revelstoke city hall building envelope heritage assessment

7/28/2019 Revelstoke City Hall Building Envelope Heritage Assessment

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DONALD LUXTON & AssOciATes1030 - 470 GrANviLLe sTreeT

vANcOUver Bc v6c1v5

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www.donaldluxton.om

reveLsTOKe ciTY HALL

BUILDING ENVELOPE HERITAGE ASSESSMENT

FEBRUARY 2013

AgendaItem#6b.AgendaItem#6b.AgendaItem#6b.AgendaItem#6b.

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REVELSTOKECITYHALL:BUILDINGENVELOPEHERITAGEASSESSMENT

DONALDLUXTON&ASSOCIATESINC.FEBRUARY2013

1

TABLEOFCONTENTS

1.INTRODUCTION 2

2.UNDERSTANDINGREVELSTOKECITYHALL 4

2.1HistoricContext 4

2.2OriginalArchitect:C.B.K.VanNorman 6

2.3ArchitecturalSignificance 8

2.4Documentation 10

2.5StatementofSignificance 10

2.6OriginalConstructionandCurrentCondition 12

2.6.1Concrete 12

2.6.2Windows 16

2.6.3FrontEntry 212.6.4HoseTowerLouvers 22

2.6.5OriginalColours 23

3.CONSERVATIONGUIDELINES 24

3.1StandardsandGuidelines 24

3.2ConservationReferences 25

3.3HeritageEquivalenciesandExemptions 25

3.3.1BritishColumbiaBuildingCode 25

3.3.2EnergyEfficiencyAct 26

4.CONSERVATIONRECOMMENDATIONS 27

4.1ExteriorWallSurfaces 27

4.2WindowandDoorAssemblies 29

4.3RoofAssemblies 30

4.4FrontEntry 30

4.5ExteriorColours 30

4.6MaintenancePlan 31

4.7ConservationRecommendations 31

ACKNOWLEDGEMENTS 32

APPENDIXA:RESEARCHREFERENCES 33

A.1C.B.K.VanNorman 33

A.2CityofVancouverArchives 33

A.3RevelstokeMuseum&Archives 33


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1.INTRODUCTION

SUBJECTPROPERTY:RevelstokeCityHallandFireHall,216MackenzieAvenue,RevelstokeCONSTRUCTIONDATE:1938-1939

ORIGINALARCHITECT:C.B.K.VanNorman,Vancouver

ORIGINALCONTRACTORS:Montcrieff&Vistaunet,Vancouver

HERITAGESTATUS:RevelstokeCommunityHeritageRegister(enacted2002)

RevelstokeCityHallisatwo-storeyearlyModernbuildinglocatedat216MackenzieAvenue,atthecornerofSecond

Street.Completedin1939,thebuildingwasdesignedbyVancouverarchitectCharlesBurwellKerrensVanNormanand

wasbuiltbythecontractingfirmofMontcrieff&Vistaunet,alsofromVancouver.Thestructurewasdesignedtocombine

thefunctionsofCityHallandtheFireDepartmentandisdistinguishedbyitstallhose-dryingtower,whichpunctuatesits

flat roof. Thebuilding hasbeen recognizedfor itsheritage significance through inclusion on theCity ofRevelstoke

CommunityHeritageRegister.

Althoughthebuildingissubstantiallyintact,theexteriorandinteriorofRevelstokeCityHallhavebeenalteredovertime.

The exterior ofthe structurewasoriginallycomposedof paintedstructural concrete,buthassincebeen covered in

polymermodified cementstucco.Windowsanddoorshavebeenaltered,andtheoriginalfirehalldoorshavebeen

filledin.




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In2012, theCityofRevelstokecommissionedReidJonesChristoffersenLtd.(RJC)toundertakeaBuildingEnvelope

Condition Assessment that was submitted January 21, 2013. The purpose of this Building Envelope Heritage

AssessmentistoreviewproposedremediationtreatmentsfortheexterioroftheRevelstokeCityHallbuildingenvelope,

provideconservationrecommendationsandassesspotentialimpactstoitsheritagecharacter.

TheHeritageAssessmentexaminesin detailthehistory,constructionand significanceofCityHall,andassesseshow

potentialinterventionswouldaffectitsheritagevalue.Previousinterventionshavealreadyimpactedtheappearanceof

thebuilding,andmovingforward,decisionsmadenowcaneitherreversetheseimpactsandpointtowardsarestoration

ofthebuilding,ormovetowards even greater impacts.It isthereforeimportanttounderstandhoweach proposed

interventioncouldpotentiallyaffectheritageappearanceandvalue.ThisisfurtherreviewedinSection4:Conservation

Recommendations.

Directional references in this report are based on Mackenzie Street running north-south, and correspond to the

descriptionsintheoriginalVanNormandrawings.

RevelstokeCityHall[StocksPhoto,RevelstokeMuseum&ArchivesP.151].




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2.UNDERSTANDINGREVELSTOKECITYHALL

2.1HISTORICCONTEXT

ArrivingintheOkanaganareainthe1870s,SurveyorArthurStanhopeFarwellwasthefirsttoprovidealayoutfor

whatisnowknownasRevelstokeand,by1885,FrontStreetboastedgeneralstores,hotels,brothelsandbars.The

new community was arranged in accordance with Farwells plan and bore his name. Like many western

communities, where buildings wereconstructed primarilyofwood andwhereheat andlightwere providedby

flame,FarwellwasdevastatedbyafireinMayof1885,destroyingmanyofitsbuildingsandbusinesses.However,

rebuildingeffortsbeganassoonaspossibleandwithintwoweeks,manyofthebuildingshadbeenreconstructed.

Bylate1885,constructionhadbegunontheCanadianPacificRailway(CPR).

WhentheCPRreachedthetownsite,therewasadisputeregardingFarwell'sclaimtothelandand,refusingtodeal

with Farwell, the CPR located their station east of his land. In 1886, the CPR asked the federal post office

departmenttochangethenameofthesettlementtohonourLordRevelstoke,whosebankingfirmhadprovided

thefundstoensurethecompletionoftherailway.AcourtcasebetweentheCPRandFarwelldelayeddevelopment

ofthetownformanyyears,andalthoughRevelstokewasincorporatedasacityonMarch1,1899,itwasnotuntil

1897whenlandownerscouldgetcleartitletotheirproperty.As aresultof thedispute,thereweretwodistinct

businessdistrictswellintothe1900s,whenmoreandmorebusinessesrelocatedto"UpperTown"neartheCPR

station. Many of the buildings in downtown Revelstoke were constructed before 1914 and a downtown

revitalization programin the1980sfacilitatedthe restorationof many heritagebusinessblocks.The revitalized

downtownhas attractedmany visitors toRevelstokeand hasstrengthened itsstatus asa culturalandheritage

tourismdestination.

City Hallwasoriginallyhousedin a small two-storey frame

building(left).InMarch1938thebasementinthebuilding

cavedin,raisingquestionsaboutthestabilityofthebuilding,

anditwascondemned.The1930swereatimeofeconomic

austerity,andtherewasdiscussionoffixingthebuildingata

minimal cost, despite the citys overall growth and its

inadequacy for serving the full range of civic functions.Council was not satisfied with costly rental arrangements,

withdepartmentsnotcentralized,anddecidedtosubmita

By-Lawforanewcivicbuildingthatwouldalsoincludeanew

firehall.MayorWalterHardmansoughtsupportforthisnew

facility,andtheBuildingBy-Lawcarriedbyalargemajority.

Thelargestrecordedvotein recentmoneyby-lawsassured

that a new modern fire hall and city hall would be

constructed;of297votescast,233infavourand64against.

RevelstokeCityHall,July27,1938

[BritishColumbiaArchivesA-09528]




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Vancouver-basedarchitectCharlesBurwellKerrensVanNormanwasselected.Itappearsthatheaggressivelysought

theprojectandwaswillingtocaphisfeeandalsoguaranteedthatthebuildingcouldbedeliveredonbudgetorelse

hewouldforfeitpayment.

VanNorman wasselectedas thearchitecton July 29,1938;he signeda contract fora feeof 6%of thecostof

building,plustravelingexpenses.Thetotalcostofthebuildingwasnottoexceed$38,000.Hebeganhisdesignofa

streamlined,Moderniststructurethatreflectednewtechnologicaladvancesandacutting-edgestyleinfluencedby

EuropeanmodelsandnotyetseeninwesternCanada.Itwasaverydaringstatement,andsomehowmetwiththe

approval of Council who viewed the plans in mid-August. Van Normans design was startlingly modern and

innovative,withatall,hose-dryingtowerrisingaboveaminimalisttwo-storeyhorizontalbox.Therewasacomplete

lackofappliedornamentation.Itwasaradicaldeparturefromwhatcouldhavebeenexpected.VanNormanworked

brieflyintheofficesofTownley&MathesoninVancouver,priortotheircommissionforVancouverCityHall,1935-

36.Hewouldhavebeenfamiliar,howeverwiththatmodernistdesign,butitdisplayedafarmorecautiousapproach

thantheboldandasymmetricaldesignthatwasdevelopedforRevelstoke.Approvalwasgranted,andcontractors

Montcrieff&VistaunetofVancouverprovidedthelowesttenderof$32,668.00andwerehiredfortheproject.

WorkstartedonthenewbuildinginOctober,withworkproceedingtosubstantialcompletionbyMarch1939.Prior

tocompletionofthebuilding,MayorHardmanaddressedtheNativeSonsandaddressedtheissueoftheradicaldesignofthebuilding:

MayorHardmantoldthegatheringthatheappreciatedthestandofthecitizensinvotingforanewmunicipal

buildingandhewasgladtosaythestructurewouldbeinusebythefirstweekinMarch.Thecouncilhadbeen

activatedprimarilyinsecuringmuch-neededaccommodationforthefiredepartmentandthisithadobtainedin

thenewup-to-datequarters.Thecityhallportionofthebuildingwouldcostabout$9,000,andmakespossible

anannualsavingof$840,nowpaidinrentforthebuildingoccupied.Duetothefirstclassconditionofthe

waterworkssystemandtheconstructionofthenewfirehall,fireinsuranceratesinthebusinessareashad

beenreducedfrom7to24percent.Themayorlaughinglyremarkedthathehadheardthenewbuilding

referredtoasthemausoleum,theportalofConnaughtTunnel,thecityjail,andtheflourmill.Hehad

noapologiestomakeforit.Itwasamodernbuildingineveryrespectandhewaspreparedtoguaranteethat

forthevaluereceived,itwasthecheapestbuildingerectedinBritishColumbiain25years.

RevelstokeReview,January20,1939:ZealandEarnestnessLackinginourDemocraticSystem.

ThenewCityHallwasopenin timefor theCitysfortiethbirthday,butworkcontinuedonuntilApril,whentheexteriorwaspaintedandtheFireDepartmentmovedin.Thebuildingretainsitsroleasmunicipalheadquartersand

haseffectivelyservedthecommunityformorethansevendecades.TheFireDepartmentmovedoutin1982,with

theirspacenowabsorbedintotheofficeuseofCityHall.




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2.2ORIGINALARCHITECT:C.B.K.VANNORMAN

Left:C.B.K.VanNorman,circa1946[Cityof

VancouverArchivesPortP1440].

Charles Burwell Kerrens Van Norman was

borninMeaford,OntarioonMarch20,1907

and attended public school in Wingham,

Ontario. He later moved to Winnipeg to

enrollatSt.John'sCollegeandenteredthe

School of Architecture at the University of

Manitoba in 1924. Upon graduating from

thatinstitutionin1928hejoinedtheoffice

of Over & Munn in Winnipeg, and after

working there for a six-month period he

movedtoVancouverandjoinedTownley&

Matheson to assist with the design and

preparation of the drawings for the

Vancouver Stock Exchange. Because of the

economicdownturnafterOctober1929,Van

Normanwasforcedtoleavethisofficeand

jointhestaffofthe CanadianPacificRailway

Construct ion Department as local S ite

SupervisorfortheconstructionoftheC.P.R.

HotelinVancouver.In1930hecommenced

his own practice in Vancouver and during

thenexttenyearsspecializedinthedesign

ofprivateresidencesintheLowerMainland

region of British Columbia. He had a

particular interest in the techniques of

prefabricationforwoodframehouses,often

executed in a dramatic International

Modern style,and he canbe creditedwithbeingoneoffirstarchitectsinVancouverto

introduce this new aesthetic to the West

Coast.

Van Normans modernist masterpiece was

the new City Hall for Revelstoke, 1939, an

uncompromisingdesignthatwasstartlingforitstimeandcontext.AnotherprojectwasthenewCompanyStorein

PowellRiver,1940-41,whichwasso atodds with thetownsite'straditional architecturethatpeoplethought"a

spaceshiphad landed."Hewas calleduponby theBritishgovernmentin1944to advisethemon thedesignand

prefabricationofonethousandtimberhouseswhichwereshippedtotheUnitedKingdomaspartoftheirpostwar

reconstructionprogramme,andmanyofhisinventiveideasforresidentialdesignandprefabricationwereadapted

fromhisownexperienceindesigninghisownhouseinVancouverin1939.

Atsixfootfourinchesinheightand230pounds,"Charlie"wasapresenceasimmenseashisname.Knownforhis

extravagance,hewascalled"themeanestpianointown."Hiscommissionsafter1950includedParkRoyalCentre,WestVancouver,whichwasthefirstshoppingcentretobeerectedontheWestCoastofCanada,andtheMaritime

Museum, Ogden Avenue (1957) where the RCMP boat the 'St. Roch' is permanently displayed. Van Norman

conceivedmanyofthehighriseapartmenttowersintheWestEndadjacenttoStanleyPark,themostnotablebeing

that ofBeachTowers,BeachAvenue(1965), thedesignforwhich hewasgiventhe Centennial Award from the

CanadianHousingDesignCouncil.




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2.3ARCHITECTURALSIGNIFICANCE

Left:PowellRiverCompanyStore,1940-41,byC.B.K.

VanNorman[PowellRiverHistoricalMuseum&ArchivesAssociation#2083]

VanNorman'smostimportantdesignsfromthelate

1930sincludetheRevelstokeCityHall,astriking

andundoubtedlycontroversialcivicwork

reminiscentoftheItalianRationalistdesignsof

GiuseppeTerragni.Thislittle-knownandunderrated

landmarkiscertainlyoneofthemostrefined

examplesofthemoderniststyleinCanada,andis

assignificantashisschemeforthePowellRiver

Stores,PowellRiver,B.C.,executedjusttwoyears

later.

RobertHill,BiographicalDictionaryofArchitectsin

Canada1800-1950.

VanNormanwasacommittedmodernistinhisapproachandsensibilities.Hewasclearlyinfluencedbytheworkof

theEuropeanmodernists,atatimewhentheirworkwasnotuniversallyacceptedinNorthAmerica.Severalofhis

projectswereclearlyinfluencedbytheworkofGiuseppeTerragni(1904-1943),whopioneeredtheItalianModern

Movement.TerragnisworkwasbasedontheprinciplesoftheInternationalStyle,butfollowedastrictlyRationalist

sensibilityintermsoflayoutandlackofappliedornamentation.

Left:VillaBianca,SevesoItaly,GiuseppeTerragniArchitect,1937.

Right:Novocomum,ComoItaly,GiuseppeTerragniArchitect,1929.

RevelstokeCityHallisuniqueasoneofthefirstexamplestobebuiltinwesternCanadathatdemonstratedthe

influenceofEuropeanModernismandRationalism.Itisthereforeofgreatarchitecturalsignificanceasapioneering

modernistdesign.As such itisof provincialsignificancefor itsarchitectureandisnotable likelywithina national

contextasapioneeringworkinastylethatwouldgainfurtheracceptanceinthepostwarera.




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Interiorfeaturesatthetimeofcompletion(StocksPhotos,RevelstokeMuseum&Archives].




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2.4DOCUMENTATION

OriginalPlansforRevelstokeCityHall[CityofVancouverArchives]

AspartofthisHeritageAssessment,researchwasundertakentodeterminetheextentofdocumentationavailable,

whichwould assistin determining theoriginalappearanceand characteristicsof thebuildingand theextentof

interventionsover time.Fortunatelytheoriginal plans areincludedas partofthe VanNormanfondsthatwere

depositedattheCityofVancouverArchives[ C.B.K.VanNormanfondsAdd.MSS.755-435:Job38-30ArchitecturalandStructuralPlansandDetails].Nofurtherdocumentationexistsinthissourceexceptonearchivalphotograph.

Inaddition,theRevelstokeMuseum&Archivesmaintainsextensiverecordsonthebuilding,includingnewspaper

clippings,correspondence, contracts,accountsandarchivalphotos.Includedin thecollectionisa full setofthe

originalspecifications.

Together,thisprovidesacompleterangeofdocumentationoftheoriginalconstructionofthebuilding,whichhas

informedtheHeritageAssessment.ArchivaldocumentationislistedinAppendixA:ResearchReferences.

2.5STATEMENTOFSIGNIFICANCE

ThefollowingistheexistingStatementofSignificance,whichwasretrievedfrom.Norevisions

havebeenmade;pleasenotethatitisnotexhaustiveofcharacter-definingelements(suchasthecentralflagpole)

anddoesnotincludeinteriorelements.

DESCRIPTIONOFHISTORICPLACE

TheRevelstokeCityHallisatwo-storeyflat-roofedInternationalStylebuildingsituatedat216MackenzieAvenue,

atthecornerofMackenzieAvenueandSecondStreetinRevelstoke.Theroofispunctuatedbythetallhose-drying

towerbuiltfortheoriginaloccupantoftheeasternsection,theFireDepartment.




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HERITAGEVALUE

ThevalueoftheRevelstokeCityHallliesinitsconnectionwiththegrowthanddevelopmentofRevelstoke.Bythe

1930s,theCityadministrationhadoutgrownthesmalltwo-storeyCityHall,andMayorWalterHardmanandhis

Councildecidedtoconstructanewone.Ratherthanuseahistoricizingstyle,thecitycommissionedamodernist

designwhichcreatesa'streamline'formthatiscloselyassociatedwithspeedandtechnologicaladvancesofthat

time.Thiswasoneofthefirstmodernistcivicbuildingsbuiltoutsideofthemajorurbanareasoftheprovince.The

FireDepartmentoccupiedtherearportionofthebuildinguntiltheymovedtoanewbuildingin1982.Theinterior

wasthenrehabilitatedforcivicuse.

TheRevelstoke City Hallhas heritagevalue asoneof theearly works of visionary modernist CharlesBurwell

KerrensVanNorman.BorninMeaford,Ontarioin1907,hestudiedarchitectureattheUniversityofManitobaand

came to Vancouver in 1928. According to several sources, the Revelstoke City Hallwas "anuncompromising

designthatwasstartlingforitstimeandcontext."Hisdomesticworkinthe1930swasgentleinmodernity,using

variations on the CapeCod Cottage. However, his early public buildings are uncompromisingly modern. Van

Normanreceivedveryfewlarge-scaledcommissionsuntilthe1950s,whenotherarchitectshadcaughtuptohim

stylisticallyand thepost-warpopulacebelievedoptimisticallythata newahistoricalstylewouldissueina new

worldorder.VanNormandesignedmanyoffices,apartments,andpublicbuildingsinthe1950sand1960s,aswellasa majorshopping centre(ParkRoyal ShoppingCentre,WestVancouver,1950jointlywithJ. C.Page). Inthe

1940sand1950s,NedPratt,VanNormanandtheotherfirst-generationmodernistscreatedadistinctivemodern

andwesternidiomandopenedthedoorforayoungergenerationofarchitectswhoadoptedafreer,andmore

expressive,manner.

ThereisalsoheritagevalueintheInternationalStyledesign.ThestylebeganinEuropeattheBauhausandspread

throughNorth Americawhen Europeanarchitectsfled thewar-ravagedcontinent fornew lives in theUnited

StatesandCanada,bringingtheirnewideaswiththem.InternationalStylearchitectsgavenewemphasistothe

expressions of structure, the lightening of mass, and the enclosure of dynamic spaces. Buildings were

characterized chieflyby regular, unadorned geometric forms, openinteriors, and theuseof glass, steel, and

reinforcedconcrete.Architectsusedmodernmaterialsandemployedmoderntechnologytocreatedynamicnew

forms.Unlikeothertwentiethcenturyarchitecturalforms,therewerenohistoricalprecedents.

CHARACTER-DEFININGELEMENTS

Character-definingelementsoftheRevelstokeCityHallinclude: form,scaleandmassing characteristicsoftheInternationalStyle,includinghorizontalemphasisasexemplifiedbygroovesinthe

reinforcedconcretewallsurface,useofcontemporarymaterials,flatroof,roundedcorners,horizontal

bandsofconcrete,emphasisonsharp-angledshapes

firedepartmenthose-dryingtower cornerlocation prominenceontheskyline patternoffenestration glassblockssurroundingentrydooroneastelevation plantersflankingmainentranceandlargewindowonsouthelevation matureconiferoustreestoeithersideofmainentrance originalflagholdersoneastandsouthelevations




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2.6ORIGINALCONSTRUCTIONANDCURRENTCONDITION

2.6.1CONCRETE

RevelstokeCityHallunderconstruction,1939[RevelstokeMuseum&Archives#4158].

The exterior of the building was constructed of monolithic cast-in-place reinforced concrete, used as both a

structuralanda finishingmaterial.Theconcretewasboard-formed,a typicalmethodat thetime,exceptonthe

twomain facades, where a newmaterial, plywood, wasused to lineformsto provide thesmoothest possible

surface.Horizontalbattenswereinsertedtoprovideshadowbandsorstreamlining,whichalsohelpeddisguise

thejointsbetweentheplywood.Thesetechniquesareoutlinedintheoriginalspecifications.Theuseofplywoodas

aformingmaterialwouldhavebeenrelativelyinnovativeatthetime.




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EXTERIORFINISHES:SPECIFICATIONS

CONCRETE

Forms:Notethatallconcreteformson2ndAvenue,andMcKenzieexteriorshallbelinedwithSylvaplyplywood.

Patching:Aftertheformsareremovedanyroughorporousspotsintheconcretemustbecleanedoutcarefullyandtheplacesfilledproperlyandinaworkmanlikemannerwithgroutingmixed1-3.Bolt

holesshallbepluggedbothsidesofwallswithcorkssetin1andholesflushedupwithcement

mortar.

LATHING&PLASTERING:FINAL

Allexposedconcreteworkshallbepaintedoncompletion,withallhoney-combingfilledwithamixofsand&cement1to2trowelledtomatchtheadjoiningsurfaces.

AdvertisementforSylvaplyPlywood[collectionDonaldLuxton].




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RevelstokeCityHallattimeofcompletion;nameanddatesignshavenotbeeninstalled.Noteverycrisplinesofconcrete

workandcontrastbetweenwallsurfacesandwindowsashandtrim[StocksPhoto,RevelstokeMuseum&Archives].

In some areas of thebuilding theoriginal surfaces may be seen

including the north side, part of

therearfaadeandthebasement

lightwells on the south faade.

Where the original concrete is

visible, a smooth painted surface

canbeisevident.Removaloflater

paint layers exposes the original

layerofivory-colouredflatpaint.




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In approximately 1972, a cost of

polymer modified cement stucco

coatingwasapplied to theexteriorof

the building, on the west, east and

south facades. This has had several

impacts. First, it obscures the clean,

simpledetailingthatissoimportantto

thearchitecturalandheritagecharacter

ofthebuilding.Second,itintroducesa

differenttexturetothesurfacesthatis

notassmoothastheoriginal.Third,it

distorts the detailing around the

windows and doors, which was

designedtobeintegralwiththeoriginal

concrete.

Over time, theadhesionof thestuccototheconcretehasstartedtofail.This

has resulted in visible cracking and

thereappearsto besubstantialdelamination.TheRJCAssessmentstates:Theexteriorwalls arebuiltof castin

placeconcretewithsmoothandboardformfinishes.Theoutsideoftheconcretewascoatedwitha thinacrylic

stucco,reportedlyafterabout1972. Severalcoatsof paint have beenapplied since then. Theconditionof the

plasterrangesfromexcellenttopoor,mostlydependingupontheamountofbondtothesubstrateconcrete.The

plasterwasappliedoverapaintedonlayerofacrylicbondingagent.Someremainsoftheoriginalpaintarevisible

belowthebondingagentlayerindicatingmarginalsurfacepreparationatthetimeofapplications.

TheRJCAssessmentconcludes:Basedonourcondition

assessment, elementsof thebuilding envelopefor the

RevelstokeCityHallappeartobeingoodconditionfor

their age. The concrete walls are in good condition,

howeverplasterappliedtothewallsinthe1970sor80s

isdelaminatingandshouldberemoved.

Left:Sampletestpatchremovalofthelaterappliedstuccoon

thehosetower,usingmechanicalremoval.Notecrispedges

ofshadowbandinginoriginalconcrete.




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2.6.2WINDOWS

The configuration and detailing of the original windows and doors are indicated in the original plans and

photographs.Thereweresomewindowanddoorreplacementsin1983,aftertheFireDepartmentmovedoutand

thefirehallbaydoorswerefilledin.Newsealedglassunitswereinstalledinsomewindowsin1998and2003.

TheRJCAssessmentstates:Woodframedwindowsappeartobeacombinationofsomeoriginalframeswithnew

IGUsinstalled,andreplacementframesreplacedapproximately30yearsago,andsomeofthesewithnewIGunits

installed. Some window frames show signs of weathering, however all appear to have been repainted quite

recentlyandappeartobeinserviceablecondition.

Asshownin theoriginal plans,the window sectionsweredetailed tobe attacheddirectlyto thecastconcrete

walls. Thereare two unique glazed assemblieson the south faade; one is a 16-unit two-story high window,

counterpointedbyacurvedwindowassemblyoffourtiersoffivepaneseach,setonconcreteledges.Thesefeature

windows,asnoted inthe originalplans,weredesigned tobe constructedof Teak,presumablyto allow forthe

greaterspans and toallow for the thinnestpossible mullions. They were not designedto have any openable

sections.

Theexistingwooden framingelementsofthesewindowsareextantandappeartobe ingoodcondition. Sealed

double-glazedunitshavebeeninsertedandtheadditionalweightdoesnotappeartohavecausedanysaggingor

deterioration.Oneoperablewindowhasbeeninsertedinthe16-unitassembly.Thewindowframesappeartobein

verygoodconditionontheinside.

ThewindowsonthenorthfaadearedescribedinSection2.6.3.Thewindowsontheeast(alley)faadehavebeen

eitherblockedupor replaced.Therearenowindowsonthenorthfaade,whichissetonthepropertylineand

facesanotherbuilding.




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Above:Originalplansforthewindows.Belowleft:Existingconditionoftheexteriorofthestairwellwindows.BelowRight:

Existingconditionoftheinteriorofthestairwellwindows.




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Above:Currentviewofsouthfaade.Below:Originalappearance[StocksPhoto,RevelstokeMuseum&Archives].




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CurrentviewofSecondFloorWindows,SouthFaade.

Asmaybeseenincomparisontotheoriginalplansandthearchivalimages,thesecondfloorwindowsonthesouth

faadethatoriginallyfacedintothelivingunitonthesecondfloorof theFireHallhavebeenalteredfromtheiroriginallyhorizontally-proportionedsash.Someoftheframingelements,includingtheverticalmullions,appearto

beoriginal. Thereplacement windowsare inpoor condition, andthe wooden sills have rottedout andrequire

replacement.




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2.6.3FRONTENTRY

RevelstokeCityHall,1944[CityofVancouverArchives586-2884].

Theoriginal designof thecentralFrontEntry,deeplyincised into themass of thefront faade,was crucialto

anchoringthedesignCityHallandemphasizingitscivicpresence.Itprovidesamonumentalscaletothebuilding.

Theglassbrickusedtolightentheinsettwo-storeyhighbackwallwasaveryinnovativematerialatthetime.It

wasspecifiedas11square,37/8thick,400SeriesmanufacturedbyOwens-Illinois.

Theglassblocksremainingoodcondition,exceptwheretwolateropeningshavebeenaddedatthesecondfloor

levelforoperablewindows;eachofthesewidowsreplacesfourglassblocks.

Theentrysurroundforthefrontdoorappearstobetheoriginalwoodensections.Thelocationsoftherecessesfor

theoriginalhingesarevisibleoneachside.Thereisnoevidenceofearlierpaintuntiltheexisting,andtheoriginal

finishwaslikelystainedandvarnished.

TheFront Entryhasbeen alteredin anumberofways,materially affecting itscontributionto theoriginalclean

linesofthecomposition.Windowanddoorreplacementsoccurredin1983,andthefrontstairswerecoatedwitha

sandedpolymerfinishataboutthesametime.Thefourwooden-sashwindowsthatfaceintotheentryhavebeen

replaced, as have the front doors. In addition, other changes have impacted the architectural and heritage

characterofCityHall,includingchangestothestairsurfacesandtheremovaloftheCityHallsignletters.Alarge

clothawninghasalsobeenaddedthatcoversalargesectionoftheoriginalentry.




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Originalappearanceofthefrontentry,lookingfromoutsideandinside.

Left:Replacementsashsetintooriginalwindowframe.Right:originalglassblocks.

2.6.4HOSETOWERLOUVERS

Anessentialelementoftheoriginaldesignistheuseoflargewoodenhorizontallouversinthehosetower,whichemphasizethehorizontalityofthecompositionandechotheuseofcornerwindowsbelow.

TheRJCAssessmentstates:Thehosetowerisingoodcondition,exceptforsignsofwaterentryat theroofand

louvers.Thewoodlouversareinadequatetopoorcondition,anddonotpreventweatherfromenteringthetower

spacedespiteinstallationofplywoodshutterstotheinterior.




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2.6.5ORIGINALCOLOURS

Thefollowingreferencesdescribetheoriginalexteriorpaintingoftheconcretewalls,withtwocoatsofBaptexcold

watercementpaint.Theconcretewallswerealwaysmeanttobepainted,ratherthanexposedasrawconcrete.

PaintingOutsideofNewCityHall. QuiteacrowdgatheredoutsidethenewmunicipalbuildingWednesday

afternoontonotetheeffectofthefirstfewbrushapplicationsofpainttotheoutsideofthenewbuilding.The

coatingmakesamarkedimprovementtheappearanceofthestructure,whichwillbefurtherenhancedbythe

secondcoatofpaint.ArchitectC.B.K.VanNormanandContractorVistaunet,bothofVancouver,wereonhand

toinitiatetheundertaking.

RevelstokeReview,April6,1939.

REVELSTOKECITYHALL:SPECIFICATIONS

PAINTING:

AllpaintingshallbedonetotheentireapprovaloftheArchitect. AllcoloursshallbeselectedandapprovedbytheArchitect. ExteriorofBuildingi.e.allconcreteworkshallreceive2coatsofBaptexcoldwatercementpaint. Allfirsash,doors,andframesshallreceiveonecoatofleadandoilprimer,beforesettingonplace. Exterior:Allexteriorwoodtrimshallreceivetwoadditionalcoatsofleadandoilpaint.Teakwood

doorsshallbevarnishedonly.

TheoriginalcoloursofCityHallweredeterminedthroughonsitesampling,andthepaintsampleswereassessedby

microscopicanalysisinordertorevealtheoriginalcolourschemeofthestructure.Theconcretewaspaintedina

verylightivorycolour,typicalofmodernistbuildingsofthetime.Windowsash,andsashanddoormouldings,we

paintedinarichmahoganycolour,whichprovidedstrikingvisualcontrast.Thiscolourcontrastappearsblackand

white in archival photographs, but in reality wasmuch more subtle, andappropriate to the architecture. The

originalcolourswerematchedasfollows:

ConcreteWallSurfaces:matchtoBenjaminMooreHistoricColourHC-27MontereyWhite;flatfinish. WindowSash,andWindowsandDoorTrim:matchtoBenjaminMooreHistoricalVancouverVC-34

StrathconaMahogany;highglossfinish.

City Hallis currently painted in twodifferentwallcolours,which does notenhancethe architectural designorreflect theoriginal unity of colour. Part of the restoration process could include re-instatement of historically

appropriatepaintcolours.PleaserefertoSection4.4ExteriorColours .




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3.CONSERVATIONGUIDELINES

3.1STANDARDSANDGUIDELINES

TheParksCanadaStandardsandGuidelinesfortheConservationofHistoricPlacesinCanada(2010)isthesource

used todetermine theapproach of interventionfor conservationprojects.The interventions proposedfor this

projectmayincludeaspectsofpreservation,rehabilitationandrestoration,asdefinedbelow:

Preservation: theactionorprocessofprotecting,maintaining,and/orstabilizingtheexistingmaterials,form,

andintegrityofahistoricplaceorofanindividualcomponent,whileprotectingitsheritagevalue.

Restoration: theactionorprocessofaccuratelyrevealing,recoveringorrepresentingthestateofahistoric

placeorofanindividualcomponent,asitappearedataparticularperiodinitshistory,whileprotectingits

heritagevalue.

Rehabilitation:theactionorprocessofmakingpossibleacontinuingorcompatiblecontemporaryuseofa

historicplaceoranindividualcomponent,throughrepair,alterations,and/oradditions,whileprotectingits

heritagevalue.

AllinterventionstoaheritagesiteshouldmeettheStandardsoutlinedinthe StandardsandGuidelines ,whichare

conservationprinciplesofbestpractice.ThefollowingGeneralStandardsshouldbefollowedwhencarryingoutany

worktoanhistoricproperty.

STANDARDS

1. Conservetheheritagevalueofahistoricplace.Donotremove,replace,orsubstantiallyalteritsintactorrepairablecharacter-definingelements.Donotmoveapartofahistoricplaceifits

currentlocationisacharacter-definingelement.

2. Conservechangestoahistoricplace,whichovertime,havebecomecharacter-definingelementsintheirownright.

3.

Conserveheritagevaluebyadoptinganapproachcallingforminimalintervention.4. Recognizeeachhistoricplaceasaphysicalrecordofitstime,placeanduse.Donotcreateafalsesenseofhistoricaldevelopmentbyaddingelementsfromotherhistoricplacesorotherproperties

orbycombiningfeaturesofthesamepropertythatnevercoexisted.

5. Findauseforahistoricplacethatrequiresminimalornochangetoitscharacterdefiningelements.

6. Protectand,ifnecessary,stabilizeahistoricplaceuntilanysubsequentinterventionisundertaken.Protectandpreservearchaeologicalresourcesinplace.Wherethereispotentialfor

disturbanceofarchaeologicalresources,takemitigationmeasurestolimitdamageandlossof

information.

7. Evaluatetheexistingconditionofcharacter-definingelementtodeterminetheappropriateinterventionneeded.Usethegentlestmeanspossibleforanyintervention.Respectheritage

valuewhenundertakinganintervention.

8. Maintaincharacter-definingelementsonanongoingbasis.Repaircharacter-definingelementbyreinforcingthematerialsusingrecognizedconservationmethods.Replaceinkindanyextensively

deterioratedormissingpartsofcharacter-definingelements,wheretherearesurvivingprototypes.

9. Makeanyinterventionneededtopreservecharacter-definingelementsphysicallyandvisuallycompatiblewiththehistoricplaceandidentifiableuponcloseinspection.Documentany

interventionforfuturereference.




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AdditionalStandardsrelatingtoRehabilitation

10. Repairratherthanreplacecharacter-definingelements.Wherecharacter-definingelementsaretooseverelydeterioratedtorepair,andwheresufficientphysicalevidenceexists,replacethem

withnewelementsthatmatchtheforms,materialsanddetailingofsoundversionsofthesame

elements.Wherethereisinsufficientphysicalevidence,maketheform,materialanddetailingof

thenewelementscompatiblewiththecharacterofthehistoricplace.

11. Conservetheheritagevalueandcharacter-definingelementswhencreatinganynewadditionstoahistoricplaceandanyrelatednewconstruction.Makethenewworkphysicallyandvisually

compatiblewith,subordinatetoanddistinguishablefromthehistoricplace.

12. Createanynewadditionsorrelatednewconstructionsothattheessentialformandintegrityofahistoricplacewillnotbeimpairedifthenewworkisremovedinthefuture.

AdditionalStandardsrelatingtoRestoration

13. Repairratherthanreplacecharacter-definingelementsfromtherestorationperiod.Wherecharacter-definingelementsaretooseverelydeterioratedtorepairandwheresufficientphysical

evidenceexists,replacethemwithnewelementsthatmatchtheforms,materialsanddetailingof

soundversionsofthesameelements.

14.

Replacemissingfeaturesfromtherestorationperiodwithnewfeatureswhoseforms,materialsanddetailingarebasedonsufficientphysical,documentaryand/ororalevidence.

3.2CONSERVATIONREFERENCES

In additions to specific materials and practice references, the following conservation references should be

consideredforanyinterventionstoRevelstokeCityHall:

StandardsandGuidelinesfortheConservationofHistoricPlacesinCanada ,ParksCanada,2010.

http://www.historicplaces.ca/en/pages/standards-normes/document.aspx

PreservationBrief9TheRepairofHistoricWoodenWindows

http://www.nps.gov/history/hps/tps/briefs/brief09.htm

PreservationBrief15PreservationofHistoricConcrete

http://www.nps.gov/history/hps/tps/briefs/brief15.htm

3.3HERITAGEEQUIVALENCIESANDEXEMPTIONS

The definition for heritage equivalencies and exemptions is now consistent throughout provincial enabling

legislationforrecognizedheritagebuildings,includingsitesthatareeitherlegallyprotectedforheritagepurposes

orthoselistedonacommunityheritageregister.

3.3.1BRITISHCOLUMBIABUILDINGCODE

BuildingCodeupgradingisthemostimportantaspectofheritagebuildingrehabilitation,asitensureslife

safetyandlong-termprotectionfortheresource.Itisessentialtoconsiderheritagebuildingsonacase-by-case

basis,astheblanketapplicationofCoderequirementsdoesnotrecognizetheindividualrequirementsand

inherentperformancestrengthsofeachbuilding.GiventhatCodecomplianceissuchasignificantfactorinthe

conservationofheritagebuildings,themostimportantconsiderationistoprovideviableeconomicmethodsof

achievingbuildingupgrades.

ThisisrecognizedintheBCBuildingCode,inwhichanumberofequivalencieshavebeendevelopedand

adoptedthatenablemoresensitiveandappropriateheritagebuildingupgrades.AsRevelstokeCityHallis

listedontheRevelstokeHeritageRegister,heritageequivalenciesavailableundertheBCBCareavailablefor

thisprojectasrequired.Inadditiontotheseequivalencies,theCitycanalsoacceptthereportofaBuilding

CodeEngineerastoacceptablelevelsofcodeperformance.




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3.3.2ENERGYEFFICIENCYACT

TheprovincialEnergyEfficiencyAct(EnergyEfficiencyStandardsRegulation)wasamendedin2009toexempt

buildingsprotectedthroughheritagedesignationorlistedonacommunityheritageregisterfromcompliance

withtheregulations.EnergyEfficiencystandardsthereforedonotapplytowindows,glazingproducts,door

slabsorproductsinstalledinheritagebuildings.Thismeansthatexemptionscanbeallowedtoenergy

upgradingmeasuresthatwoulddestroyheritagecharacter-definingelementssuchasoriginalwindowsand

doors.

Theseprovisionsdonotprecludethatheritagebuildingsmustbemademoreenergyefficient,buttheydo

allowamoresensitiveapproachofalternatecompliancetoindividualsituationsandahigherdegreeof

retainedintegrity.Increasedenergyperformancecanbeprovidedthroughnon-intrusivemethodsofalternate

compliance,suchasimprovedinsulationandmechanicalsystems.PleaserefertotheStandardsandGuidelines

fortheConservationofHistoricPlaces inCanadaforfurtherdetailaboutEnergyEfficiencyConsiderations.

ItisalsonotedintheRJCAssessmentthatthecurrentwallswithinteriorbattinsulationhaveanapproximate

R8value,andthatis2010anewheatingplantwasinstalledandconnectedtoadistrictenergysystem.




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4.CONSERVATIONRECOMMENDATIONS

The RJC Assessmentnotes: There are no specificperformanceproblemswith the building related bypersonnel

interviewed.Theofficespacesweredescribedascomfortableduringwinterandsummerseasons.Thewaterproofing

systems on walls and roof and foundations are reported to be functioning well with no leaks or deterioration

reported.

OnlythoserecommendedinterventionsintheRJCAssessmentthatwouldimpacttheheritagecharacterofCityHall

havebeenassessed;RecommendationsAandHarenotexpectedtoimpactheritagecharacterorvalue.

PleasenotethattheexistingStatementofSignificancehasbeenusedas thebasisoftheheritageevaluationof

character-definingelements.

4.1EXTERIORWALLSURFACES

TheRJCAssessmentstatesthatthelaterpolymermodifiedcementstuccocoatingisdelaminatingandshouldbe

removed:Theoriginalconcretesurfacescanbepaintedtorestoretheiroriginalappearance,orcouldbeinsulated

with EIFS to improve energy efficiency of the building. The EIFS option while desirable from an engineering

perspective, both to improve energy efficiency and protect the concrete from weather exposure, is unlikely

acceptable from an architectural appearance since it will change the appearance of the building which is

consideredtobeanimportantearlymodernistbuildinginBC.

RJCAssessment: Theexisting exteriorstuccoplaster isin poorconditionat anumberof locations around the

buildingandrequiresreplacement.Removalofthestuccowillconfirmtheconditionoftheoriginalsurfaces.The

original finish on thebuildingappears to have beenpaint on concretesurfaces,and consultationwith Donald

Luxton and Associates (DLA) will confirm appropriate measures for authentic treatmentof the exterior walls.

Applicationofatleastanewpaintcoatingisrecommendedtoreduceabsorptionofconcretesurfacestoprevent

frostdamage, reduceriskofsteelcorrosion, andreduceratesof carbonationof theconcrete.UseofEIFSas an

exteriorfinishisalsotechnicallyviableandwouldprovidesuperiorinsulationforthebuilding,butwouldalsoalter

thesurfaceplanesandthereforetheexteriorappearanceofthefacades.TheRvalueoftheexteriorwallswouldincreasetoR17throughadditionof2ofexteriorinsulation.Anexteriorinsulationandfinishsystem(EIFS)consists

ofinsulationadheredtothesubstratewallwithpolymermodifiedmortarandthenovercoatedwithathinpolymer

modified stucco finish. The exterior insulation would place the concrete in the middle of the insulated wall

assemblywhereitwouldbesubjectedtofarfewerextremesoftemperature.Thewallscouldbere-plasteredwith

acrylicmodifiedstucco,aswasalreadydoneinthe1970s,toprovidesurfaceprotectionifapaintcoatingwouldnot

beadequate.

The RJC Assessment concludes: In conclusion, the condition of the Revelstoke City Hall heritage building is

consideredtobegoodtoexcellent,particularlygivenitsageandcontinuousoccupationfor75years.Theexterior

wallsandwindowsappeartoconstitutethemajorityoftheexteriorheritageelements,andtheirupkeeprequires

someinterventionsdescribedintherecommendationsabove.Withsuchappropriaterepairsandmaintenanceto

the concrete surfaces to protect them from deterioration, and continued heating to prevent critical levels of

moisture accumulation and freeze thaw deterioration, the expected service life of the building should be

considered tobeindefinite.Severaloptions fortreating theexterior of thewallshave beenpresented.Adding

insulationtotheexteriorwalls(EIFScladding)hastheobviousbenefitofdecreasingheatingcostsandprotectingthe walls from frost and moisture damage, however it is considered to degrade the exterior appearance

considerably.Comfortlevelsinsidethebuildingarenotreportedtobeproblematic.Alternateexteriortreatments

suggestedtherefore,whicharelessenergyefficientbutpreservemoreof thevisualheritage,areconsideredto

provideadequateprotectiontotheconcreteandcanbeusedwithconfidenceaslongasthebuildingcontinuesto

beadequatelyheatedduringwinterweather.




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RecommendationsforRemediation

B:Removelooseplasterfromthebuildingtoremoveoverheadhazard. C:Checktheconditionoftheconcretesubstrateatrepresentativelocationstodetermineifthe

plasterwasinstalledtoremedysurfacedeteriorationongoinginthe1970s.

D:Replacetheexteriorfinisheswithnewpaint,stuccoplaster,orEIFS.

ApplicableConservationStandards

Standard1:Conservetheheritagevalueofahistoricplace.Donotremove,replace,orsubstantiallyalteritsintactorrepairablecharacter-definingelements.Donotmoveapartofahistoricplaceifits


Standard3:Conserveheritagevaluebyadoptinganapproachcallingforminimalintervention. Standard4:Recognizeeachhistoricplaceasaphysicalrecordofitstime,placeanduse.Donotcreate

afalsesenseofhistoricaldevelopmentbyaddingelementsfromotherhistoricplacesorother

propertiesorbycombiningfeaturesofthesamepropertythatnevercoexisted.

Standard7:Evaluatetheexistingconditionofcharacter-definingelementtodeterminetheappropriateinterventionneeded.Usethegentlestmeanspossibleforanyintervention.Respect

heritagevaluewhenundertakinganintervention.

Standard10:Repairratherthanreplacecharacter-definingelements.Wherecharacter-definingelementsaretooseverelydeterioratedtorepair,andwheresufficientphysicalevidenceexists,

replacethemwithnewelementsthatmatchtheforms,materialsanddetailingofsoundversionsof

thesameelements.Wherethereisinsufficientphysicalevidence,maketheform,materialand

detailingofthenewelementscompatiblewiththecharacterofthehistoricplace.

Standard11:Conservetheheritagevalueandcharacter-definingelementswhencreatinganynewadditionstoahistoricplaceandanyrelatednewconstruction.Makethenewworkphysicallyand

visuallycompatiblewith,subordinatetoanddistinguishablefromthehistoricplace.

CONSERVATIONASSESSMENT CHARACTER-DEFININGELEMENT PROPOSEDINTERVENTION:EXTERIORFINISH CHARACTER-DEFININGELEMENT NEWPAINT STUCCOPLASTER EIFS

LEVELOFINTERVENTION Restoration Preservation Rehabilitation

Form,scaleandmassing Restorationoforiginal

form,scaleandmassing.

Existingform,scaleand

massing.

Distortionoforiginal

form,scaleandmassing.

CharacteristicsoftheInternationalStyle,including

horizontalemphasisasexemplifiedbygroovesinthe

reinforcedconcretewallsurface,useofcontemporary

materials,flatroof,roundedcorners,horizontalbands

ofconcrete,emphasisonsharp-angledshapes.

Restorationoforiginal

detailing.Conformsto

applicableStandards.

Retainscurrentsituation

ofcompromised

detailing.

ContravenesStandards

1,3,4,7,10and11.

Distortionoforiginal

relationship.Greater

impactondetailing.

Firedepartmenthose-dryingtower. Restorationoforiginal

detailing.Conformsto

applicableStandards.

Retainscurrentsituation

ofcompromised

detailing.

ContravenesStandards

1,3,4,7,10and11.

Cornerlocation. N/A N/A N/A

Prominenceontheskyline. N/A N/A N/A

Patternoffenestration. Restorationoforiginal

relationship.

Existingrelationship. Distortionoforiginal

relationship.Greater

impactondetailing.

Glassblockssurroundingentrydooroneastelevation. N/A N/A N/A

Plantersflankingmainentranceandlargewindowon

southelevation.

N/A N/A N/A

Matureconiferoustreestoeithersideofmain

entrance.

N/A N/A N/A

Originalflagholdersoneastandsouthelevations. Restorationoforiginal

relationshiptowall.

Existingrelationship. Willrequirerelocation.

HERITAGEIMPACT Preferred Acceptable NotAcceptable

ConservationRecommendation:Restoration

TheapplicationofanEIFSsystemontheexteriorisincompatiblewithheritagecharacter. Asthelaterstuccoisremoved,theoriginalconcreteshouldberepairedandpainted.




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4.2WINDOWANDDOORASSEMBLIES

RJCAssessment:Thewoodwindowsaremostlynot originaland appeartohavebeenreplacedatvarioustimes,

mostrecentlythroughthedecadesof1980sand1990s.Allthewindowscurrentlyhavedoubleglazedunits(IGU)

installedinreplacedorrepairedwoodframes.Nowholescalereplacementisrecommendedatthistimesincethe

windows appear to be functional if weathered in appearance on some elevations. Budgeting for window

replacementshouldbeplannedforabout10yearsfromnow.DLAcanprovidecommentonappropriatewindow

configurations for when they are replaced since the frames currently installed do not replicate the original

appearance.

Furtherexaminationindicatesthattherearesubstantialamountsoforiginalwindowsashthathavenotfailedand

canberetainedorrepaired.Insomeareas,partsoforiginalframingremainandcouldberehabilitated.Otherareas

demonstratefailureandshouldbereplacedin-kind.Therearenooriginalexteriordoorsthatremain.


E:Prepareawindowreplacementstrategyinkeepingwithdeteriorationratesofexistingwindows.

ApplicableConservationStandards

Standard1:Conservetheheritagevalueofahistoricplace.Donotremove,replace,orsubstantiallyalteritsintactorrepairablecharacter-definingelements.Donotmoveapartofahistoricplaceifits


Standard3:Conserveheritagevaluebyadoptinganapproachcallingforminimalintervention. Standard7:Evaluatetheexistingconditionofcharacter-definingelementtodeterminethe

appropriateinterventionneeded.Usethegentlestmeanspossibleforanyintervention.Respect

heritagevaluewhenundertakinganintervention.

Standard8:Maintaincharacter-definingelementsonanongoingbasis.Repaircharacter-definingelementbyreinforcingthematerialsusingrecognizedconservationmethods.Replaceinkindany

extensivelydeterioratedormissingpartsofcharacter-definingelements,wheretherearesurviving

prototypes.

Standard10:Repairratherthanreplacecharacter-definingelements.Wherecharacter-definingelementsaretooseverelydeterioratedtorepair,andwheresufficientphysicalevidenceexists,

replacethemwithnewelementsthatmatchtheforms,materialsanddetailingofsoundversionsof

thesameelements.Wherethereisinsufficientphysicalevidence,maketheform,materialand

detailingofthenewelementscompatiblewiththecharacterofthehistoricplace. Standard11:Conservetheheritagevalueandcharacter-definingelementswhencreatinganynew

additionstoahistoricplaceandanyrelatednewconstruction.Makethenewworkphysicallyand

visuallycompatiblewith,subordinatetoanddistinguishablefromthehistoricplace.

CONSERVATIONASSESSMENT CHARACTER-DEFININGELEMENT PROPOSEDINTERVENTION:WINDOWSANDDOORS CHARACTER-DEFININGELEMENT WINDOWREHABILITATION WINDOWREPLACEMENT

LEVELOFINTERVENTION Restoration/Rehabilitation Replacement

Form,scaleandmassing N/A N/A

CharacteristicsoftheInternationalStyle,including

horizontalemphasisasexemplifiedbygroovesinthe

reinforcedconcretewallsurface,useofcontemporary

materials,flatroof,roundedcorners,horizontalbands

ofconcrete,emphasisonsharp-angledshapes.

Retentionofexistingcharacter-

definingelements.Restorationof

originaldesignappearance.Conforms

toapplicableStandards.

ContravenesStandards1,3,47,10and

11.Distortionoforiginalrelationship.

Greaterimpactondetailing.

Firedepartmenthose-dryingtower. N/A N/ACornerlocation. N/A N/A

Prominenceontheskyline. N/A N/A

Patternoffenestration. Restorationoforiginaldetailingand

appearance.Conformstoapplicable

Standards.

Distortionoforiginalrelationship.

Greaterimpactondetailing.

Glassblockssurroundingentrydooroneastelevation. N/A N/A




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Plantersflankingmainentranceandlargewindowon

southelevation.

N/A N/A

Matureconiferoustreestoeithersideofmain

entrance.

N/A N/A

Originalflagholdersoneastandsouthelevations. N/A N/A

HERITAGEIMPACT Preferred NotAcceptable

ConservationRecommendation:Restoration/Rehabilitation

Afullprogramofwindowreplacementisnotrecommended Aprogramfortheretentionofrepairablewindowelementsshouldbedeveloped,withrepair/

rehabilitationofexistingwindowsandreplacementin-kindofnon-repairableelements.Finalwindow

appearanceshouldmatchoriginal.

Restoreappearanceoforiginaldoorswhenpossible.

4.3:ROOFASSEMBLIES

The roofs have been recently replaced with insulated assemblies, except for the hose tower roof. It is

recommendedthatsomeroofaccessoriesbeprovidedsuchaswalkingpaths,protectionforexposedtheparapet

betweenrooflevels,andmodificationstotheexistingsheetmetalwork.Thehosetowerroofhasnotbeenrecentlyreplacedandappearstobeacandidatefor.Furtherwaterproofingofthetowerlouveropenings,andrepairingor

replacingofthelouversisrecommendedtoimproveweathertightnessofthetopofthetower.


F:Repairflashingdeficiencies,protectmembranefolds,andinstallwalkpathsonroofmembrane. G:Waterprooftowerroof,roofhatch,andlouvers.

ConservationRecommendation:Rehabilitation

Repairstrategiesforflashings.Ensurethatwhenflashingsarereplacedtheyareanappropriatecolourthatharmonizeswiththeproposedauthenticcolourscheme.

Repairratherthanreplacehistoriclouvers.Developappropriatewatercontrolstrategiesthatdonotaffectexteriorappearance.

4.4FRONTENTRYThemonumental nature of the Front Entry hasbeen compromisedby a number of changesover time. These

changeshavehadasubstantialimpactontheappearanceofthemostpublicfaceofthebuilding.


RestoreelementsoftheFrontEntrythatareessentialtoitsoriginalcharacter.Considerremovaloftheclothawning,restorationofwindowsanddoorsandre-installationoforiginalsignage.

4.5EXTERIORCOLOURS

Partoftherestorationprocesscouldbetofinishthebuildinginhistoricallyappropriatepaintcolours.Asthisisa

cost-neutral recommendation, it is strongly recommended that the original colours be restored. A restoration

colourschemeshouldbedevelopedpriortoanyexteriorinterventions.


Re-applytheoriginalhistoriccolourschemeforexteriorpaintedfinishes.




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4.6MAINTENANCEPLAN

In addition, a cyclical Maintenance Plan shouldbe developed that will safeguard the heritage character-defining

elementsofRevelstokeCityHallonalong-termbasis.

ConservationRecommendation

DevelopacyclicalMaintenancePlantoconservecharacter-definingelements.

4.7CONSERVATIONRECOMMENDATIONS

AreviewoftheproposedinterventionsforRevelstokeCityHallindicatethatmuchofthe remedialwork canbe

directed towardsa restorationof theoriginalheritagecharacterand architecturalappearance ofthissignificant

landmarkbuilding.Wheretherearedifferentapproachestoeachintervention,achoiceshouldbemadetodirect

theworktowardsrestorationofthischaracter.Thisshouldconsistprimarilyofthe preservation ofthecharacter-

definingelementsofexteriorandinterior,restorationoforiginalcharacter-definingelementswhentheyhavebeen

altered,andrehabilitationofdeterioratedelements.

SUMMARYOFCONSERVATIONRECOMMENDATIONS

4.1EXTERIORFINISH


TheapplicationofanEIFSsystemontheexteriorisincompatiblewithheritagecharacter. Asthelaterstuccoisremoved,theoriginalconcreteshouldberepairedandpainted.

4.2WINDOWANDDOORASSEMBLIES

ConservationRecommendation:Restoration/Rehabilitation

Afullprogramofwindowreplacementisnotrecommended Aprogramfortheretentionofrepairablewindowelementsshouldbedeveloped,withrepair/

rehabilitationofexistingwindowsandreplacementin-kindofnon-repairableelements.Finalwindow

appearanceshouldmatchoriginal.

Restoreappearanceoforiginaldoorswhenpossible.

4.3ROOFASSEMBLIES

ConservationRecommendation:Rehabilitation Repairstrategiesforflashings.Ensurethatwhenflashingsarereplacedtheyareanappropriatecolour

thatharmonizeswiththeproposedauthenticcolourscheme.

Repairratherthanreplacehistoriclouvers.Developappropriatewatercontrolstrategiesthatdonotaffectexteriorappearance.

4.4FRONTENTRY


RestoreelementsoftheFrontEntrythatareessentialtoitsoriginalcharacter.Considerremovaloftheclothawning,restorationofwindowsanddoorsandre-installationoforiginalsignage.

4.5EXTERIORCOLOURS


Re-applytheoriginalhistoriccolourschemeforexteriorpaintedfinishes.

4.6MAINTENANCEPLAN

ConservationRecommendation

DevelopacyclicalMaintenancePlantoconservecharacter-definingelements.




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ACKNOWLEDGEMENTS

TheRevelstokeCityHallBuildingEnvelopeHeritageAssessmentwasundertakenfortheCityofRevelstokein2012-

13byDonaldLuxton,Principal,MeganFaulknerandR.J.McCullochofDonaldLuxton&AssociatesInc.

ClientliaisonwasprovidedbyJohnGuenther,DirectorofPlanning,CityofRevelstoke.

WewouldliketothankLesliePeer,Principal,BuildingScienceandRestoration,ReidJonesChristoffersenLtd.forhis

collaborativeworkonthisproject.

WewouldalsoliketothankCathyEnglish,Curator,RevelstokeMuseum&ArchivesandthestaffoftheCityof

VancouverArchivesfortheirassistancewiththeresearchforthisproject.




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APPENDIXA:RESEARCHREFERENCES

A.1C.B.K.VANNORMAN

Sources:DonaldLuxton,BuildingtheWest:TheEarlyArchitectsofBritishColumbia.Vancouver,Talonbooks,2nd

ed.,2007;Obituary,VancouverSun,September15,1975,p.22;Obituary,VancouverProvince,September15,1975,

p.7;biographyandportraitinWho'sWhoinBritishColumbia,1937-39,p.151;Who'sWhoinCanada,1949-50,

p.239;MembershipFiles,ArchitecturalInstituteofBritishColumbia;CityofVancouverArchivesC.B.K.VanNorman

Fonds Add.MSS.755; SeanRossiter,"HouseThat CharlieBuilt Restson Shaky Ground," Vancouver Sun, Saturday

Review,April9, 1994,p.D7;Powell River Co.Storefrom thePowellRiverDigester, Mar./Apr. 1947; Robert Hill,

BiographicalDictionaryofArchitectsinCanada1800-1950.[www.dictionaryofarchitectsincanada.org/]

A.2CITYOFVANCOUVERARCHIVES

RevelstokeCityHallPlans,C.B.K.VanNormanfondsAdd.MSS.755-435 RevelstokeCityHall,1944:CVA586-2884. C.B.K.VanNorman,circa1946[CityofVancouverArchivesPortP1440].

A.3REVELSTOKEMUSEUM&ARCHIVES

RevelstokeMuseum&ArchivesClippingsFile RevelstokeReview,March6,1936:BasementattheCityHallCavedInTuesday. RevelstokeReview,March6,1938,page1: CityHallBuildingCondemned. RevelstokeReview,June3,1938:CouncilMaySubmitBy-LawforCivicBuilding . RevelstokeReview,June17,1938:CouncilToSubmitBy-LawNewCityHallCityCouncilNotSatisfied

WithPresentCostlyRentalArrangementsWithDepartmentsNotCentralized .

RevelstokeReview,July8,1938:ToBeorNotToBe(EditorialaboutMunicipalBy-Law) RevelstokeReview,July8,1938:MayorAsksBy-LawSupportOfBoardOfTradeBuildingStressedby

MayorHardmanatBoardofTradeMeetingLastNight.

RevelstokeReview,July15,1938:CityHall-FireHallBy-LawVotingTomorrowCityCouncilWouldStartWorkonNewBuildingatOnceUnderSupervisionofOutsideArchitect.

RevelstokeReview,July22,1938: CityBuildingBy-LawCarriesbyBigMajorityLargestRecordedVoteinRecentMoneyBy-LawsAssuresCityofModernFireHallandCityHall.

RevelstokeReview,July22,1938:CoastFirmSeeksArchitectWorkonNewCityBuilding. RevelstokeReview,July29,1938:ArchitectandSupervisorofCityBuildingisNamedC.B.K.Van

Norman,ofVancouver,GetsAppointmentatSpecialMeetingofCityCouncilYesterday.

RevelstokeReview,August19,1938:TentativePlansofMunicipalBldg.SeenByCouncilFinalPlansandSpecificationsReadyinAboutTwoWeeks,StatesArchitect.

RevelstokeReview,October7,1938:WorkStartedonNewCityHallLevelsTakenandExcavationWorkProceeding.

RevelstokeReview,November18,1938:CityHallWorkProgressingWell. RevelstokeReview,January20,1939:ZealandEarnestnessLackinginourDemocraticSystem. RevelstokeReview,March24,1939:CityHalltoOpenforInspectionNextWeek. RevelstokeReview,March24,1939,page20: WillCutACakeRevelstokeObservesBirthdayWith

CompletionOfCityHallCityJustFortyYearsOldRecallsItsIncorporation,FirstMunicipalElection.

RevelstokeReview,April6,1939:PaintingOutsideofNewCityHall. RevelstokeReview,April14,1939:FireAlarmSystemCutInToNewHallWorkofTransferringLines

andEquipmentfromTemporaryBuildingToBeFinishedThisEveningSwitchOverinLessThanTwo

Seconds.




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RevelstokeMuseum&Archives91.1.2S-3F-5: CityHallConstruction1938-1939:ContractswithC.B.K.VanNorman.

LetterfromVanNormantoCityClerk,July28,1938,Feeof6%ofcostofbuilding,plustravelingexpenses.Totalcostofbuildingnottoexceed$38,000.

RevelstokeMuseum&Archives91.1.2S-3F-6: CityHallConstruction1938-1939:Tenders. TenderforMunicipalBuilding,Montcrieff&Vistaunet,$32,668.00(lowesttender).

RevelstokeMuseum&Archives91.1.2S-3F-7: CityHallConstruction1938-1939:ContractsMontcrieff&Vistaunet.

RevelstokeMuseum&Archives91.1.2S-3F-8: CityHallConstruction1938-1939:Accounts. RevelstokeMuseum&Archives91.1.2S-3F-9: CityHallConstruction1938-1939:General

Correspondence.

RevelstokeMuseum&Archives91.1.2S-3F-10: CityHallConstruction1938-1939:CatlinBuildingAdjoining.

RevelstokeMuseum&Archives91.1.2S-3F-11: CityHallConstruction1938-1939: MunicipalBuildingLoanBy-Law.(By-LawNo.436,adoptedJuly20,1938).

RevelstokeMuseum&Archives: ArchivalPhotographs RevelstokeMuseum&Archives: CommunityHistory


revelstoke city hall building envelope heritage assessment

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