878 KEEFER STREET Saving and expanding an historic Strathcona home Researched and written by Katie Filek, Heritage Foundation building at a glance “We were told it location 878 Keefer St was a teardown, original size 1030 ft2 but we knew new size 2300 ft2 original building 1892 it was worth style early vernacular saving.” rehabilitation 2011 Brian Roche cost approx. $600,000 homeowner heritage status not registered hen Brian Roche Brian and Cheryl were able to aided by Brian’s experience in and Cheryl Knopp see past the leaking roof and the construction industry as a building team came upon this rotting porch to the hidden value contractor, is an exploration of Wwood-frame house of the house: elaborately carved how much can be accomplished in owner Brian Roche and located in the cedar trim, high quality wooden working with an historic home. A Cheryl Knopp heart of Vancouver’s oldest framing and flooring, and unique focus throughout the rehabilitation contractor Homeowner, neighbourhood, they were told it layers of history that they knew process on re-using materials and Rendition was a teardown. The two-storey they wouldn’t likely find anywhere maintaining heritage value, while Developments detached home, originally built else. And while they were well simultaneously creating a modern, structural Frank Nadalini, Bush in 1892, had been neglected aware that the rehabilitation contemporarily designed home, engineer Bohlman over the years and was home to process wouldn’t be easy, the makes the house a strong example a leaking roof, poorly insulated couple was looking forward to of exploring the sustainable walls and a living room blackened the challenge of transforming rehabilitation of Vancouver’s older by years of residents using a pot the deteriorating building into homes. belly wood stove as their heat a contemporary, liveable and source. While any other couple character-rich dwelling, with might have either moved on plans to extend the space via to other options or purchased a well-integrated yet modern 1 with the intent of demolishing, addition. The resulting project, HISTORY

rian and Cheryl’s home STRATHCONA is located in Strathcona, Vancouver’s oldest Bneighbourhood. Originally known as the East End,

GORE AVE. Strathcona has a rich history that has evolved from its beginnings as a mere collection of shacks and 878 Keefer St. cottages around Hastings Mill. Over the years it has been the Maclean Park “home of the working man”1 and an entry point for immigrants from a broad range of nationalities. In Strathcona Park the 1950’s, the neighbourhood MALKIN ST. was deemed a slum by the City and narrowly escaped demolition. The residents of Strathcona have

CLARK DR. historically been bound together as a community, first through a shared feeling of alienation as new immigrants to , and later by the shared struggle to save their neighbourhood from development and freeway plans in the 1960’s. What has emerged today is a vibrant and thriving neighbourhood with a strong sense of identity.

1Atkin, John. Strathcona: Vancouver’s First Neighbourhood. North Vancouver, BC: Whitecap Books, 1994. p.1.

Looking west from Dunlevy and Main,1894 Strathcona School,1907 Redevelopment of Maclean Park,1968 VPL Special Collections, Ref. 52 VPL Special Collections, Ref. 5000 VPL Special Collections, Ref. 3553 2 timeline

1920 1950 1968 2010 A UBC study Strathcona Brian Roche 1865 1892 Strathcona School identifies Property and Cheryl is nicknamed “The Captain Edward The water significant findings Owners Knopp League of Nations”, Stamp selects a site permit for of “blight” in and Tenants purchase the due to the highly at modern-day Main 878 Keefer Strathcona, and Association house in an cosmopolitan and Dunlevy Streets Street is proposes “slum (SPOTA) is estate sale for new sawmill. signed makeup of its clearance” formed students

1877 1901 1945 1958 1972 2011 is First known Previous City declares The freeway Restoration named as the resident moves in owner Strathcona a slum, project is work begins in terminus for the – John D Cameron, purchases commences plan stopped and May 2011, is trans-continental carpenter home at to level blocks of a $5 million completed in Canadian Pacific 878 Keefer houses and erect program is put in December and Railway. Street public housing place to improve Brian and Cheryl projects and a Strathcona move in freeway

While the neighbourhood The water permit for this specific street, combined with important the previous resident moved in in started out in the late 1800’s home indicates that it was built architectural details such as carved 1945. She would stay for the next as a series of small board-and- in 1892, while the first knowncedar window blocks and drop fifty years. batten “bachelor shacks”1, 100 occupant – John D. Cameron, siding, contribute to the home’s years later, Strathcona’s diverse a carpenter – took residence overall character and relate it to and eclectic building stock was in 1901. The house was built in a larger historical context within made up of detached homes, the Early Vernacular style, and Strathcona. A look at the building’s rowhouses, apartment buildings, is typical of its time period and occupant history reveals it is bakeries, auto-repair garages and location within Vancouver in being culturally significant in indicating1 Atkin, 17 small factories.2 The detached two-storeys tall, with a full length the neighbourhood’s immigrant 2 Kluckner, Michael. Vancouver the Way It Was. North Vancouver, BC: Whitecap Books, 1984. single family home can be found gable roof running perpendicular past: the house changed hands p. 109 throughout Strathcona, most often to the street and a covered every few years, hosting diverse on a narrow 25’ x 122’ lot. front porch. The building’s nationalities from British to Italians massing and setbacks from the to Chinese to Japanese, before 3 THE REHABILITATION

ARCHITECTURAL DETAILS

decorative fish-scale shingles in gable

original cedar drop siding addition existing

cedar n recent decades, the defining elements of the home carefully and deliberately save flooring maintenance of the house were, however, still intact: the these elements. This preservation and original appears to have been neglected. original cedar flooring had of been as much of the original fabric staircase After 1996, the house was left preserved under vinyl area rugs; as possible (including the home’s with winders I vacant and fell into a state the exterior drop siding and front façade, its massing and its of extreme neglect until its fish-scale shingles in thesetback front from the street) allowed Although not visible upon the purchase in a 2010 estate sale gable were in excellent condition for the retention of an integral purchase of the house, many original by Brian and Cheryl. A degree of beneath the stucco; the old piece of Strathcona’s architectural details of the home were revealed “modernization” carried out in the growth cedar trim of the interiors character. And although their to be in good condition. A material 1960’s had left the house covered was highly salvageable; and the rehabilitation included the connection to the home’s origins is in a coat of stucco, with aluminum wooden staircase between the construction of an entirely modern, maintained through their retention. windows and a rickety backyard first and second floors was sturdy1300 ft 2 addition, the two-storey addition that contained a kitchen. and in good repair. Knowing that extension was built at the rear of All of these were removed in the it is such details that contribute the house, partially hidden yet rehabilitation. to the historical and architectural visually continuous from street significance of the house, Brianlevel. New siding was milled 4 Several significant and character- and Cheryl made the decision to to match the original, creating original house

addition at back of house

house lifted 2.5’ for basement suite

continuity. Even the raising of the consideration of heritage value. As The interior transition house by 2½ feet to create room such, this house was able to relate to from the original home to the modern addition. final for a basement suite was done its neighbourhood and retain ties to Much original material with care: the suite’s entrance was its physical, geographical and social massing is visble, including the with placed off of the side yard, further history. interior feature wall with its continuous preserving the character of the retained siding. roofline home’s façade and its relationship to the surrounding streetscape. Each decision throughout the addition rehabilitation process was made with original house

5 Housing Form Development retrofitting for energy efficiency

TERMINOLOGY

R-Value ... a measurement of an insulating material’s resistance to heat transfer. The higher the R-value, the better the insulation’s ability to resist the flow of 1 heat. 10% windows 15% 35% air changes per hour (ACH) ventilation walls the number of times in one hour the entire volume of air in a house or 15% floors 2 room is replaced with outdoor air. 25% roof

air infiltration The unintentional or accidental introduction of outside air into a Where heat is lost in a home4 building, typically through cracks in the building envelope and through use of doors for passage.3

ld houses such as 878 Keefer St. Rehabilitating a heritage home the energy expended would have (before the renovation) have a offers the opportunity to improve been quickly lost through uninsulated 1 Johnston, David and Kim Master. Green Remodeling: reputation for being “drafty” – its energy efficiency in a majorsurfaces. Adding insulation was Changing the World One Room at a Time. Gabriola and rightly so. Houses built up way. Insulating walls, roofs and therefore a logical and necessary step Island, BC: New Society Publishers, 2004. p. 357 O 2 Ibid, 345 until the middle of the twentieth foundations is an effective method in bringing the house up to current 3 Building Energy Codes. “Air Leakage Guide”. US century were usually constructed of reducing heat loss through energy standards. Department of Energy. September 2011. without insulation, meaning that air a home’s thermal boundaries, 4 NRCan 2008. Energy Use Data Handbook, 1990 to can flow virtually unimpeded throughimproving its energy efficiencyAs and the project included removing 2008. Government of Canada, 2011. Web. the walls. Although this means a house making it more affordable to heat. the interior plaster and lath, which can breathe and air out, it can also lead On average, space heating accounts was degraded beyond repair, the to uncomfortably chilly interiors and for 63% of a Canadian home’s walls were stripped to the studs. This make it both difficult and expensive toenergy consumption (NRCan allowed for the use of spray foam 6 heat interior spaces. 2008). In 878 Keefer St., much of insulation to fully insulate the walls. The flooring was left in place and worked heat escaping a dwelling – 25% and from the exposed underside. In a less 15% respectively1. It therefore made extensive renovation in which the studs sense in this situation to insulate not remain covered, other methods can be only the walls, but the ceilings and used. Loose fill cellulose, for example, foundations as well. Once again, the may be blown into covered wall extent of the renovation gave the cavities with specialized equipment. capacity to do so. An air blower test Different approaches to insulation do, was carried out before and after the of course, have both advantages and renovation, showing an improvement disadvantages, and the choice of which from 48 air changes per hour to less to use must be made on a case-by-case than 2 changes per hour. basis.

where insulation was installed Although heat loss through walls in 878 Keefer Street - accounts for 35% of total heat loss in a walls, ceilings, floors, roof, home, foundations and roofs can also foundations be responsible for a large amount of 1 NRCan 2008.

CHOOSING INSULATION SPRAY FOAM CELLULOSE FILL RIGID/BOARD-STOCK While Brian and Cheryl made the Applied to surfaces to block the trans- Loose cellulose or fibreglass is blown Rigid boards of foam, mineral fibre decision to use spray foam in their fer of heat and cold. Can be either into a wall cavity or attic. Best for ret- or fibreglass. Best for exteriors, be- walls, there are other alternatives closed-cell or open-cell. rofitting walls or attics. neath siding or below ground. when considering insulating an existing building. advantages: advantages: advantages: Other options suitable for use in closed-cell spray foam insulation has a R-value of 3 - 3.7 highest R-value per inch at 3.6 - 6.7 high R-value of 5.5 - 6 retrofitting a home include cellulose inexpensive and relatively easy to have works well in wet conditions as fiber- well-suited for tight spaces and unvent- installed fill insulation and rigid or board- glass and mineral fibre products drain ed attics due to high R-value per inch can be blown in through holes drilled moisture away stock insulation. The advantages can be used in many applications into exterior of a home with lath and and disadvantages of each are plaster interiors 2 disadvantages: listed here. disadvantages: can reduce air leakage by 20% to 33% generally selected only in the case of high cost per square foot ($3 to $4.50) disadvantages: a major renovation, as it is installed in flammable, so not ideal for installation requires specialized equipment blocks between exposed wall studs near furnace, water tank or fireplace moisture cuts the insulating properties of may contain CFC’s cellulose fiber 1 Mack, C.M. What’s the Best Insulation? Scotiabank Ecoliving, 2014. Web. 25 Aug. 2014. 2 Hershey, Jonathan. Reader’s Digest New 7 Complete do-it-Yourself Manual. 122 Vol. New York: Media Source, 1997. p. 457 - 460. One further consideration in insulating more heat to escape; however, the double-glazed, double-hung wooden DISCUSSING WINDOWS the attic was that of creating a hot possibility of condensation and rot is sash windows with aluminum cladding roof or a cold roof. A hot roof is the avoided. on the exterior. This exterior metal result of insulating against the rafters, cladding - a relatively new approach - double-paned windows thereby creating an insulated (and When it came to addressing the reduces maintenance of the windows’ windows with two panes of glass warm) attic space. A cold roof refers to windows of the historic house, Brian exteriors, while leaving the wood provide a more insulating barrier than insulating above the ceiling, meaning and Cheryl knew it was important frame exposed on the interior to a single pane, and can improve a that the attic itself is not insulated. to stay true to the home’s heritage create a look and feel similar to what home’s thermal comfort and reduce Brian and Cheryl decided to insulate character. The original windows had would have existed in 1892. noise transmission. below the rafters and create a hot long since been replaced with vinyl roof. The aim of this decision was to and aluminum sliders, so choosing to Many double-paned windows are reduce thermal bridging and energy repair instead of replace the windows filled with an inert gas such as transfer through the roof, although was not a viable option. At the same krypton or argon, further slowing 1 they then had to ensure that the attic time, the couple was looking for a heat transfer. space was properly ventilated to avoid solution that would reduce energy condensation. The alternative, an loss in the home. They therefore chose unconditioned cold roof, might allow to replace the existing windows with low-E coating low-E (low emittance) coatings are thin, virtually invisible metal or metallic oxide layers on glass. They help prevent heat from escaping through glass by reflecting radiant heat waves back into a building. Another type of low-E coating helps block heat from entering into a structure in hotter months.2

1 Johnston and Master, 244. 2 Ibid, 244. 8 Retrofit options to increase energy efficiency WORKING WITH WINDOWS

Replacing the older, leaky single-pane windows of an historic home often seems retrofit with interior panel retrofit with exterior storm to be a logical first step in improving the windows building’s energy efficiency.

mounting a panel However, building life cycle analysis on the inside of a demonstrates that this may be a more single-pane window energy intensive and expensive choice in the adds an insulating long run. Due to both the energy required layer, increasing to produce a new window and the energy thermal efficiency and reducing noise embodied in an older window, it may take infiltration years for a new, double-glazed window to panel can be glass, make up for energy lost in replacing an older rigid plastic, or one, as well as for energy savings to make fact: windows account for flexible plastic an exterior storm window protects up for the financial investment. What’s more, sheets the primary window from the those same new windows have a shorter life elements and increases thermal only 10% of heat loss in a efficiency cycle and may need replacing in as little as 20 years1. home1. may be permanent or temporary While total replacement is sometimes the 1 NRCan 2008 answer - such as at 878 Keefer Street, where the original wood windows had already been replacement replaced with poor-quality aluminum sliders - double-glazed retrofit with caulking and the recommended option is that of repairing wooden windows weather-stripping existing windows whenever possible. With with aluminum the use of paint, weatherstripping and storm casing and low-E windows, single pane wooden windows may be superior to their replacements in terms of coating were used seal to prevent materials, details and construction, and even in this project air leaks leakage in where where window sash slides past have the potential to meet contemporary slides past 2 frame energy standards .

sealair leaks where in where 1 English Heritage. Energy Efficiency and Historic windowwindow casing casing meets Buildings: Draught-Proofing Windows and Doors. meetswall wall February 2010. Web. 24 Aug. 2014. 2 New York Landmarks Conservancy. Repairing Old use a strip of metal, foam, rubber or and Historic Windows: A Manual for Architects and vinyl to seal window from the elements Homeowners. New York: John Wiley & Sons, Inc.. wooden frame is prevents moisture from entering in 1992. p.9. revealed on interior, and interior air from leaking out aluminum casing painted in heritage colours on exterior 9 implementing energy efficient systems

PASSIVE COOLING

The use of natural ventilation, or air flow, to both cool and bring fresh air into a house is a passive design technique that has been used for centuries. It in-floor radiant heating is often a feature of vernacular heat rises from hot water running through tubes beneath the floorboards architecture. heat waves warm any objects they strike, producing an even blanket of heat In 878 Keefer Street, can be up to 30% more efficient than traditional forced air heating systems1 operable windows on opposite ends of the house allow for air to flow through s previously mentioned, the In-floor hydronic radiant heating uses to both increase comfort and reduce the structure. This home’s most recent resident hot-water tubes between the floor energy costs1. Brian and Cheryl cross ventilation had used a pot belly stove to joists that radiate invisible waves of selected a Navien tank-less hot water can cool bodies Aheat the entire house. This thermal heat, warming the objects heater to provide the hot water for within the space and heating method was evidently they touch and providing an even the in-floor heating. This type of water cool the home by in need of an update, due not only blanket of heat throughout a room. heater is small and heats water as it removing hot air. to preference for a cleaner, more Although ambient air temperatures are is required, reducing standby energy efficient method but also due slow to the to change, the environment stays losses that occur in hot water storage increased size of the house with the comfortable as the room’s surfaces are tanks. addition. Once again, the extent of the warmed and aren’t stealing heat from rehabilitation (the plaster and lath on occupants’ bodies. In-floor radiant heating does not the ceiling was removed, exposing the address cooling; however, the 1 D’Agnese Joseph. “Radiant Floor Heating”. floor joists and boards from beneath) Using in-floor radiant heating can be maintenance of existing operable This Old House Magazine. n.d. Web. 4 Sept. gave the opportunity to implement up to 30% more energy efficient than windows and the installation of new 2014. the heating system of choice: in-floorthe forced air heating systems found ones in a skylight ensure that the radiant heating. in many Vancouver homes, working house is well-ventilated and Brian and 10 operable skylight

operable windows

The Stack Effect

The operable skylight provides a natural and energy efficient alternative to mechanical ventilation through use of the stack effect. Warm, stuffy air moves naturally upward and escapes through the skylight Cheryl can control the indoor environment according to their comfort level. A remote that while fresh air is consistently This reduces the need for mechanical systems and relies instead on passive remains in the drawn in through windows systems to mediate air temperature. Additionally, the deliberate placement of ground-floor kitchen below. The house is consequently allows one to open ventilated and cooled. the 2-storey lightwell between the historic house and the addition brings light the skylight from a into the centre of the home, reducing the need for electric lighting throughout distance, creating an the day. easily user-controlled environment.

11 material recycling and re-use

waste by the numbers:

1/3 of all waste sent to the landfill in Metro Vancouver comes from construction, renovation and demolition.1

This amounts to 1.6 million “You simply can’t get this quality of tonnes annually.2 material and workmanship today.”

About of material Brian Roche 60 tonnes owner are sent to the landfill when a 2,000 square-foot house is demolished.3 he home at 878 Keefer Street wooden staircase (complete with is made rich by detail, and winders) are all still in use. Even of these materials could be 85% the desire to retain character the bricks from the fireplace were reused.4 Tthrough these details is saved and repurposed as a wall in evident throughout the the new master bathroom. This re- home. This stands out perhaps use and repurposing of materials Metro Vancouver. “Reducing Waste in the Con- the most when considering the not only reduces the amount of struction Industry”. 2014. Web. 27 Oct. 2014. amount of material that was re- debris heading to the landfill, Ibid. used and restored throughout the but also retains real, high quality Building Materials Reuse Association. rehabilitation process. Wherever historic fabric and a connection to Ibid. possible, original materials were Vancouver’s beginnings. retained: the exterior drop siding, the fish scale shingles in the gable, At the time of its purchasing in 12 the cedar flooring and trim, and the 2010, the home was sitting under a heavy coat of stucco. Brian a bag filled with rocks and shaken and Cheryl began by removing to match the aged appearance of the stucco to reveal the original the original 1892 corner blocks. drop siding beneath, still in good condition. The siding on Much of this meticulous attention retained fish-scale shingles in gable the new extension was made of to detail was carried out to cementious Hardiboard siding ensure that the heritage character and milled to match the original of the home was not lost. The in appearance. Where the back of original doors did not have to be the home was opened up to meet maintained; the lighting fixtures on the extension, a wall facing the the second floor did not have to original drop siding kitchen was retained with its siding be derived from a 1901 patent (as kept and painted in heritage colours intact – a reminder of the home’s they were). However, using original origins contained in its modern materials where possible and counterpart. The cedar flooringtaking care to use era-appropriate was retained in place along with replacements where necessary the original cedar trim framing the both retains real historic fabric, doorways and the baseboards. In and ties the house to its history. some cases the trim and moulding Due to a careful rehabilitation and brick from fireplace was missing or damaged beyond construction process, this house re-used in bathroom repair; when this occurred it was relates to both contemporary replaced with matching fir pieces. times and to its beginnings. Brian notes that the craftsmanship and quality of work that was standard at the time of the home’s construction is sadly now unusual. original, high quality wooden doors As a developer with an eye for design, he is well aware that it is the details of a project that can make it successful. Brian therefore made certain that care was taken with any replacement pieces, and old growth cedar sought to ensure both quality and hardwood floors detail in replicating the pieces’ predecessors. Any new corner blocks of doors, for example, were first carved by hand, then placed in 13 heritage and a sense of place

View of the house from the laneway, showing its sympathetic roofline and modern yet complementary materials

he architecture of Strathcona Overall, maintaining the heritage with a place often leads to Further reading: presents a visual and landscape of Strathcona through increased local engagement and Vancouver Heritage Foundation, “Conserving spatial narrative of the preserving facades, roof lines, a lower likelihood of moving Heritage Buildings in a Green and Growing Tneighbourhood’s history. The massing, and overall character of its away. Preservation of historic Vancouver” (2012) area is distinctive in its urban buildings is integral in allowing its fabric in Vancouver is often a url: http://www.vancouverheritagefoundation. form, being the last surviving residents to develop a sense of place. homeowner’s choice; however, org/wp-content/uploads/2013/01/Conserving- neighbourhood in Vancouver to The strong sense of community the importance of maintaining Heritage-Report-FINAL.pdf have been developed before that pervades in Strathcona can the neighbourhood’s heritage the introduction of the street be augmented by this continuation character has been recognized car. The streetscape, lined with of, and attachment to, its built by the city, and unique zoning the gabled roofs of Vancouver’s history. Preservation of historic measures have been put in place early detached homes, is unique environments such as Strathcona in Strathcona to limit changes to to Strathcona due to the large is key in ensuring the cultural its heritage streetscape. number of historic buildings that sustainability of communities; The project at 878 Keefer St. have survived over the years. feelings of pride and identificationspecifically demonstrates how 14 brick and mortar fabric and connections to the past may be Strathcona’s RT3-Zoning maintained, while still adapting the building for current use. The neighbourhood of Strathcona is Although the interiors have been unique in having special residential altered and expanded in order to zoning, as part of the RT-3 Two- create spaces enjoyable by today’s Family Zoning District. The goal standards, careful attention was of this zoning designation is paid to ensure that the street- to encourage the retention of facing façade was restored to neighbourhood and streetscape relate to its surroundings. The character, “particularly through the southern elevation of the house, retention, renovation and restoration that which faces the laneway, of existing character buildings”. The external design of additions and new presents a more modern face and buildings are emphasized in order to reveals that parts of the house are preserve the area’s overall historical of contemporary construction and architectural character.1 design. However, the addition still corresponds to the surrounding Strathcona has more than 200 buildings and the original home structures listed on the City of itself through massing and material Vancouver’s Heritage Register. choices. Strathcona is distinct These buildings reflect the area’s in its built heritage, a fact that heritage character and its history. the rehabilitation of this building Its special zoning indicates that this has been recognized by the City, recognizes and respects. and is a significant step in preserving Vancouver’s oldest district.

1“RT-3 District Schedule”. The City of Vancouver: Zoning and Development By-law. October 1996. Web. 27 Oct. 2014.

Examples of heritage streetscapes found in Strathcona (top: Hawks Ave., below: 600 block of East Georgia St.)

15 urban densification + affordability

wning a detached home in Vancouver is something that has become a financial Ground floor First floor Second floor Heritage and Job Creation Oimpossibility for many of its residents. While housing Heritage conservation can play an prices on Vancouver’s East Side important role not only in reducing have traditionally been lower than energy expended on construction and demolition, but also in the creation of their counterparts on the West jobs for those in the heritage sector. Side, they are far from low: as of In rehabilitating 878 Keefer Street, for March 2014, the average cost for a crawl space example, specialized carpenters were detached home in East Vancouver hired to restore and reinstate trim and was $942,555.1 Strathcona itself is details. Heritage consultants are often more affordable than some areas. hired to put together a conservation However, prices continue to rise plan and statement of significance. as more people discover the many On average, a historic preservation advantages and appeal of the project will create more jobs than a area. new construction project with a similar budget.1 Brian and Cheryl were fortunate basement suite in finding a house with structural integrity, heritage character and 1 PlaceEconomics. “Measuring the Economics of Preservation: Recent Findings”. Prepared for the high quality original elements in Advisory Council on Historic Preservation. June an estate sale. The extent of the 2011. Web. 22 Oct. 2014. rehabilitation itself, in addition to new construction for the addition, was a significant financial Further reading: investment. To offset this cost, the neighbourhoods – a factor in line Floor plans showing 878 Keefer Street following its couple included a basement suite with Vancouver’s goals of creating City of Vancouver, “Greenest City 2020 Action rehabilitation and expansion; Plan”. 2011. as part of the addition to the home dense, walkable communities spaces shaded grey are url: http://vancouver.ca/files/cov/Greenest-city- close to green transportation (as additions, those left white – a long-accepted Vancouver action-plan.pdf method of providing a secondary seen in the City’s Greenest City belong to the original house income. At the same time, the 2020 Action Plan). inclusion of a basement suite diversifies the types of dwellings in the neighbourhood, increasing 1 Altus Group. “Altus RVA Single Family Housing overall socioeconomic diversity of Historical Market Review”. The Province. 5 June its residents. It also adds density in 2014. Web. Accessed 22 Sept. 2014. one of Vancouver’s most walkable 16 CONCLUDING POINTS

aking on the rehabilitation been expended in producing of 878 Keefer Street was not new materials. It supplies cultural an easy task. Considerations sustainability in maintaining the Tranged from that of historic streetscape of Strathcona ensuring structural integrity, and ensuring a continued sense bringing a historic house up to of place for the neighbourhood’s contemporary energy standards, residents. And finally, the project and updating and expanding at 878 Keefer Street provides the home while staying true to economic sustainability through Strathcona’s heritage character. It the provision of a variety of dwelling was, however, a project taken on types within the neighbourhood with enthusiasm, and a readiness and the employment of skilled to embrace the challenge. The workers in the heritage sector. resulting home is an example of how a heritage home can be Overall, this type of project is successfully rehabilitated to meet integral to maintaining the historic rehabilitating for sustainability: sustainability goals in all sectors. building stock of Vancouver – It contributes to environmental providing a characterful home environmental sustainability sustainability, through improving with the maintenance and care improving building’s energy efficiency energy efficiency, reducing it needs, continuing its use and keeping high quality materials from the landfill potential demolition waste and ensuring its future. reducing energy costs by reusing existing saving energy that would have materials instead of building entirely anew

cultural/social sustainability retaining a material connection to Strathcona’s past nurturing a sense of place in the neighbourhood enriching architectural diversity

economic sustainability provision of a diversity of dwelling types supporting jobs in the heritage sector 17 bibliography

Altus Group. “Altus RVA Single Family Housing Historical Market Review”. The Province. 5 June 2014. Web. Accessed 22 Sept. 2014.

Atkin, John. Strathcona: Vancouver’s First Neighbourhood. North Vancouver, BC: Whitecap Books, 1994. acknowledgments D’Agnese, Joseph. “Radiant Floor Heating”. This Old House Magazine. n.d.. Web. 4 Sept. 2014. The following individuals were English Heritage. Energy conservation in Historic Buildings. 2008. Web. 22 Aug. 2014. instrumental in the creation of this document: English Heritage. Energy Efficiency and Historic Buildings: Draught-Proofing Windows and Doors. February 2010. Web. 24 Aug. 2014. Brian Roche, Rendition Developments Hershey, Jonathan. Reader’s Digest New Complete do-it-Yourself Manual. 122 Vol. New York: Media Source, 1997. Jim Stiven, Vintage Woodworks Johnston, David and Kim Master. Green Remodeling: Changing the World One Room at a Time. Gabriola Island, BC: New Society Publishers, 2004. Thank you to all involved. This project has been made Kluckner, Michael. Vancouver The Way It Was. North Vancouver, BC: Whitecap Books, 1984. possible by the Government of Canada. Mack, C.M. ``What’s the Best Insulation?`` Scotiabank Ecoliving, 2014. Web. 25 Aug. 2014.

Metro Vancouver. “Reducing Waste in the Construction Industry”. n.p.. 2014. Web. 27 Oct. 2014.

NRCan 2008. Energy Use Data Handbook, 1990 to 2008. Government of Canada, 2011. Web. 25 Aug 2014.

New York Landmarks Conservancy. Repairing Old and Historic Windows: A Manual for Architects and Homeowners. New York: John Wiley & Sons, Inc. 1992.

PlaceEconomics. “Measuring the Economics of Preservation: Recent Findings”. Prepared for the Advisory Katie Filek Council on Historic Preservation. June 2011. Web. 22 Oct. 2014. B.Ends, UBC 2014 VHF Intern “RT-3 District Schedule”. The City of Vancouver: Zoning and Development By-law. October 1996. Web. 27 Oct. 2014. Writer/Researcher Vancouver Heritage Foundation. Conserving Heritage Buildings in a Green and Growing Vancouver. 2012. Web. 16 Sept. 2014.

A publication of Vancouver Heritage Foundation, 2014.