b.c. telephone building introduction - cnv.org/media/a2c733727a2940608e58dfec71e7de39.pdf · hala...

introduction

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1.0 introduction

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b.c. telephone building117 w 1st st, north vancouver

conservation planoctober 2013

donald luxton and associates inc.1030 - 470 granville street, vancouver bc, v6c 1v5

[email protected] 604 688 1216 www.donaldluxton.com

introduction

table of contents

1. INTRODUCTION ........................................................................................................................ 42. HISTORY ......................................................................................................................................6 2.1 LOweR LONSDaLe NeIgHbOURHOOD CONTexT ..........................................6 2.2 ORIgINaL OwNeR/TeNaNT: b.C. TeLepHONe COmpaNY ....................... 113. STaTemeNT OF SIgNIFICaNCe....................................................................................... 124. CONSeRVaTION gUIDeLINeS .......................................................................................... 14 4.1 STaNDaRDS aND gUIDeLINeS .............................................................................. 14 4.2 CONSeRVaTION ReFeReNCeS ............................................................................. 15 4.3 geNeRaL CONSeRVaTION STRaTegY ............................................................. 16 4.4 SUSTaINabILITY STRaTegY .................................................................................. 16 4.5 HeRITage eQUIVaLeNCIeS aND exempTIONS ............................................ 18 4.5.1 bRITISH COLUmbIa bUILDINg CODe ....................................................... 18 4.5.2 eNeRgY eFFICIeNCY aCT ........................................................................... 185. CONSeRVaTION ReCOmmeNDaTIONS .......................................................................20 5.1 SITe ....................................................................................................................................20 5.2 OVeRaLL FORm, SCaLe aND maSSINg ........................................................... 21 5.3 FOUNDaTION ................................................................................................................ 21 5.4 exTeRIOR bRICK waLLS ....................................................................................... 22 5.4.1 SaNDSTONe SILLS .......................................................................................... 25 5.4.2 CaST CONCReTe DeTaILINg .................................................................... 25 5.5 FeNeSTRaTION ........................................................................................................... 26 5.5.1 wINDOwS ........................................................................................................... 26 5.5.2 DOORS ................................................................................................................. 28 5.5.3 STOReFRONTS ................................................................................................. 28 5.6 ROOF ...............................................................................................................................30 5.6.1 aRCHITeCTURaL meTaL CORNICe .......................................................... 31 5.6.2 paRapeT Cap FLaSHINg ............................................................................ 31 5.7 SIgNage ......................................................................................................................... 32 5.8 INTeRIOR FeaTUReS ................................................................................................ 33 5.9 exTeRIOR COLOUR SCHeDULe ..........................................................................346. ReSeaRCH SUmmaRY ....................................................................................................... 36appeNDIx a: ORIgINaL aRCHITeCTURaL pLaNS .................................................... 37

&donald luxton associates

bc telephone building | conservation plan4

The B.C. Telephone Building at 117 West 1st Street is an important example of an early commercial building constructed during the resurgent period of growth witnessed in the Lower Mainland during the interwar period of the early twentieth century. The building at 117 West 1st Street was designed and built in 1926 by the B.C. Telephone Company, which utilized the space for their local office operations, serving the expanding population in North Vancouver. The symmetrical, Classical Revival style building features brick cladding and a

triangular parapet. The building stands today as a reminder of the early development of North Vancouver’s Lower Lonsdale neighbourhood.

The B.C. Telephone Building maintains the majority of its original integrity and the historic site is currently listed on the North Vancouver Heritage Register. The building will be conserved in its original location, as part of the overall redevelopment of the adjacent lots.

1. introduction

SUbjeCT pROpeRTY: 117 weST 1ST STReeT, NORTH VaNCOUVeR

HISTORIC Name: b.C. TeLepHONe bUILDINg

ORIgINaL OwNeR/TeNaNT: b.C. TeLepHONe COmpaNY

DaTe OF CONSTRUCTION: 1926

HeRITage STaTUS: LISTeD ON THe NORTH VaNCOUVeR HeRITage

RegISTeR, STaTUS “a”

donald luxton and associates inc. | october 2013 5

introduction

b.C. Telephone building, 117 west 1st Street



The City of North Vancouver occupies an ideal location on the north shore of the Burrard Inlet, directly opposite the City of Vancouver from which it is distant about two and one half miles, and with which it is connected by means of a modern ferry service operated on a half hourly schedule.”

“The entire north shore of the Inlet originally comprised the district municipality of North Vancouver, but a centre of the population having sprung up at the most convenient point, the City was incorporated on May 13th, 1907, the boundaries enclosing about 4,000 acres.”

“The townsite is of the highest excellence in every respect... The land rises from the sea board on about a three per cent grade creating the best natural conditions for sewage and drainage and likewise providing an elevation which affords an excellent view from all parts of the townsite, which constitutes one of the greatest attractions from a residential standpoint. The slope is towards the south, while towards the north the location is protected by retreating hills giving at once a delightful combination of a sunny southern slope effectively protected from cold winds. The thoroughfares of the city are wide, many being eighty feet and some one hundred and one hundred and fifty feet in width. There are in all about thirty eight acres within the city which have been set aside for public park purposes, the total of which is swelled to eighty five acres by including the Grand Boulevard, three hundred and forty six feet wide and twelve block in length, a feature which is destined to become distinctive and of the highest value as the city increases in population.”

“Though incorporated less than two years, the city already has a population of about 3,500, and is rapidly growing... The city enjoys all the advantages of modern city conditions. The lines of the BC Electric Railway Company give ready access to all parts of the city while their electric lighting system provides up-to-date facilities in this regard for streets and residences etc. The telephone system of the BC Telephone Company gives modern local and long distance facilities. The waterworks system is owned by the corporation and was installed at a cost of $110,000... The assessed value of property in the city is over four millions of dollars... Improvements are exempt from taxation, the land alone providing civic revenue.”

“There is a full complement of churches, schools, hotels, etc.” Henderson’s BC Directory, 1910, pp 940-943

2.1 lower lonsdale neighbourhood context

2. historY


historY

During the first several years of its incorporated existence, the City of North Vancouver was often referred to as ‘The Ambitious City’. This was understandable considering the tremendous growth and prosperity of those years, but the City’s fortunes still followed the general booms and busts of the local economy. The establishment of regular ferry service between Vancouver and the North Shore in 1903 and the city’s incorporation in 1907 helped prepare the area for its first major development boom in the years following. During this Edwardian era development boom, North Vancouver, along with the remainder of the Lower Mainland, experienced a period of unprecedented growth and prosperity. This construction boom accelerated until a general financial depression in 1913 halted this ambitious suburban development. It was many years before the city fully recovered, and the growth that was reestablished during the 1920s, when the B.C. Telephone Building was constructed, was also curtailed; this time, due to

the onset of the Great Depression. During World War Two, the City became a hub of wartime industrial production, and after the cessation of hostilities, it settled into a period of gradual development that has resulted in its current situation.

The B.C. Telephone Building was constructed in the North Vancouver neighbourhood of Lower Lonsdale, one of the commercial cores of North Vancouver. Lower Lonsdale is also the earliest and most historic area on the North Shore of Burrard Inlet, and contains many of the City’s oldest commercial buildings. The streetcar, ferry to Vancouver and the PGE railway converged at the south foot of Lonsdale Avenue, culminating in the primary transportation hub on the North Shore. The construction of the B.C. Telephone Building in the 1920s represents the commercial development of Lower Lonsdale during the brief return to economic growth that was experienced during the interwar period.

Lower Lonsdale 1913, NVma 10822



map of the Lower Lonsdale area, location of the b.C. Telephone building circled in red


Lonsdale avenue, ca. 1903, NVma 13441

Lonsdale avenue, after 1911, NVma 892

historY



Lonsdale avenue, looking north, 1911, NVma 1004

Lonsdale avenue, ca. 1907, NVma 457


2.2 original owner/tenant: b.c. telephone companY

labour. Gorges and rivers were spanned. Poles were secured on slippery mountainsides, through swamps and muskeg, while the workers, often in protective netting, battled relentless hordes of mosquitoes and black flies. While the B.C. Telephone Company’s North Vancouver office was constructed after much of this initial, trailblazing work, the building remains linked to the overall expansion of the telephone network throughout the Lower Mainland. The office was constructed to serve the increasing population of North Vancouver at a time when the metropolitan area had finally returned to economic growth, following the sudden end of the Edwardian era development boom and the ensuing years of World War I.

Adapted from The Greater Vancouver Book: “The Telephone” by Carol WoodmanBritish Columbia’s first telephone company, the Victoria and Esquimalt, was established in 1880. The first telephone in Vancouver connected the new community of Granville (Gastown) with New Westminster and the first switchboard was located in a bookstore, which doubled as a concert hall, on Carrall Street. By the end of 1885, there were 35 subscribers. In 1904, the Vernon and Nelson Telephone Company (established in 1891) changed its name to the British Columbia Telephone Company and the task of building a province-wide network continued. It was dangerous, back-breaking, time-consuming

historY



Name: B.C. Telephone BuildingAddress: 117 West 1st Street, North VancouverOriginal Owner/Tenant: B.C. Telephone CompanyDate of Construction: 1926

description of the historic placeThe B.C. Telephone Building is a one-storey brick-clad commercial building, located in the commercial district of Lower Lonsdale.

heritage Value of the historic placeThe heritage value of the B.C. Telephone Building is associated with its location in Lower Lonsdale, the commercial core of North Vancouver, and the earliest, most historic area of commercial buildings on the North Shore of Burrard Inlet. Lower Lonsdale grew explosively from the turn of the twentieth century until the general financial depression in 1913 halted the ambitious construction of the previous years. The streetcar, ferry to Vancouver and the Pacific Great Eastern railway converged at the south foot of Lonsdale Avenue, the major transportation hub on the North Shore. The area represents a formative period in B.C.’s economy, driven at the time by major industries including logging and shipbuilding. Built in 1926, the B.C. Telephone Building is valued as an early commercial building in the City of North Vancouver. It was designed by the B.C. Telephone Building Department for use as the Company’s local office space. The necessity of such a building indicates the growth of consumer technology, and the increased development and population growth of the area. The building is designed in a modest Classical Revival style, dominated by strong symmetry and a prominent triangular parapet, recalling classical architecture on a modest scale. The design intent was utilitarian, but was crafted with finely detailed elements, including interior elements such as mosaic tiles and fine oak millwork.

character-defining elementsThe key elements that define the heritage character of the B.C. Telephone Building are its:

cubic form, modest scale and symmetrical massing • location at the streetline, with no setback• flat roof with raised parapets• brick cladding with precast concrete lintels and quoining• original storefront with recessed entry, with original • elements such as multi-paned transom windows, original tilingraised pediment at front with sheet metal dentil course at • cornicegranite front steps• double-hung wooden-sash windows in side and rear • facadesoriginal interior features such as oak millwork, mosaic • floor tiling and lighting fixtures

3. statement of significance


stateMent of significance



The BC Telephone Building is an “A” listed building on the North Vancouver Heritage Register, and is a significant historical resource in the City of North Vancouver. The Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (2010) is the source used to assess the appropriate level of conservation and intervention. Under the Guidelines, the work proposed for the BC Telephone Building includes aspects of preservation, rehabilitation and restoration.

Preservation: the action or process of protecting, maintaining, and/or stabilizing the existing materials, form, and integrity of a historic place or of an individual component, while protecting its heritage value. Restoration: the action or process of accurately revealing, recovering or representing the state of a historic place or of an individual component, as it appeared at a particular period in its history, while protecting its heritage value. Rehabilitation: the action or process of making possible a continuing or compatible contemporary use of a historic place or an individual component, through repair, alterations, and/or additions, while protecting its heritage value.

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

STANDARDS

Standards relating to all Conservation ProjectsConserve the heritage value of a historic place. Do 1. 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.Conserve changes to a historic place, which over time, 2. have become character-defining elements in their own right.Conserve heritage value by adopting an approach calling 3. for minimal intervention.Recognize each historic place as a physical record of 4. 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.Find a use for a historic place that requires minimal or 5. no change to its character defining elements.Protect and, if necessary, stabilize a historic place until 6. 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.Evaluate the existing condition of character-defining 7. element to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention.Maintain character-defining elements on an ongoing 8. 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.

4. conserVation guidelines

4.1 standards and guidelines


conservation guidelines

Make any intervention needed to preserve character-9. 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 RehabilitationRepair rather than replace character-defining elements. 10. 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.Conserve the heritage value and character-defining 11. 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.Create any new additions or related new construction so 12. 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 RestorationRepair rather than replace character-defining elements 13. 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.Replace missing features from the restoration period with 14. new features whose forms, materials and detailing are based on sufficient physical, documentary and/or oral evidence.

4.2 conserVation references

The proposed work entails the Preservation of the exterior and parts of the interior of the BC Telephone Building. The following conservation resources should be referred to:

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

National Park Service, Technical Preservation Services. Preservation Briefs:

Preservation Brief 1: Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings.http://www.nps.gov/tps/how-to-preserve/briefs/1-cleaning-water-repellent.htm

Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings.http://www.nps.gov/tps/how-to-preserve/briefs/2-repoint-mortar-joints.htm

Preservation Brief 6: Dangers of Abrasive Cleaning to Historic Buildings.http://www.nps.gov/tps/how-to-preserve/briefs/6-dangers-abrasive-cleaning.htm

Preservation Brief 9: The Repair of Historic Wooden Windows.http://www.nps.gov/tps/how-to-preserve/briefs/9-wooden-windows.htm

Preservation Brief 11: Rehabilitating Historic Storefronts. http://www.nps.gov/tps/how-to-preserve/briefs/11-storefronts.htm

Preservation Brief 40: Preserving Historic Ceramic Tile Floors.http://www.nps.gov/tps/how-to-preserve/briefs/40-ceramic-tile-floors.htm



4.3 general conserVation strategY

The primary intent is to preserve the existing historic structure and to repair damaged material to ensure continued functionality for commercial and retail uses. As part of the scope of work, character-defining elements will be preserved, while missing or deteriorated elements will be restored.

The major proposed interventions of the overall project are to:

Preserve exterior and interior character-defining elements • of the historic building.Repair damaged character-defining elements, as • required.

4.4 sustainabilitY strategY

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

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

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

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

Reducing solid waste disposal (reduced impact on • landfills and their expansions);Saving embodied energy (defined as the total • expenditure of energy involved in the creation of the building and its constituent materials);Conserving historic materials that are significantly less • consumptive of energy than many new replacement materials (often local and regional materials, e.g. timber, brick, concrete, plaster, can be preserved and reduce the carbon footprint of manufacturing and transporting new materials).

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


Sustainability ConsiderationsAdd new features to meet sustainability requirements in • a manner that respects the exterior form and minimizes impact on character-defining elements.Work with sustainability and conservation specialists to • determine the most appropriate solution to sustainability requirements with the least impact on the character-defining elements and overall heritage value of the historic building.Comply with energy efficiency objectives in a manner • that minimizes impact on the character-defining elements and overall heritage value of the historic building.

Energy Efficiency ConsiderationsIdentifying the historic place’s heritage value and • character-defining elements — materials, forms, location, spatial configurations, uses and cultural associations or meanings.Complying with energy efficiency objectives in such a • manner that character-defining elements are conserved and the heritage value maintained.Working with energy efficiency and conservation • specialists to determine the most appropriate solution to energy conservation problems that will have the least impact on character-defining elements and the overall heritage value.Weighing the total environmental cost of energy saving • measures against the overall environmental costs of retaining the existing features or fabric, when deciding whether to proceed with energy saving measures.

Buildings: InsulationExercising caution and foreseeing the potential effects • of insulating the building on the envelope system so as to avoid damaging changes such as displacing the dew point and creating thermal bridges.

Installing thermal insulation in attics and in unheated • cellars and crawl spaces to increase the efficiency of the existing mechanical systems unless this could adversely affect the building envelope.Installing insulating material on the inside of masonry • and wood-frame walls to increase energy efficiency where there is no character-defining interior moulding around the windows or other character-defining interior architectural detailing.

Buildings: WindowsUtilizing the inherent energy conserving features of a • building by maintaining character-defining windows and/or louvered blinds in good operating condition for natural ventilation.Improving thermal efficiency with weather-stripping, • storm windows, interior shades and, if historically appropriate, blinds and awnings.Installing interior storm windows with airtight gaskets, • ventilating holes and/or removable clips to ensure proper maintenance and to avoid condensation damage to character-defining windows.Installing exterior storm windows that do not damage or • obscure character-defining windows and frames.

Buildings: Entrances and PorchesMaintaining character-defining porches and double • vestibule entrances so that they can retain heat or block the sun and provide natural ventilation.

Buildings: Mechanical SystemsImproving the energy efficiency of existing mechanical • systems by installing insulation in attics and basements, unless this could adversely affect the building envelope.

The conservation recommendations for the BC Telephone Building recognize the need for sustainable interventions and adhere to the Standards and Guidelines as outlined.




4.5 heritage eQuiValencies and exemptions

As a Municipal Heritage Register-listed building and future municipally designated site, the BC Telephone Building will eligible for heritage variances that will enable a higher degree of heritage conservation and retention of original material, including considerations available under the following municipal legislation.

4.5.1 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. For example, the use of sprinklers in a heritage structure helps to satisfy fire separation and exiting requirements. 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 City can also accept the report of a Building Code Engineer as to acceptable levels of code performance.

4.5.2 eNeRgY eFFICIeNCY aCT

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

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



google street view, 2013



On July 8, 2013 an initial visual review was conducted on the BC Telephone Company Building at 117 W. 1st Ave, North Vancouver. Visual review is the first step in determining the steps that must take place in order to Preserve, Restore or Rehabilitate an historic structure. The initial condition review was presented to the North Vancouver Heritage Advisory Committee on Tuesday, October 8, 2013.

A second review of the BC Telephone Building was carried out during a site visit in October 2013. In addition to a more detailed visual review of the exterior of the building, paint samples were taken from exterior building materials and examined. The recommendations for the preservation and rehabilitation of the historic façades 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 BC Telephone Building, based on Parks Canada’s Standard and Guidelines for the Conservation of Historic Places in Canada (2010).

5.1 site

The BC Telephone Building is built to the street-lines, at the corner of West 1st Street and an alley running parallel to Lonsdale Avenue. The building has been retained in its original location, with no additions or known alterations to the site. The location at the streetline, with no setback, is a character-defining element of the historic building, and should be preserved.

The building is situated in a compatible commercial area, and has consistently been used for office, commercial and retail purposes over the span of its life. There are no notable landscape features associated with the site, apart from the paved parking area to the rear and sidewalk along the front façade. As part of the Lower Lonsdale Historic Area, the building is recognized as a significant heritage resource within the city, and will be preserved.

Conservation Strategy: PreservationPreserve the original location of the building. All • rehabilitation work should occur within the property lines.Retain the main frontage on West First Street.• All heritage resources within the site should be protected • from damage or destruction at all times.

5. conserVation recommendations

google maps - 117 1st Street west, North Vancouver


The BC Telephone Building is of cubic form, modest scale and symmetrical massing, which is a character-defining element of the historic building, and should be preserved. The original form, scale and massing has been retained in its original configuration, which stands 1-storey high with a full-height basement and flat roof with raised front pediment.

Conservation Recommendation: PreservationPreserve the overall form, scale and massing of the • building.The historic front façade should be retained.•

The original foundations are extant, and are of concrete construction. An initial review suggests the foundation to be in good condition, but should be reviewed by a Structural Engineer for confirmation. The foundation sits below a full basement on the south side of the building, and continues through the crawlspace below the front end of the structure. Continuous perimeter concrete foundations and concrete columns can be seen supporting the wood frame floor structure above within the crawlspace, but the footings are concealed below grade.

Conservation Recommendation: PreservationPreserve the original concrete foundations in-place. • Foundations should be reviewed by a Structural Engineer • to ensure they are adequate for continued use. Any storage debris within the crawlspace should be • removed for fire safety reasons.

5.2 oVerall form, scale and massing 5.3 foundation

conservation recoMMendations

Front elevation Crawl space



The BC Telephone Building features structural exterior brick walls with precast concrete lintels and quoining, which are character-defining elements of the historic building, and should be preserved. Original plans suggest the exterior walls are structural brick, and the internal floor and roof structure, as well as the interior partition walls, are wood frame. This should be investigated further once conservation work commences. Two different brick configurations are seen on the exterior elevations of the building. The rear (south) elevation is laid in a common bond, and the front (north) and side (east) elevations are laid in a running bond.

The brickwork appears to be in functional condition, with evidence of efflorescence on the exterior faces, localized cracks around certain windows and physical damage on the exterior faces of the brickwork due to passing cars on the laneway-side of the building. Efflorescence is a natural occurrence due to the levels of water-soluble salts within the wall assembly, but should be cleaned from the exterior faces of the brick walls. The damage due to cars on the exterior faces of the brickwork is not an immediate concern to the performance of the building, but should be monitored. The cracking along the window corners, however, if likely due to oxide jacking of the steel lintels, and may require repair or replacement. Large cracks that extend from either side of the upper window corners suggest the oxide jacking to be moderately extensive. This should be reviewed by a certified contractor and assessed on an individual basis to determine if repair or full replacement of the steel shelf angles is required. Apart from the oxide jacking, there is also visible deterioration of mortar and the surface of the pre-cast concrete is also showing signs of weathering.

The following evaluation of the condition of the brickwork was undertaken during the initial condition review in July, 2013.

South ElevationMortar appears to be intact, with little to no spalling • evident on he rear brickwork.Staining is visible on brickwork below projecting pipe.•

Lower corner of elevation is painted black.• Efflorescence is extant, predominately along westernmost • side of elevation. Steel lintels appear to be in working condition.• Rear brick and side finish brick is joined together at • the corner, with thick mortar joints along the interface. Connection appears to be sound.

East ElevationBrickwork has a high degree of damage and spalling due • to physical abrasion. Most of the damage is located at the lower half of the elevation, and on either corner. The mortar is mostly intact, with a small degree of • damage or deterioration. Due to oxide jacking of the steel lintel above the • northernmost window, the brickwork is cracking, and the mortar joints may be failing. Further investigation is required to determine if the structural system is affected by this damage.The brickwork demonstrates efflorescence in close • proximity to cast concrete and stone elements.The concrete quoining on the front corner of the • elevation has stained exterior surfaces, but appears to be in good condition. The corners have been eroded in a number of locations.

North ElevationWhat appears to be a previous mortar repair work above • the lower cornice is failing, and the material appears to be incompatible with the original mortar.There is a high degree of efflorescence above storefront • transom and below lower cornice.

Conservation Strategy: Preservation and Rehabilitation Preserve the brick whenever possible, and replace in-• kind brickwork that is too deteriorated for safe use.Undertake complete condition survey of condition of all • brick surfaces.Cleaning, repair and repointing specifications to be • reviewed by Heritage Consultant.

5.4 exterior bricK walls


All redundant metal inserts and services mounted on the • exterior walls should be removed or reconfigured. Any holes in the brick should be filled or replaced to • match existing. The efflorescence should be cleaned from the exterior • of the building, and should be monitored for continued maintenance and removal. To remove the efflorescence, follow the recommendations for overall cleaning in the follow bullet point.Overall cleaning of the brick on the exterior front façade • and rear elevation should be carried out. Do not use any abrasive methods that may damage the fireskin surfaces. Use a soft natural bristle brush and mild water rinse. Only approved chemical restoration cleaners may be used. Sandblasting or any other abrasive cleaning method of any kind is not permitted.Consider stripping the existing painted brickwork. Where • the brickwork has been painted, determine whether or not it is feasible to remove the paint and expose the original brick. Undertake test samples for paint removal in an inconspicuous area using only approved restoration products. If paint removal is determined to be feasible, prepare removal specification. If not, prepare to repaint to match brickwork.Remove all caulking from previous repair attempts • within the mortar joints and repair with mortar to match existing.Determine if repointing is required. If it is, repoint the • brickwork by raking out loose mortar material to a uniform depth. Take care that the arrises of the brick are not damaged. Work should only be undertaken by skilled masons. Do not use power tools to cut or grind joints; hand-held grinders may be used for the initial raking of horizontal joints after test samples have been undertaken and only if approved by the Heritage Consultant. Repoint mortar joints with new mortar that matches existing in consistency, composition, strength, colour and pointing profile; note the finely tooled profile of the original mortar joints.Retain sound exterior masonry or deteriorated exterior • masonry that can be repaired.

physical damage

mortar failure

efflorescence

Failing mortar repair/filler




Cracking in masonry due to oxide jacking above east window

Cracking in masonry above storefront on north elevation


5.4.1 SaNDSTONe SILLS

The BC Telephone Building features sandstone window sills on the west side and rear elevations. The sills are in heavily degraded condition, with a high degree of organic build-up and staining.

The sills should be cleaned and restored using appropriate restoration mortar, and their original profiles rebuilt.

Conservation Recommendation: RehabilitationUndertake complete condition survey of condition of all • sandstone surfaces.Based on the condition survey of the sills, determine • whether full replacement of the stone is necessary, or if patching and repair would suffice. Repair specifications to be reviewed by Heritage • Consultant.If repair of the existing sills is viable, use only approved • restoration mortar to build up the sills to their original profile. New material should be visually compatible with existing sandstone sills. Heritage Consultant may provide product recommendation, if required.

If sandstone sills are to be retained, the overall cleaning • and paint removal methods of the cast stone should not be done with abrasive methods that may damage the surface. In areas where sills require cleaning, use soft natural bristle brush and mild water rinse. Sandblasting or any other abrasive cleaning method of any kind is not permitted. Should full replacement of sills be necessary, the new • material should preferably be a more weather-resistant stone simulating the existing finish of the material. If new repaired or replacement material requires a • protective paint treatment, repaint in appropriate colour to match the original appearance of the cast stone. Heritage Consultant will provide colour schedule.Ensure drip kerf is cut at underside of sills to improve • water-shedding capabilities.

5.4.2 CaST CONCReTe DeTaILINg

The cast concrete quoins and lintels are character-defining elements of the historic building, and should be preserved. The concrete surfaces are generally in good condition, with minor evidence of physical damage with organic build-up and staining.

Conservation Recommendation: PreservationPreserve the cast concrete quoining and lintels in their • original configuration.Concrete surfaces should be cleaned, and any organic • build-up removed. Do not use any abrasive methods that may damage the material. Use a soft natural bristle brush and mild water rinse. Only approved chemical restoration cleaners may be used. Sandblasting or any other abrasive cleaning method of any kind is not permitted.If cleaning does not prove adequate, the concrete • elements may require painting. If this is the case, paint to match existing. Heritage Consultant should review prior to any painting.


existing condition of window sills



Windows, doors and storefronts 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. – Standards and Guidelines for the Conservation of Historic Places in Canada (2010).

5.5.1 wINDOwS

The BC Telephone Building features original double-hung wooden-sash windows on the east side and rear elevations, which are character-defining elements of the historic building, and should be preserved. The windows appear to be in generally good condition, with evidence of paint failure and possible localized damage at the joints. The windows should be inspected individually, and repaired as necessary.

The original plans suggest the two larger east elevation windows were once capped with window crown mouldings, similar to an above cornice along the parapet line. Today, there are no window crowns visible, and there is no evidence of original mouldings having been removed.

South ElevationWindows appear to be in good condition, with little to • no visible rot or damage. Textured glazing in lower sash on easternmost window is • not original.Lower level window has wired glass, which appears to • be in working condition. Stone window sills are in heavily deteriorated condition.•

East ElevationWindows appear to be in worse condition on the side • elevation. Paint is failing in a number of locations.• Stone window sills are in heavily deteriorated condition. •

5.5 fenestrationNorth ElevationWood sash multi-paned transom windows above storefront. Moderate deterioration. See storefront notes.

Conservation Strategy: Preservation and RehabilitationRetain window openings in their original configuration • on all elevations.Inspect for condition and complete detailed inventory • to determine extent of recommended repair or replacement.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 and • counterbalances.Each window should be made weather tight by re-• puttying and weather-stripping as necessary.Retain historic glass, where possible. Textured glass • should be replaced with glass to match original, if desired. 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 1/16-1/8th smaller than the opening to allow for expansion and irregularities in the opening, to ensure the glazing does not crack due to natural forces. Window repairs should be undertaken by a contractor skilled in heritage restoration. Replacement glass to be single glazing, and visually and • physically compatible with existing.Prime and repaint as required in appropriate colour, • based on colour schedule devised by Heritage Consultant.



east elevation: Leftmost window

South elevation: Upper right window

South elevation: Upper left window South elevation: Lower left window

South elevation: Lower right window

east elevation: Centre window east elevation: Rightmost window



5.5.2 DOORS

The front door of the BC Telephone Building is a large wood-panelled door with rectangular glazing with a wide, decorative wood frame. The door features original hardware and mail slot, and appears to be in good condition. As part of the recessed storefront entry, the front door is considered a character-defining element of the historic building, and should be preserved.

The building also features a uniquely detailed wood door on the rear elevation, which should be preserved. The door comprises 6 panels; 5 of which are detailed in carved wood ornament, and 1 of which is missing. The door features original hardware, and appears to be in generally good condition.

Conservation Strategy: PreservationRetain the door openings in their original locations, and • preserve and repair all original doors.

5.5.3 STOReFRONTS

The BC Telephone Building features its original storefront with recessed entry, with original elements such as multi-paned transom windows and original tiling with granite front steps, which are all character-defining elements of the historic building, and should be preserved.

The unique metal-sash storefront has been retained in good condition, but demonstrates light oxidation, resulting in a green patina. This natural weathering is desirable, and can be retained. The wood sash on the transom windows appears to be lightly degrading, but the wood frame appears to be in good condition. The brick mould around the windows also appears to be deteriorating. All wood surfaces are painted, and further investigation is required into their condition once rehabilitation work commences.

The tiling appears to be in good condition, with localized evidence of physical damage. The tiles should be inspected to ensure they are securely embedded in the mortar, and any loose tiles should be repaired.

The granite steps appear to be in good condition, with the exception of a visible sag in the lower stair. The vertical faces of the granite also demonstrate organic growth, and require cleaning. Further investigation is required into the structural integrity of the stair and supporting building structure.

Conservation Strategy: PreservationPreserve the original storefront in its existing condition. • Preserve original tilework on base of storefront, and • check to ensure all tiles are securely embedded into the bedding mortar. Repair as required.The original metal storefront sash and trim should be • inspected, particularly at the joints. Any joints that have split apart should be sealed, as necessary. Further investigation is required. Repair as necessary.Metal sash elements should remain unpainted.• Paint wood frame elements according to colour schedule • devised by Heritage Consultant.

Rear elevation door



Close up of storefront sash Tile detailing on storefront

Recessed wood doorStepped and recessed entryway



The roof of the BC Telephone Building has been retained in its original configuration; flat roof with raised parapets and raised pediment at front with sheet metal dentil course at the cornice. The roof and above mentioned detailing are character-defining elements of the historic building, and should be preserved. The Roof projects slightly over south elevation, with a lightly deteriorated wood plank soffit. A metal gutter system spans the south elevation at the roofline, connected to a downspout.

The roof condition has not yet been investigated, but the original plans show a central roof hatch and projecting vent, with single sloped roof form with a fall towards the south, where rainwater is led through a gutter to a single downspout. The original east and west parapets have been retained with original cornices, and the eastern metal cornice demonstrates light corrosion, but appears to be in good condition. Corrosion staining is visible on the precast concrete elements below.

Conservation Strategy: PreservationPreserve the original roof configuration, including the flat • roof with parapets and front pediment with dentil course.Investigate the condition of the roofing material, to • ensure there are no leaks or damage. Remove debris build-up in the gutters, if any, and ensure • rainwater drainage is clear. Continue maintenance as required.

5.6 roof

South elevation gutter and downspout

Front elevation pediment with cornice and dentil course

Lower cornice on front elevation


5.6.1 aRCHITeCTURaL meTaL CORNICe

The original raised pediment has been retained, and the metal cornice appears to be in good condition, with a small degree of corrosion visible on the uppermost elements. The dentil course appears to have been well maintained, and is fully intact. The lower cornice above the storefront appears to be in worse condition, with failing paint finish and oxidization. A metal flashing has been installed.

Conservation Recommendation: Preservation and Rehabilitation

Evaluate the overall condition of the cornices to • determine whether more than protection, maintenance and limited repair or replacement in kind is required.The current attachment of all sheet metal cornices should • be inspected, and should be re-anchored as appropriate.Repair and stabilize deteriorated architectural metal • elements by structural reinforcement or correction of unsafe conditions, as required, until any additional work is undertaken. Repairs should be physically and visually compatible.Remove corrosion that may be discovered upon close • inspection, patch and repair, caulk joints as required. If an evaluation of any cornice determines it is too • deteriorated to repair, remove and replace the cornice with one that matches the historic appearance.The sheet metal work will be cleaned and prepared for • repainting. Apply appropriate primer for galvanized surfaces. Paint in historically appropriate colour, based on colour schedule prepared by Heritage Consultant. The visual appearance of the cornices should not be • altered and should match the historic appearance. Any flashing above the cornices should be consistent in • colour and appearance.


5.6.2 paRapeT Cap FLaSHINg

Cap flashing is installed over the parapets, and appears to be in good condition. Further investigation is required into the condition of the flashing. If required, flashing can be replaced to match existing.

Conservation Strategy: Retain and RepairEvaluate the overall condition of the parapet cap • flashing to determine whether more than protection, maintenance and limited repair or replacement in kind is required.Remove corrosion that may be discovered upon close • inspection, patch and repair, caulk joints as required and apply appropriate primer for galvanized surface.Repair or replace deteriorated flashing, as required. • Repairs should be physically and visually compatible.If new flashings are installed, ensure that the colour is • compatible with the overall colour scheme.

parapet cap flashing on eastern parapet



Commercial signs are an integral feature of historic commercial buildings. Different types of signs were fabricated in traditional materials with painted or three-dimensional letters, including fascia signs, projecting signs and painted window signs. Signs often reflect the ethnic history of a neighbourhood and its character, as well as the social and business activities carried within it, and it is important to preserve or commemorate these markers of the building’s social and economic history.

The original architectural drawings for the BC Telephone Building suggest that a sign reading “BC Telephone Co” once spanned the front elevation. Currently, metal panelling has been installed in its location. At this point, it is unclear if a sign is extant under the panelling. Further investigation is required.

When considering new signs on a heritage building, the design should be in accordance with the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (2010), which states that “new signage should be compatible

5.7 signage

with the building in terms of size, scale, material, style and colour. In addition, new signs should not obscure, damage or destroy character-defining elements of the building”.

Conservation Recommendation: RehabilitationInvestigate beneath metal panelling to determine if • original sign is extant. New signs can be inspired by historical signs on the • building, signs from an earlier era or contemporary materials that are sympathetic to the building.Sign fixings or hangers should be carefully attached to • the building in the least intrusive manner possible. On masonry walls, consider attaching into mortar rather than brick or stone.Signs were historically illuminated with front lighting.• Future tenant signage may require a City of North • Vancouver sign application and must conform to applicable bylaws.

Signage on original plans

existing metal panel


The BC Telephone Building features original interior material, such as the oak millwork, mosaic floor tiling and lighting fixtures (if extant), which are character-defining elements of the historic building, and should be preserved. The half mosaic tile and half hardwood floor has been preserved in fair condition, with evidence of wear and tear that is expected of a building this age. The floor tiles are cracked in one location, possibly due to the settling of the foundation, which is also evident in the sloping front stair, but does not appear to be of concern in terms of structural stability. With proper care, the flooring should be able to be retained in its existing condition.

The gloss finish on interior wood surfaces appears to be moderately worn in certain locations. Refinishing of the woodwork may be considered in order to restore the original finish of the wood. This may be considered as part of the on-going maintenance of the building, but is not immediately required as part of the suggested scope of work.

5.8 interior features

Conservation Recommendations: PreservationPreserve original interior features, including original • mosaic tile and wood flooring, woodwork and light fixtures. Other important interior features that should be retained include the interior doors, hardware, vault and stove.Consider refinishing the interior woodwork to match • original.Any damaged mortar between the floor tiles should be • removed by hand and the joints wetted or a bonding agent applied in preparation for regrouting. Use new grout that matches the old in both colour and consistency.For future potential repair work: Repair damaged tiles • in place whenever possible using epoxy or grout, tinted in matching tile colours if the repair location is visible. If individual tiles are too deteriorated for repair, replace in kind with physically and visually compatible replica tiles. If replica tiles are not available, existing floor tiles may carefully be retrieved from an inconspicuous location and reinstalled in highly visible areas that require tile replacement.

Interior flooring: mosaic tile and wood boards Original vault




Part of the restoration process is to finish the building in historically appropriate paint colours. Paint samples were taken from exterior building materials during an October 2013 site review, and analyzed to determine the original paint colours. The following preliminary colour scheme has been derived by the Heritage Consultant, based on on-site paint sampling and microscopic paint analysis. The colours have been matched to Benjamin Moore’s Historical True Colours Palette.

Further onsite analysis is required for final colour confirmation once access is available.

Prior to final paint application, samples of these colours should be placed on the building to be viewed in natural light. Final colour selection can then be verified. Matching to any other paint company products should be verified by the Heritage Consultant.

Conservation Recommendation: Restoration Restore the original finish, hue and placement of applied • colour, where applicable.

Complete all basic repairs and restoration, and remove • surface dust and grime before preparing, priming and painting. Be sure that all surfaces to be painted are thoroughly dry.Scrape and sand painted surfaces only as deep as • necessary to reach a sound base. Do not strip all previous paint except to repair base-material decay.Remove deteriorated paint that is not adhered to the • wood elements using a metal scraper.Remove dust and dirt with the gentlest method possible • such as low-pressure (hose pressure) water washing, with soft natural brushes or putty knives.Paint all areas of exposed wood and applicable metal • elements with appropriate primer. Select an appropriate primer for materials being painted (e.g. if latex paint is used over original oil paint, select an oil-based primer). Appropriate primer is required for all galvanized surfaces. Do not paint metal storefront sash.Re-apply colours using architectural trim wrap, in which • colour is applied to give a three-dimensional appearance to the surfaces by wrapping the applied colour around their edges.

5.9 exterior colour schedule


LOCaTION COLOUR

Window Sash Original: Vancouver Green VC-20 Option 2: Gloss Black VC-35

Window Sills To match existing. TBD.

Cast concrete quoining To match existing. TBD.

Storefront frame and transom sash (only the wood elements - do not paint the metal)

Original: Vancouver Green VC-20 Option 2: Gloss Black VC-35

Cornices Haddington Grey VC-15

Brickwork Unpainted. Strip existing paint, if possible, or repaint already painted areas to match brickwork.




6. research summarY

CIVIC ADDRESS: 117 West 1st Street, North Vancouver

LEGAL ADDRESS: Lot 9, Block 165, District Lot 274, Plan 879

HISTORIC NAME: B.C. Telephone Building

CONSTRUCTION DATE: 1926

REFERENCES:

Architectural Plans: Commercial Office for the B.C. Tel. Co., February 1926, Drawn by the Office of the Building Department [courtesy North Vancouver Museum & Archives]

North Vancouver Building Permit: #2778, August 24, 1926; Owner, architect and contractor: B.C. Telephone Company; Value: $6,800; Commercial telephone office.

The Greater Vancouver Book: An Urban Encyclopedia. Davis, Chuck (Editor in Chief). Surrey: The Linkman Press. 1997.


appendix a

original architectural plans


appendix a



Source: North Vancouver museum & archives

b.c. telephone building introduction - cnv.org/media/a2c733727a2940608e58dfec71e7de39.pdf · hala...

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