintels over structural openings?
Stucco: • Are holes, significant cracks or separations notable? Cause? • Are hairlines cracks evident that can be filled with paint? • Are stains or environmental dirt accumulating on the surface? • Is the stucco surface affected by UV radiation? Is repainting required?
Wood Elements: • Are there moisture problems present? (Rising damp, rain penetration, condensation moisture from plants, water run-off from roof, sills, or ledges?) • Is wood in direct contact with the ground? • 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 fibers) • 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? • Condition of exterior painted materials: • Paint 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?
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Porches: • Are steps safe? Handrails secure? • Attachment – are porches, steps, etc. securely connected to the building?
Windows • Is there glass cracked or missing? • Has putty gone brittle and cracked? Fallen out? Painted to shed water? • Is there condensation or water damage to the paint? • Are the sashes easy to operate? • Is each 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?
Doors • Do the doors create a good seal when closed? • Are the hinges sprung? In need of lubrication? • Do locks and latches work freely? • If glazed, 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 door sills?
Gutters and Downspouts • Are downspouts leaking? Clogged? Are there holes or corrosion that shed water against the walls? • 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?
Roof • Are 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? • Do the soffits show any signs of water damage? Insect or bird infestation? • Is there rubbish buildup on the roof? • Are flashings well positioned and sealed? • Is water ponding present?
Chimneys • Need for pointing repair? Condition of existing pointing and re-pointing? • Are there cracks due to structural movement? Leaning out of plumb? • Are there stains present? Rust, copper, organic, paints, oils / tars? Cause? • Do the surfaces need cleaning?
INTERIOR INSPECTION
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Ground Level • Are there signs of moisture damage to the walls? Is concrete 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?
Concealed spaces • Is light visible through walls, to the outsider or to another space? • Are the ventilators for windowless spaces clear and functional? • Do pipes or exhausts that pass through concealed spaces leak? • Are wooden elements soft, damp, cracked? Is metal material rusted, paint peeling or off altogether? • Infestations - are there signs of birds, bats, insects, rodents, past or present?
Attic • Any signs of water infiltration? • Is ventilation adequate?
6.7.2 MAINTENANCE PROGRAMME
INSPECTION CYCLE: The semi-annual 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.
Daily • Observations noted during cleaning (cracks; damp, dripping pipes; malfunctioning hardware; etc.) to be noted in logbook or building file.
Annually (Spring) • Semi-annual inspection and report with special focus on seasonal issues. • Thorough inspection and cleaning of drainage system to cope with summer storms. • Inspect concrete for cracks, deterioration. • Inspect windows for paint and glazing compound failure, corrosion and wood decay and proper operation. • Touch up worn paint on the building's exterior. • Check for plant, insect or animal infestation. • Routine cleaning, as required.
Annually (Fall)
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• Semi-annual inspection and report with special focus on seasonal issues. • Thorough inspection and cleaning of drainage system to cope with winter rains. • Inspect windows for paint and glazing compound failure, corrosion and wood decay and proper operation. • Check condition of weather sealants. • Check operation of all mechanical 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, as required.
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.
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7. RESEARCH SOURCES
Subject Property: Blair Gowie Civic Address: 2031 Runnymede Avenue, Oak Bay Construction Date: 1916; alterations in 1926 Original Owner: Harry A. Ross & Jennie Butchart Original Architect: Samuel Maclure Original Builder: William F. Gregson
ARCHIVAL PHOTOS: Oak Bay Archives
BC VITAL EVENTS: • Vital Event Marriage Registration; Harry Allan Ross, Jennie M Butchart; Event Date: January 15, 1917; Event Place: Victoria; Reg. Number: 1917-09-034922. • Vital Event Death Registration; Name: Harry Allan Ross; Event Date: November 7, 1930; Reg. Number: 1930-09-432856
ORIGINAL PLANS: For Harry A. Ross, Prepared by Samuel Maclure, Signed by William F. Gregson and Harry A. Ross. [Special Collections, University of Victoria].
BOOKS • Luxton, Donald. Building the West: The Early Architects of British Columbia. Vancouver, Talonbooks, 2007 2nd. Ed.
OTHER For information on Maclure and contractor, William F. Gregson. Chamberlin, David R. Architectural Plans of Samuel Maclure and other Architects. 1993. https://www.uvic.ca/library/locations/home/.../maclure_inventory.pdf (Accessed April 2015).
For information on the Butchart Family: Butchart Garden website: http://www.butchartgardens.com/gardens/story (Accessed May 2015).
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APPENDIX A: ORIGINAL PLANS BY SAMUEL MACLURE
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Bylaw No. 4696
SCHEDULE 3
CONFIRMATION OF COMMITMENT
I, , of 2031 Runnymede Avenue, Victoria, BC, V8S 2V7, do solemnly declare that:
1. I make this declaration to the best of my personal knowledge.
2. This declaration is made pursuant to the District of Oak Bay Bylaw No. 4696, 2018, in relation to the land legally described as:
Legal Description: Parcel Identifier: Civic Address: 2031 Runnymede Avenue
3. I have applied to undertake works to, and restore the Blair Gowie residence.
4. I will conduct all work in compliance with the report prepared by Donald Luxton and Associates Inc., dated May 2015.
5. I make this solemn declaration, conscientiously believing it to be true and knowing that it is the same force and effect as if made under oath and pursuant to the Canada Evidence Act.
SWORN BEFORE ME AT Victoria, British Columbia, in the Province of British Columbia, this day of , 20 .
) ) ) Ann Elizabeth Hillyer ) ) ) Gordon Bruce Wilkin ) ) Commissioner for Taking Affidavits for ) Signature: British Columbia )
4696 2031 runnymede avenue heritage revitalization agreement bylaw 2018 Bylaw No. 4696
SCHEDULE 4
CERTIFICATE OF COMPLIANCE
I, , Heritage Consultant, certify that , property owner as declared in the Confirmation of Commitment, has complied with all work required to restore and enhance the Blair Gowie Residence, as outlined in the Conservation Plan prepared by Donald Luxton & Associated dated May 2015.
This declaration is made pursuant to the District of Oak Bay Bylaw No. 4696, 2018, in relation to the land legally described as:
Legal Description: Parcel Identifier: Civic Address: 2031 Runnymede Avenue
I make this solemn declaration, conscientiously believing it to be true and knowing that it is the same force and effect as if made under oath and pursuant to the Canada Evidence Act.
SWORN BEFORE ME AT Victoria, British Columbia, in the Province of British Columbia, this day of , 20 .
) ) ) Heritage Consultant ) ) Commissioner for Taking Affidavits for ) Signature: British Columbia )
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SCHEDULE 5 – VARIANCES TO DISTRICT OF OAK BAY ZONING BYLAW NO. 3531, 1986
Use
Where the RS-4 zone applies to the property at 2031 Runnymede Avenue, a secondary suite is an additional permitted use on proposed Lot 2.
Variances
Where the RS-4 zone applies to the property at 2031 Runnymede Avenue, variances are to be substantially in compliance as follows:
Proposed Lot 1 – Lot Frontage Zoning Bylaw Section(s) Variance Schedule A Lot frontage is varied from 21.34 metres to 19.00 metres to accommodate a two lot subdivision. 6.4.4.(2)(a) Front lot line setback is varied from 7.62 metres to 3.01 metres to accommodate construction of a single family home.
Proposed Lot 2 Zoning Bylaw Section(s) Variance 6.4.4.(2)(a) Front lot line setback is varied from 7.62 metres to 3.92 metres to accommodate construction of a detached garage.
4696 2031 runnymede avenue heritage revitalization agreement bylaw 2018