proposal - surrey · [328 ft.] of the subject property, as well as the ocean park business...

City of Surrey PLANNING & DEVELOPMENT REPORT

File: 7915-0310-00

Planning Report Date: November 4, 2019

PROPOSAL:

• Heritage Revitalization Agreement

to facilitate the restoration and long term protection of the Verna Porter Residence and subdivision into four single family lots and one park lot.

LOCATION: 13539 – 16 Avenue

ZONING: RH-G & RF

OCP DESIGNATION: Suburban

Staff Report to Council File: 7915-0310-00

Planning & Development Report

RECOMMENDATION SUMMARY • By-law Introduction and set date for Public Hearing for Heritage Revitalization Agreement

(HRA). DEVIATION FROM PLANS, POLICIES OR REGULATIONS • Through the HRA, the applicant is proposing to:

o Reduce the minimum lot area and lot width of proposed Lots 1 and 2 under the

"Half-Acre Residential Gross Density Zone (RH-G)"; and

o Reduce the minimum lot depth of proposed Lot 4 under the "Single Family Residential Zone (RF)".

RATIONALE OF RECOMMENDATION • The proposed HRA will protect the Verna Porter Residence on proposed Lot 3. The Verna

Porter Residence is a significant and rare example of Post-war Modernist architecture in the City, constructed in 1959.

• The HRA will contribute to the City’s goal of promoting long term preservation of the City’s heritage assets.

• The Heritage Advisory Commission supports the proposed HRA.

• The proposal will result in the conveyance of approximately 531 square metres [0.13 acres] of

land for park purposes, which will supplement the existing adjacent parkland to the north. This will create a contiguous park area of approximately 2,125 square metres [0.53 acres].

Staff Report to Council

File: 7915-0310-00


RECOMMENDATION The Planning & Development Department recommends that: 1. A By-law be introduced to allow the property owner and the City of Surrey to enter into a

Heritage Revitalization Agreement to allow for the restoration and maintenance of the Verna Porter Residence property at 13539 – 16 Avenue, on proposed Lot 3 (Appendix V), and a date be set for Public Hearing.

2. Council instruct staff to resolve the following issues prior to final adoption:

(a) ensure that all engineering requirements and issues including restrictive covenants, dedications, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering;

(b) submission of a subdivision layout to the satisfaction of the Approving Officer;

(c) submission of a finalized tree survey and a statement regarding tree preservation

to the satisfaction of the City Landscape Architect;

(d) demolition of existing accessory buildings and structures to the satisfaction of the Planning and Development Department;

(e) registration of a Section 219 Restrictive Covenant on title for tree protection on the

subject site; and (f) submission of a tree windfirm assessment for the trees to be located within the lot

to be conveyed to the City as Park (Lot 5) to identify any hazard trees. REFERRALS Engineering: The Engineering Department has no objection to the propose

Heritage Revitalization Agreement (Appendix III).

Parks, Recreation & Culture:

Parks requires that a windfirm study be completed for the proposed retained trees on the Park lot (Lot 5) prior to Final Adoption.

Heritage Advisory Commission (HAC):

At the October 16, 2019 HAC meeting, no concerns were raised, and support was given for the proposed HRA (Appendix IV).

SITE CHARACTERISTICS Existing Land Use: Historic single family dwelling (Verna Porter Residence) on

Surrey’s Community Heritage Register.



Adjacent Area:

Direction Existing Use OCP Designation Existing Zone

North:

Park Suburban RH-G

East:

Mixed-use Building Multiple Residential CD (By-law No. 17655)

South (Across 16 Avenue):

Single Family and Duplex Residential

Urban RF & RM-D

West:

Single Family Residential

Suburban RF & RH-G

DEVELOPMENT CONSIDERATIONS • The subject property, located at 13539 – 16 Avenue, is designated "Suburban" in the Official

Community Plan (OCP) and is split zoned "Single Family Residential Zone (RF)" on the southern half of the property and "Half-Acre Residential Gross Density Zone (RH-G)" on the northern half of the property.

• The lot is approximately 4,874 square metres (1.2 acres) in area.

Heritage Background and Significance • Constructed in 1959, the Verna Porter Residence is valued as a significant and rare example of

Post-war Modernist architecture with Moderne-Streamline elements. This is characterized by the horizontal orientation of the house, with its flat roof and second floor set back to maintain a one-story appearance from the front. The residence also incorporates curved corners, asymmetric massing, a front façade composed of a series of recessed planes, a recessed front entrance, and a series of windows which wrap around the southeast curved corner.

• The site is also valued for its association with Grace Wooster Carlsen, one of eleven children

of pioneer Surrey residents Eric and Annie Anderson. Grace Carlsen, together with Phyllis Victoria Steinbach, were the owners that subdivided and sold the property to Verna Porter upon which the residence was constructed.

• The existing dwelling on the subject property has been listed on the Surrey Community

Heritage Register since November 2016, when the current application was submitted to the City.

Heritage Revitalization Agreement • Under the proposed Heritage Revitalization Agreement (HRA), the existing heritage building

will be retained, and the property subdivided into two single family urban lots, and two single family suburban lots. The intent of an HRA is to protect properties on the heritage register as part of development to ensure the long-term conservation of the City’s heritage assets.



• The HRA proposes to:

o permit the reductions in lot areas and lot widths for the two proposed RH-G lots

(Lots 1 and 2), and reductions in lot depth for one of the RF lots (Lot 4);

o relocate the heritage house south and place it onto a new foundation in order to allow for subdivision of the existing parcel;

o preserve the massing and scale of the heritage house;

o construct a new rear porch in keeping with the original design of the building; o preserve the original stucco and lapped wood siding façade; o reconstruct front entrance stairs as a replica of the original; o repair original windows as necessary, and reinstall hopper windows on the loft level; o install a historically accurate front door; o repair and rehabilitate the flat roof; o dismantle and clean chimney bricks prior to relocation, and reassemble them in their

original appearance; o preserve weathered copper ornamentation; o repaint the heritage house in historically appropriate colours; o reinstate interior stairs to the basement and remove the suites in order to reconvert

the heritage house to a single family dwelling form; and o reconstruct the rear detached garage in a replicated form after the heritage house has

been moved onto its new foundation. • The proposed HRA prescribes the terms and conditions of continued protection for the

heritage value and heritage character of the dwelling (Appendix V). The property owner will submit a Maintenance Plan and Funding Strategy for review and approval by the General Manager, Planning and Development and the Heritage Advisory Commission within one (1) year of the HRA by-law being adopted.

Proposed Development

• The applicant is proposing to retain the existing heritage home, the Verna Porter Residence,

by relocating it onto proposed Lot 3 of the site. This will allow for the split-zoned property to be subdivided under existing zoning into two RF lots and two RH-G lots, as well as one park lot (Appendix II).



• Under the HRA, the applicant is proposing the following variances:

o Reduce the minimum lot area of proposed Lot 1 under the RH-G Zone from

1,300 square metres [14,000 sq. ft.] to 930 square metres [10,0010 sq. ft.];

o Reduce the minimum lot area of proposed Lot 2 under the RH-G Zone from 1,300 square metres [14,000 sq. ft.] to 922 square metres [9924 sq. ft.];

o Reduce the minimum lot width of proposed Lots 1 and 2 under the RH-G Zone from

30 metres [100 ft.] to 24 metres [80 ft.]; and o Reduce the minimum lot depth of proposed Lot 4 under the RF Zone from 28 metres

[90 ft.] to 25.8 metres [85 ft.].

• In addition to the creation of four new single family lots, the property owner has agreed to dedicate proposed Lot 5 (531 square metres) as a park lot. This will supplement the existing adjacent park to the north, resulting in a contiguous parks area of approximately 2,125 square metres [0.53 acres].

• As part of the development application, the existing east-west lane to the west of the subject

property will be extended to give access to proposed Lots 3 and 4 which will be fronting 16 Avenue, an arterial road. Existing access off of 16 Avenue will be removed. Proposed Lots 1 and 2 will gain access from a new road that will connect 135A Street and 135B Street.

PRE-NOTIFICATION • Pre-Notification letters were sent on January 12, 2018, to 96 property owners within 100 metres

[328 ft.] of the subject property, as well as the Ocean Park Business Association and the Ocean Park Community Association.

• A Development Proposal Sign was installed on May 29, 2019, along the front lot line fronting

16 Avenue, at the northeast corner of the property fronting 135B Street, and at the northwest corner of the property fronting 135A Street.

• To date, staff have received no correspondence from the public related to the proposed HRA

and subdivision. TREES

• The applicant has advised that a Tree Windfirm Study, as required by Parks, would be

provided prior to final adoption of the HRA. This study would be required to be reviewed and found satisfactory by Parks staff prior to the subject application proceeding to Final Adoption of the associated HRA By-law.



INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Project Data Sheets Appendix II. Proposed Subdivision Layout Appendix III. Engineering Summary Appendix IV. Surrey Heritage Advisory Commission Minutes Appendix V. Heritage Revitalization Agreement

original signed by Ron Hintsche Jean Lamontagne General Manager Planning and Development DZ/cm

APPENDIX I SUBDIVISION DATA SHEET

Requires Project Data Proposed

GROSS SITE AREA Acres 1.2 Hectares 0.48 NUMBER OF LOTS Existing 1 Proposed 4 SIZE OF LOTS Range of lot widths (metres) 23.1 – 24.9 Range of lot areas (square metres) 642 - 933 DENSITY Lots/Hectare & Lots/Acre (Gross) Lots/Hectare & Lots/Acre (Net) SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal &

Accessory Building

Estimated Road, Lane & Driveway Coverage Total Site Coverage PARKLAND Area (square metres) 531 % of Gross Site 11% Required PARKLAND 5% money in lieu YES TREE SURVEY/ASSESSMENT YES MODEL BUILDING SCHEME YES HERITAGE SITE Retention YES FRASER HEALTH Approval NO DEV. VARIANCE PERMIT required Road Length/Standards NO Works and Services NO Building Retention NO Others NO

Appendix II

Appendix II

ltsURREv ~ the fulure lives here.

INTER-OFFICE MEMO

TO:

FROM:

DATE:

Manager, Area Planning & Development - South Surrey Division Planning and Development Department

Development Services Manager, Engineering Department

September 20, 2019 PROJECT FILE:

RE: Engineering Requirements Location: 1353916 Ave

HERITAGE REVITALIZATION AGREEMENT

There are no engineering requirements relative to issuance of the Heritage Revitalization Agreement.

Tommy Buchmann, P.Eng. Development Services Manager

NOTE: Detailed Land Development Engineering Review available on file

Appendix III

Surrey Heritage Advisory Commission - Minutes October 16, 2019

Page 2

D. NEW BUSINESS

1. PLANNING & DEVELOPMENT

(a) 15-0310 Verna Porter Residence Heritage Revitalization Agreement Application File: 6800-10 Daren Zuk, Heritage Planner, summarized the report dated October 8, 2019 regarding a Heritage Revitalization Agreement (HRA) application that has been received for the Verna Porter Residence located at 13539 16 Avenue. The Commission noted that HRA application provides an opportunity to preserve a property that demonstrates the development history of Surrey. It was Moved by Commissioner Tannen Seconded by Commissioner Priddy That the Heritage Advisory Commission: 1. Receive the report dated October 8, 2019 for information; and 2. Recommend to the General Manager, Planning and Development

Department, that the Heritage Revitalization Agreement for the Verna Porter Residence located at 13539 16 Avenue be forwarded to Council for consideration following City Architect and Legal review.

Carried

(b) Action Plan / Network Meeting File: N/A (Verbal Report) Daren Zuk, Heritage Planner, suggested that the Heritage Network Meeting should be scheduled for the first quarter of 2020 in order to allow new Commissioners to be involved. The Commission provided the following suggestions for a goal, vision and outcomes for the network meeting:

• The agenda topic for the meeting should be relevant to the groups attending and also help attract new members.

• A heritage developer could be invited to discuss the pros, cons and economic benefits of owning and developing a heritage property. Charan Sethi of Tien Sher and the Rize Atelier development team working on the North Surrey Medical Building project were suggested as examples.

• A Council representative from a city with heritage accomplishments could be invited to provide a presentation.

P207052

Text Box

Appendix IV

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CITY OF SURREY

BY-LAW NO.

A by-law to enter into a heritage revitalization agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . WHEREAS: A. The Council may by by-law pursuant to Part 15 of the Local Government Act, R.S.B.C. 2015,

Chapter 1, as may be amended from time to time, enter into a heritage revitalization

agreement with the owner of heritage property;

B. The Council considers that certain lands, premises and improvements have heritage value

and heritage character and ought to be conserved, which are situate within the City and

described as:

Parcel Identifier: 010-519-505

Lot 2 Section 17 Township 1 New Westminster District Plan 77298 Part: East 1/2

13539 – 16 Avenue

(the "Lands");

As the legal description noted above is to change, the City Clerk is directed to insert the following new legal description once title(s) has/ have been issued as follows:

Parcel Identifier: ______________________

________________________________________________ _____________________________________

(the “Lands”)

C. The owner of the Lands and the City of Surrey have agreed on the nature, character and

extent of the heritage value and heritage character of the Lands and on the nature, extent

and form of conservation necessary to protect the heritage value and heritage character of

the Lands;

NOW THEREFORE, the City Council of the City of Surrey, in open meeting assembled, enacts as

follows:

P207052

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Appendix V

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1. The City is authorized hereby to enter into that certain Heritage Revitalization Agreement

appended to this By-law as Schedule "I" (the "Heritage Revitalization Agreement") in

respect of the Lands.

2. The Mayor and the City Clerk are authorized on behalf of the Council to sign the Heritage

Revitalization Agreement and to register a notice on the title of the Lands.

3. Schedule "I" forms a part of this By-law.

4. This By-law may be cited for all purposes as "City of Surrey Heritage Revitalization

Agreement By-law, 20 , No._______."

READ A FIRST AND SECOND TIME on the ____day of_____20 .

PUBLIC HEARING HELD thereon on the ____day of_____20 .

READ A THIRD TIME on the ____day of_____20 .

RECONSIDERED AND FINALLY ADOPTED, signed by the Mayor and Clerk, and sealed with the

Corporate Seal on the ____day of_____20 .

______________________________________ MAYOR ______________________________________ CLERK

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SCHEDULE "I"

[To City of Surrey Heritage Revitalization Agreement By-law, 20 , No.______]

HERITAGE REVITALIZATION AGREEMENT

This Agreement made the ___ day of __________, 20

BETWEEN:

(the "Owner")

OF THE FIRST PART

AND:

CITY OF SURREY, a municipal corporation, having offices at 13450 – 104 Avenue Surrey, British Columbia V3T 1V8

(the "City")

OF THE SECOND PART

WHEREAS:

A. The Owner is the registered owner in fee simple of the following lands andpremises situate in the City of Surrey, British Columbia and described as:

Parcel Identifier: 010-519-505 Lot 2 Section 17 Township 1 New Westminster District Plan 77298 Part: East 1/2

13539 – 16 Avenue

(the "Lands")

As the legal description noted above is to change, the City Clerk is directed to insert the following new legal description once title(s) has/ have been issued as follows:

Parcel Identifier: ______________________ ________________________________________________

_____________________________________

(the “Lands”);

B. The Owner and the City consider that the Lands, including the improvements andfeatures on the Lands, have heritage value and heritage character;

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C. The Owner and the City desire to conserve the heritage value and heritage character of the Lands;

D. For the purpose of conservation of the heritage value and heritage character of the

Lands, the Owner and the City have agreed to enter into this Agreement setting out the terms and conditions of continuing protection for the heritage value and heritage character of the Lands;

E. The Owner has agreed to the terms for compensating the City for the loss in

heritage value in accordance with Section 2(f) of this Agreement in the event the heritage improvements or features on the Lands are moved or destroyed other than through natural causes;

F. The improvements or features on the Lands which have heritage value and heritage

character which both the Owner and City desire to conserve have been described by text, photographs, plans and drawings attached to this Agreement as Appendix “A” (the "Conservation Plan") and Appendix “B” (the “Green City Planning Services Plan”);

G. The improvements or features identified in the Conservation Plan as the Verna

Porter Residence (the "Heritage House") is listed on the Surrey Heritage Register and the Owner and the City consider that the Heritage House has heritage value and heritage character such that all provisions of this Agreement applicable to the Lands also apply to the Heritage House; and

H. The Lands are subject to variances contained in Appendix "C".

NOW THEREFORE THIS AGREEMENT WITNESSES that in consideration of the mutual premises of the parties hereto and for other good and valuable consideration (the receipt and sufficiency of whereof is hereby by the parties acknowledged) the Owner and the City covenant and agree with one another pursuant to Section 610 of the Local Government Act, R.S.B.C. 2015, Chapter 1, as amended, re-enacted or consolidated from time to time and any successor statute (the "Local Government Act"), as follows:

Conservation Plan 1. (a) The Conservation Plan and the Green City Planning Services Plan form part

of this Agreement. To the extent that the text, photographs, plans and drawings constituting the Conservation Plan or the Green City Planning Services Plan require interpretation, the City shall be, in the first instance, the interpreter of the Conservation Plan and Green City Planning Services Plan and shall determine the matter. If the Owner is dissatisfied with the City's interpretation, then Section 15 of this Agreement shall apply.

(b) Part I of the Conservation Plan identifies, details and describes the

character, extent and nature of the improvements and features on the Lands that have heritage value and heritage character. Part II of the Conservation Plan sets out the maintenance strategy, general standards and exemptions for the conservation and maintenance of all improvements and features on the Lands that have heritage value and heritage character. Part III of the Conservation Plan sets out the standards and specifications for restoration, rehabilitation, replication, repair, replacement or

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maintenance to be undertaken and completed pursuant to this Agreement, including, but not limited to: structure and foundations; building envelope, roofing; wood detailing and trim; windows and doors; chimneys; interior conditions; and the site and landscaping.

Owner's Obligations to Protect, Conserve, Maintain and Rebuild 2. The Owner covenants and agrees that: (a) No improvements on the Lands identified in the Conservation Plan as

having heritage value or heritage character shall be altered, including alterations required or authorized by this Agreement, except as agreed to in writing by the City.

(b) Each action of restoration, rehabilitation, replication, repair, replacement

or maintenance required by Parts I, II, and III of the Conservation Plan and the Green City Planning Services Plan shall be commenced and completed in accordance with the timing, phasing, standards and specifications set out the Conservation Plan and the Green City Planning Services Plan.

(c) All improvements identified in the Conservation Plan as having heritage

value and heritage character shall be maintained to the minimum standards and in accordance with the guidelines and requirements set out in the Conservation Plan.

(d) In the event the Heritage House is damaged, the Owner of the Lands

accepts the obligation to undertake all necessary construction to restore the damaged portion or portions of the Heritage House to its original condition. The Owner is required to apply for and to hold a heritage alteration permit specifying the measures to be taken to restore the damaged portion or portions of the Heritage House. The heritage alteration permit shall be subject to review and approval by the Heritage Advisory Commission. The restoration of the Heritage House shall reflect the character-defining elements and design components including, but not limited to: orientation of the Residence to 16 Avenue; the flat roof and large overhangs, horizontal massing, and stepped composition; the Frank Lloyd Wright architectural vocabulary of the design; the modern, streamlined forms, with curved walls and flush set-in windows; the rectangular roof corners cantilevered over the curved corners of the structure; the combination of roughcast stucco and horizontal and vertical wood siding finishes; the main building entry, featuring a distinctive multi-coloured random course brick-clad wall, flower planter, and concrete steps; two concrete capped chimneys, constructed with beige modern Roman brick; the windows on the main floor and the loft over the horizontal siding; the wide rectangular picture windows and the narrower windows and vertical wood panels that wrap the southeast corner curved wall; the flat-roofed second-storey loft at the rear of the house; copper ornamental elements at the front entrance (triple corner post, mailbox, address sign, and light fixture) and rear porch (triple corner post); the front yard sidewalks, terraces, and landings; the sunken concrete patio area and associated steps; and the Residence civic address as shown on the ornamental sign, all subject to approval by the City Architect or designate.

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(e) In the event the Heritage House is destroyed, the Owner of the Lands accepts the obligation to undertake all necessary construction to create a replica of the Heritage House. The Owner is required to apply for and to hold a heritage alteration permit specifying the measures to be taken to create a replica of the Heritage House. The heritage alteration permit shall be subject to review and approval by the Heritage Advisory Commission. The construction of the replica of the Heritage House shall reflect the character-defining elements and design components as described in Section 2(d), all as subject to approval by the City Architect or designate.

(f) In the event that the Heritage House is destroyed, in addition to the

construction of a replica described in 2(e), the Owner covenants and agrees to compensate the City for the loss in heritage value to the community in the amount of $57,781.31 indexed to the Vancouver Consumer Price Index (CPI) with 2017 being the base year, except that if the Heritage House is destroyed through natural causes, including but not limited to, flood, earthquake and accidental fire as determined by the City in its sole discretion, and a replica is constructed by the Owner that is acceptable to the Heritage Advisory Commission or any successor decision making body in is sole discretion, then payment of compensation by the Owner to the City is not required.

(g) Should the Heritage House become vacant and unoccupied, the Owner of

the Lands agrees to maintain the integrity and security of the Heritage House and Lands including, but not limited to, on-site security, monitored security alarm system, perimeter fencing and lighting, and boarding of windows and doors. The Owner of the Lands must provide to the City in writing a 24-hour emergency contact number and confirm the security measures are in place. If the Owner fails to secure the Heritage House, the City may and is authorized to enter onto the Lands to undertake the necessary works to secure the Heritage House, and the cost shall be at the expense of the Owner and the City shall be at liberty to recover the costs in a like manner as City property taxes on the Lands and to conduct inspections to determine that the security measures continue to be in place.

(h) Should the Heritage House become vacant and unoccupied during

construction or other redevelopment of the Lands, the Owner agrees to post a sign that reads as follows:

PROTECTED HERITAGE SITE

No Vandalism or Removal of Materials (Maximum individual penalty: $50,000 and 2 years Imprisonment)

If the Owner fails to post the required sign, the City may and is authorized

to post the sign, and the cost shall be at the expense of the Owner and the City shall be at liberty to recover the costs in a like manner as City property taxes on the Lands.

(i) Once the Heritage House is occupied, there must be appropriate security

measures in place to maintain the integrity and security of the Heritage House and Lands. Should the Heritage House become vacant and unoccupied for a period of 30 days or more, the requirements in 2(g) apply,

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including the right of the City to enter onto the Lands to carry out the necessary works at the expense of the Owner and confirm that security measures are in place, unless otherwise agreed to in writing by the City. The Owner of the Lands must also provide to the City in writing a 24-hour emergency contact number.

(j) The Owner shall do or cause to be done all such things, and shall take or

cause to be taken all such actions, as are necessary to ensure that the restrictions and requirements set out in Parts II and III of the Conservation Plan and in the Green City Planning Services Plan are fully observed, and the Owner shall not do, cause or allow to be done anything that would be in breach of the restrictions and requirements of this Agreement.

(k) Where required by the City in a heritage alteration permit, the Owner shall

provide security to the City to guarantee the performance of the terms, requirements and conditions contained in the Conservation Plan and the Green City Planning Services Plan.

(l) The Owner may apply to the City for funding including, but not limited to,

monies for exemption from taxes, or any provision for assistance as specified in Section 25 of the Community Charter, S.B.C. 2003, c.26 (the "Community Charter").

Variations to By-laws 3. The Lands are subject to variances contained in Appendix "C". Construction and Maintenance

4. Wherever under this Agreement the Owner relocates, restores, rehabilitates,

replicates, repairs, replaces, maintains or in any way alters improvements on, or features of the Lands identified in the Conservation Plan as having heritage value and heritage character or constructs or maintains other works to protect or conserve such improvements or features, all such work shall be done at the Owner's sole expense strictly in accordance with the Conservation Plan and the Green City Planning Services Plan and as agreed by the City in writing and all improvements or features shall be diligently and continuously maintained in good repair and efficient operating condition by the Owner at the Owner's sole expense in accordance with good engineering, design, heritage and conservation practice.

No Liability to City

5. In no case shall the City be liable or responsible in any way for:

(a) any personal injury, death or consequential damage of any nature whatsoever, howsoever caused, that may be suffered or sustained by the Owner or by any other person who may be on the Lands; or

(b) any loss or damage of any nature whatsoever, howsoever caused to the

Lands or any improvements or personal property thereon belonging to the Owner or to any other person;

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arising directly or indirectly from compliance with the restrictions and requirements of this Agreement, wrongful or negligent failure or omission to comply with its restrictions and requirements, or refusal, omission or failure of the City to enforce or require compliance by the Owner with the restrictions or requirements or with any other term, condition or provision of this Agreement.

Reasonable Care and Risk

6. The Owner shall at all times, in complying with the restrictions or requirements of this Agreement, take reasonable care not to injure any person or cause or allow damage to any property, and shall take reasonable care not to cause, suffer, permit or allow any condition to exist that might reasonably lead to, cause or result in injury to any person or property including persons and property on adjacent lands. It shall be the sole responsibility of the Owner to comply and maintain compliance with the restrictions and requirements in a safe manner, and without reasonably foreseeable risk to person or property. Compliance with the restrictions and requirements in this Agreement shall be at the sole and exclusive risk and cost of the Owner.

Modification

7. If, in fulfilling its responsibilities and obligations pursuant to this Agreement, the Owner perceives or becomes aware of any unreasonable risk of injury to persons or damage to property or other potential loss that cannot be reasonably avoided, alleviated, reduced or eliminated except by measures that would be a breach of the restrictions, requirements of this Agreement, the Owner shall notify the City in writing of the nature and extent of the risk and of the measures proposed by the Owner to be undertaken at its sole cost to reduce, alleviate, avoid or eliminate the risk. Risk shall remain with the Owner.

Indemnity

8. The Owner shall at all times indemnify and save harmless the City and its elected and appointed officials, employees, contractors and agents of and from all loss and damage, and all actions, claims, costs, demands, expenses, fines, liabilities and suits of any nature whatsoever by whomsoever brought for which the City shall or may become liable, incur or suffer by reason of existence and effect whether direct or indirect of the restrictions or requirements of this Agreement, or breach or nonperformance by the Owner of any covenant, term or provision hereof, or by reason of any work or action of the Owner in performance of this Agreement, or by reason of any work or action of the Owner in performance of its obligations, or by reason of any wrongful act or omission, default or negligence of the Owner.

Alternative Remedies

9. Any performance by the City pursuant to a statutory right to perform the obligations of an Owner arising out of this Agreement may be exercised fully in accordance with the Local Government Act and the Community Charter, and shall be without prejudice to any and all other remedies at law and equity available to the City, and no reference in this Agreement to, or exercise of any specific right or remedy by the City, shall preclude the City from exercising any other right or remedy.

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Damages

10. The Owner covenants and agrees that the measure of damages for any breach of the restrictions or requirements of this Agreement shall include, but shall not be limited to, the actual cost and expense of all administration, labour, materials, equipment, services and work required for all remedial acts necessary to fully restore, rehabilitate, replace, repair or maintain the building, structure, improvements on or features of the Lands having heritage value and heritage character to be protected, conserved, preserved or kept in its natural state. The nature and extent of any breach of the said restrictions and requirements, and the nature and extent of any relocation, restoration, rehabilitation, replacement, maintenance or remedial work or action of any nature required to remedy such breach shall be determined by the City by reference to the Conservation Plan and the Green City Planning Services Plan, and Sections 2 and 4 of this Agreement.

No Waiver

11. No restrictions, requirements or other provisions in this Agreement shall be

deemed to have been waived by the City unless a written waiver authorized by resolution of the Council and signed by an officer of the City has first been obtained, and without limiting the generality of the foregoing, no condoning, excusing or overlooking by the City on previous occasions of any default nor any previous written waiver shall be taken to operate as a waiver by the City of any subsequent default or in any way to defeat or affect the rights of remedies to the City.

Statutory Authority and Proprietary Rights

12. Nothing in this Agreement shall limit, impair, fetter, or derogate from the statutory powers of the City all of which powers may be exercised by the City from time to time and at any time to the fullest extent that the City is enabled and no permissive by-law enacted by the City, or permit, license or approval, granted, made or issued hereunder, or pursuant to statute, by the City shall stop, limit or impair the City from relying upon and enforcing this Agreement.

Compliance with Laws

13. Despite any provision of this Agreement, the Owner shall comply with all laws, including by-laws of the City and all regulations and orders of any authority having jurisdiction, and to the extent only that such laws, regulations and orders are mandatory and necessarily require the breach of any restriction or positive obligation of this Agreement to be observed or performed by the Owner, or less than strict compliance with the terms hereof, then the Owner upon sixty (60) days' written notice to the City shall be excused from complying with such restrictions or performing such obligation and such restriction or obligation shall be suspended but only to the extent and for the time that such mandatory law, regulation or order is inconsistent with compliance with the said restrictions or obligations.

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Notice

14. Any notice to be given under this Agreement shall be in writing and may be eitherdelivered personally or sent by prepaid registered mail and if so mailed shall bedeemed to have been given five (5) days following the date upon which it wasmailed. The address of the parties for the purpose of notice shall be as follows:

If to the City:

Attention: City Clerk CITY OF SURREY 13450 – 104 Avenue Surrey, British Columbia V3T 1V8

If to the Owner:

Any party may at any time give notice in writing to the other of any change of address and after the third day of giving of the notice, the address specified in the notice shall be the address of the party for the giving of notices.

If title to the Lands is transferred to a new Owner, the new Owner shall provide notice in writing to the City within 15 days of such a transfer providing the name of the new Owner, the contact for notice if it is different than the Owner and the new Address to which notices are to be sent.

Arbitration

15. The Owner, if dissatisfied with the City's interpretation of the Conservation Planand the Green City Planning Services Plan and any determination pursuant toSection 1(a) of this Agreement may require that the matter be decided anddetermined by binding arbitration as follows:

(a) The Owner must, within thirty (30) days of any exercise of discretion bythe City, give notice to the City of its intention to dispute and in suchnotice shall name a member in good standing of the Architectural Instituteof British Columbia who has agreed to act as an arbitrator;

(b) The City shall within thirty (30) days of receipt of the aforesaid noticeeither accept the Owner's arbitrator, or name another with the samequalifications willing to act, and shall give notice of the same to the Owner;

(c) Where each of the Owner and the City have named an arbitrator, the twoarbitrators shall within thirty (30) days of the City's notice pursuant toSection 15(b) appoint a third arbitrator having the same qualifications andthe three arbitrators shall decide the dispute;

(d) Where the City accepts the arbitrator first selected by the Owner, thatarbitrator shall act as a single arbitrator and forthwith decide the dispute;

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(e) Any arbitrator's decision in respect of the exercise of discretion by the City shall be final, conclusive and binding on all parties;

(f) The arbitrator shall award the prevailing party full compensation for all

costs and expenses of the arbitrator, costs and fees of the proceedings and solicitor-client costs and expenses; and

(g) The arbitrator shall issue a final decision regarding the dispute within

twenty-five (25) business days after the arbitrator's appointment, subject to extension of that time by agreement of the parties.

16. Without limiting the City's power of inspection conferred by statute and in

addition to that power, the City shall be entitled at all reasonable times and with reasonable notice to enter onto the Lands from time to time for the purpose of ensuring that the Owner is fully observing and performing all of the restrictions and requirements in this Agreement to be observed and performed by the Owner, and wherever possible, when an inspection of the Lands is undertaken, the City shall provide reasonable notice to the Owner.

Headings

17. The headings in this Agreement are inserted for convenience only and shall not

affect the construction of this Agreement or any of its provisions. Schedules

18. All schedules to this Agreement are incorporated into and form part of this Agreement.

Number and Gender

19. Whenever the singular or masculine or neuter is used in this Agreement, the same shall be construed to mean the plural or feminine or body corporate where the context so requires.

Interpretation

20. Terms used in this Agreement that are italicized are defined in the Local Government Act, and the Heritage Conservation Act, R.S.B.C. 1996, Chapter 187, as amended, re-enacted or consolidated from time to time and any successor statute, and shall take their meaning from those Acts.

Successors Bound

21. All restrictions, rights and liabilities imposed upon or given to the respective

parties under this Agreement shall extend to and be binding upon their respective heirs, executors, administrators, successors and assigns. When the Owner is more than one party they shall be bound jointly and severally by the terms, covenants and agreements on the part of the Owner.

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Notice to be Filed

22. Notice of this Agreement and amendments to it will be filed in the Land TitleOffice and once filed, this Agreement and amendments will be binding on allpersons who acquire an interest in the Lands.

IN WITNESS WHEREOF the Owner and the City have executed this Agreement as of the date first above written.

______________________________OWNER

_____________________________ OWNER

CITY OF SURREY

______________________________ Doug McCallum Mayor

______________________________ Jennifer Ficocelli City Clerk

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Appendix "A" CONSERVATION PLAN

PART I – HISTORICAL AND ARCHITECTURAL BACKGROUND

1. Description of Historic Place

Located at 13539 – 16 Avenue, the Verna Porter Residence (the “Residence”), is listed on the City’s Heritage Register (Appendix I). The Residence is a two-storey single family dwelling with a partial second storey loft. It is a rare example of Post-war Modernist architecture in Surrey, incorporating influence of Frank Lloyd Wright, Streamline Moderne, and International Styles. The Residence has a distinctive appearance, with a stepped back, asymmetrical front façade, and curved corners, capped by a flat roof with large overhangs. The building has roughcast white stucco surfaces, both lapped horizontal and tongue-and-groove vertical wood siding, and a low exposed concrete foundation. The front entrance boasts attractive colourful stone masonry, green slate-clad steps in a random pattern, and weathered copper light fixtures, among other details. A concrete walkway connects the house to the semi-circular driveway off 16 Avenue, with stairs incorporating complementary copper light fixtures and a second set of circular stairs to address the grade difference.

2. Heritage Value of Historic Place

The Residence, built circa 1957, is valued as a significant and rare example of Post-war Modernist architecture in Surrey. This is characterized by the horizontal orientation of the Residence, with its flat roof and second floor setback to maintain a one-storey appearance from the front. the Residence also incorporates curved corners, asymmetric massing, a front façade composed of a series of recessed planes, a recessed front entrance, and a series of windows which wrap around the southeast curved corner.

The Streamline-Moderne style has its origins in the aerodynamic shape of aircrafts, ships, and cars prevalent in the 1930’s, which was applied in the design of everyday appliances, technologies, and architecture. The curving corners of the Residence evoke the sense of laminar airflow along the building surfaces.

The Residence is also valued in terms of the choice of exterior materials. The façade blends the use of simple, modern materials and systems as well as traditional material used in new way – also a characteristic of mid-century modernism. The concrete foundation makes a simple base for the building, expanding to a side stair accessing the basement.

Wood siding is introduced below the windows, gradually becoming wider and increasing in prominence for walls further from the front, until it spans the entire width of the house in the rear on both the first and second floors. The wood changes from horizontal siding to vertical tongue-and-groove for the one curved wall with windows on the southeast corner of the house and on the second storey.

Ornamentation is limited to the front entrance, the rear porch, and one prominent brick chimney on the east side wall. The flat roof has a prominent fascia board concealing the gutter, to maintain the simple horizontal line characteristic of the Modernist style.

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The Residence is also valued for its association with Grace Wooster Carlsen, one of the eleven children of pioneer Surrey residents Eric and Annie Anderson. Grace Carlsen, together with Phyllis Victoria Steinbach, were the property owners that subdivided and sold the property to Verna Porter upon which the Residence and detached garage were constructed.

3. Character Defining Elements

The key elements that define the heritage character include:

• Orientation of the Residence to 16 Avenue;

• The flat roof and large overhangs, horizontal massing, and stepped composition;

• The Frank Lloyd Wright architectural vocabulary of the design;

• The modern, streamlined forms, with curved walls and flush set-in windows;

• The rectangular roof corners cantilevered over the curved corners of the structure;

• The combination of roughcast stucco and horizontal and vertical wood siding finishes;

• The main building entry, featuring a distinctive multi-coloured random course brick-clad wall, flower planter, and concrete steps;

• Two concrete capped chimneys, constructed with beige modern Roman brick;

• The windows on the main floor and the loft over the horizontal siding;

• The wide rectangular picture windows and the narrower windows and vertical wood panels that wrap the southeast corner curved wall;

• The flat-roofed second-storey loft at the rear of the house;

• Copper ornamental elements at the front entrance (triple corner post, mailbox, address sign, and light fixture) and rear porch (triple corner post);

• The front yard sidewalks, terraces, and landings;

• The sunken concrete patio area and associated steps; and

• The Residence civic address as shown on the ornamental sign.

PART II – MAINTENANCE STANDARDS AND PERMIT APPROVALS 1. General

A. Requirement to Commence Renovations

The restoration of the Heritage House, including works that are consistent with Part III – Restoration Standards and Specifications, may commence at any time following the adoption of a by-law to enter into this Agreement and the issuance of a building permit authorizing the works.

B. Maintenance Strategy

The strategy to ensure ongoing conservation of the Heritage House shall consist of a Maintenance Plan and a Funding Strategy. The Maintenance Plan shall be prepared with input from a conservation architect or qualified heritage consultant that is acceptable to the City. Issues to be addressed in the Maintenance Plan include water penetration and damage from sun, wind, weather and animals. Maintenance includes, but is not limited to, painting or staining, sealing, weather-stripping and the like.

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The Funding Strategy shall include, but is not limited to, whether or not the Owner intends to absorb all the costs, undertake fundraising or seek government financial incentives, including those available from the City. The Owner shall submit a Maintenance Plan and Funding Strategy for review and approval by the General Manager, Planning and Development and the Heritage Advisory Commission within one (1) year of the adoption of a by-law to enter into this Agreement. The Maintenance Plan and Funding Strategy for the Heritage House shall include, but is not limited to, the following:

(a) A description and a time schedule for the renovations, repair, and

replacement of the exterior elements, landscaping or other identified works on the Lands that constitute the character-defining elements and as identified in Part III – Renovation Standards and Specifications;

(b) A description and time schedule for the ongoing maintenance of the

elements, landscaping or other identified works on the Lands and other relevant details. Maintenance includes: painting, staining and sealing of the exterior cladding and trims, weather stripping, re-roofing, replacement of windows, doors and exterior cladding or trims to match the existing materials;

(c) Ongoing maintenance of landscaping; (d) A colour scheme for the exterior of the Heritage House; (e) A description of any matters noted in Part III – Renovation Standards and

Specifications or in the plans attached to this Agreement as requiring further details; and

(f) A financial plan detailing the funding for the renovation and maintenance

outlined above, including corporate sponsorships, annual budgets by the Owner or tenant, applications for government grants, strata fees, and other relevant details.

C. Amending an Established Maintenance Strategy

An Owner may apply to the City to amend an existing Maintenance Plan and Funding Strategy. Any amendment is subject to approval by the General Manager, Planning and Development and, if deemed necessary by the General Manager, Planning and Development, the Heritage Advisory Commission.

2. Standards

The "Standards and Guidelines for the Conservation of Historic Places in Canada", established under the Historic Places Program or successor guidelines as may be approved by the City are to apply to all construction, maintenance, restoration or renovation works undertaken under Parts II or III on the Heritage House.

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3. Timing and Phasing

This provision does not apply to the Lands. With respect to the phasing or timing of commencement or completion of action applying to the Lands, restoration of the House shall commence within 60 days following the adoption of a by-law to enter into this Agreement and be carried out pursuant to a building permit issued by the City authorizing the works. The Owner shall insure that the restoration of the House shall be completed and a final occupancy permit or equivalent for the House shall be issued within two years of the adoption of a by-law to enter into this Agreement.

4. Heritage Alteration Permit(s) Approval

A. Changes to the building, structure, exterior appearance of the Heritage House, features on the Lands identified in the Conservation Plan, the Green City Planning Services Plan or character-defining elements may require the Owner to apply for a heritage alteration permit or obtain approval from the City.

Proposed changes shall be referred to the Planning & Development Department of the City prior to the commencement of any work to determine if the changes require or do not require a heritage alteration permit.

B. A heritage alteration permit may not be required for alterations including, but not

limited to, the following:

(a) changes to the Conservation Plan or the Green City Planning Services Plan that are considered by the City Architect to be minor in nature and not affecting the character-defining elements of the Heritage House;

(b) restorations considered by the City Architect to be consistent with the

original design, being made to replace stylistically foreign elements and done in consultation with an independent conservation architect or qualified heritage consultant acceptable to the City;

(c) simple repair and maintenance of existing elements not affecting the

building structure, exterior or interior appearance of the Heritage House; or (d) changes to the exterior of the House on Lot 4 that are considered by the

City Architect to be complimentary to the character of the Heritage House and do not overpower the Heritage House.

C. A heritage alteration permit shall be required for all but minor alterations

including, but not limited to, the following:

(a) changes to the Heritage House structure; (b) changes to the exterior appearance of the Heritage House; (c) replacement of existing elements and/or construction of additions to the

Heritage House; (d) changes to the external appearance of the Heritage House due to interior

renovations;

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If a heritage alteration permit is determined to be required, the Owner shall apply to the City for a heritage alteration permit before undertaking any of the works listed in this Section 4.C.

After the heritage alteration permit application is submitted, the heritage alteration permit will be considered for issuance by City Council upon the recommendation of the General Manager, Planning and Development and the Heritage Advisory Commission, or by a City official delegated by City Council.

5. Building Permit Approval

Construction, alterations or other actions to be authorized by a building permit shall be consistent with the provisions of the Conservation Plan, the Green City Planning Services Plan, and with heritage alteration permits sanctioning construction, alterations or other actions. As the Heritage House is recognized as a historic site, Building Code equivalencies may be used to lessen visual impacts on the historical appearance or authenticity of the building. To utilize Building Code equivalencies, the Owner shall retain a qualified architect that is acceptable to the City Architect.

6. Conditions

A. The works specified in Part III and attachments to this Conservation Plan shall be supervised by a conservation architect or qualified heritage consultant acceptable to the City.

B. The works specified in Part III and attachments to this Conservation Plan shall be

approved by a conservation architect or qualified heritage consultant acceptable to the City prior to the City granting final building approval.

PART III – RESTORATION STANDARDS AND SPECIFICATIONS

1. Site: See Section 6.1 “Site” of the Green City Planning Services Plan.

2. Form, Scale and Massing:

See Section 6.2 “Form, Scale and Massing” of the Green City Planning Services Plan. 3. Foundation:

See Section 6.3 “Foundation” of the Green City Planning Services Plan. 4. Exterior Walls:

See Section 6.4 “Exterior Walls” of the Green City Planning Services Plan. 5. Front Entrance, Stairs, Walkway and Terraced Grade:

See Section 6.5 “Front Entrance, Stairs, Walkway and Terraced Grade” of the Green City Planning Services Plan.

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6. Windows and Doors:

See Section 6.6 “Windows and Doors” of the Green City Planning Services Plan. 7. Roof, Roof Deck & Gutters:

See Section 6.7 “Roof, Roof Deck & Gutters” of the Green City Planning Services Plan.

8. Chimney: See Section 6.8 “Chimney” of the Green City Planning Services Plan.

9. Detailing, Trees, Landscaping and Walkway:

See Section 6.9 “Detailing, Landscaping and Walkway” of the Green City Planning Services Plan. All trees on the lot are subject to the provisions of the Surrey Tree Protection Bylaw, 2006, No. 16100 (the “Tree Bylaw”) and considered to be “Protected Trees” under the Tree Bylaw.

10. Exterior and Hardscaping Colours: See Section 6.10 “Exterior and Hardscaping Colours” of the Green City Planning Services Plan.

The exterior paint colour shall be subject to the prior written approval of the City. If the colour is to be changed, the change shall be done in consultation with the City and reflect as best as can be determined the original appearance of the Heritage House or heritage colours appropriate for the period of the Heritage House. Changes to the exterior colour scheme shall not be undertaken without being reviewed and approved by the City Architect. The City Architect may consult with the Heritage Advisory Commission about the colour scheme.

Prior to final paint application, samples of the 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.

11. Interior Features:

See Section 6.11 “Interior Features” of the Green City Planning Services Plan.

12. Detached Garage:

See Section 6.12 “Detached Garage” of the Green City Planning Services Plan. 13. Plans and Elevations

The plans and elevations attached as Appendix C through Appendix F to the Green City Planning Services Plan form part of this Conservation Plan.

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These appendices depict the above described and additional details regarding the standards and specifications for restoration, rehabilitation, replication, repair, replacement or maintenance to be undertaken and completed pursuant to this Conservation Plan.

14. Other:

The general intent is to promote restoration and retention of existing materials and elements wherever possible. If restoration is not feasible, replacements shall be constructed to match existing in terms of form, detailing and materials. Where original features have already been removed, altered or replaced by stylistically foreign elements, new replacements shall be consistent with the original design and done in consultation with an independent conservation architect or qualified heritage consultant acceptable to the City. Minor changes to the provisions of Part III that do not affect the character defining elements or that improve the authenticity of the restorations, may be approved by the City Architect, in consultation with the Heritage Advisory Commission.

(Note: Terms used in Appendix "A" of this Agreement that are italicized are defined in Surrey Zoning By-law, 1993, No. 12000, as amended, and shall take their meaning from the By-law.)

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Appendix "A-1" PLANS AND ELEVATIONS

(Attachment beginning on the next page)

The Verna Porter Residence at 13539 16 Avenue in Ocean Park Page 53

APPENDIX E: FRONT AND REAR ELEVATIONS (prepared by Linex Designs)


APPENDIX F: LEFT AND RIGHT ELVATION (prepared by Linex Designs)


APPENDIX C: DETACHED GARAGE DESIGN


APPENDIX D: SITE AND CONCEPTUAL LANDSCAPING PLANs

(Prepared by Linex Design)


(prepared by Viewpoint Landscape Architects)

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Appendix “B”

HERITAGE CONSERVATION PLAN Verna Porter Residence, 13539 – 16 Avenue, Surrey, B.C.

Green City Planning Services, February 2019

(The "Green City Planning Services Plan")

(Attachment beginning on the next page)

Prepared for Mr. Nav Kooner

FINAL 2/8/2019

Heritage Conservation Plan The Verna Porter Residence - Modernist Heritage House

at 13539 16 Avenue

Table of Contents 1.0 INTRODUCTION ......................................................................................................................... 1

2.0 HISTORY ................................................................................................................................... 1

2.1 Ocean Park and the Heritage Neighbourhood ................................................................................... 1

2.2 History of Subdivision ......................................................................................................................... 2

2.3 Site Preparation and Construction ...................................................................................................... 4

3.0 GENERAL CONSERVATION STRATEGY ......................................................................................... 5

3.1 Introduction ......................................................................................................................................... 5

3.2 National Standards and Guidelines ..................................................................................................... 5

3.3 The Verna Porter Residence ................................................................................................................ 6

3.4 Design of Houses within Proposed Subdivision .................................................................................. 7

3.5 Supplemental Standards ..................................................................................................................... 8

4.0 STATEMENTS OF SIGNIFICANCE ............................................................................................... 10

Description of Historic Place ..................................................................................................... 10

Heritage Value of Historic Place ................................................................................................ 10

Character-Defining Elements .................................................................................................... 11

5.0 RELOCATION AND SALVAGING RECOMMENDATIONS ............................................................... 12

5.1 Relocation Assessment ...................................................................................................................... 12

5.2 Relocation Plan .................................................................................................................................. 12

5.3 Photo-documentation .............................................................................................................. 17

6.0 CONSERVATION RECOMMENDATIONS ..................................................................................... 18 6.1 SITE ......................................................................................................................................... 18

6.2 FORM, SCALE AND MASSING ..................................................................................................... 19

6.3 FOUNDATION ........................................................................................................................... 20

6.4 EXTERIOR WALLS ...................................................................................................................... 21

6.5 FRONT ENTRANCE, STAIRS, WALKWAY AND TERRACED GRADE .................................................. 22

6.5.1 Front Entrance and Stairs ......................................................................................................... 23 6.5.2 Stairs to Grade ......................................................................................................................... 24

6.6 WINDOWS AND DOORS ............................................................................................................ 25

6.6.1 Windows ................................................................................................................................. 25

6.6.2 Picture Windows ..................................................................................................................... 27

6.6.3 Doors ...................................................................................................................................... 27

6.7 ROOF, ROOF DECK & GUTTERS .................................................................................................. 29

6.8 CHIMNEY ................................................................................................................................. 31

6.9 DETAILING, LANDSCAPING AND WALKWAY ................................................................................ 32

6.10 EXTERIOR AND HARDSCAPING COLOURS ................................................................................... 34

6.11 INTERIOR FEATURES ................................................................................................................. 36

6.12 DETACHED GARAGE ................................................................................................................. 40

7.0 ADDITIONAL REGULATORY CONSIDERATION ............................................................................ 41

Building Code .......................................................................................................................... 41

Energy Efficiency...................................................................................................................... 41

Homeowners Protection Act ..................................................................................................... 42

8.0 ONGOING MAINTENANCE PLAN .................................................................................................... 43

Why Ongoing Maintenance? .................................................................................................... 43

What Types of Maintenance? ................................................................................................... 43

What are the Maintenance Standards? ..................................................................................... 44

What is the Recommended Inspection Cycle?............................................................................ 46

9.0 REFERENCES ................................................................................................................................. 47 APPENDICES ....................................................................................................................................... 48

APPENDIX A: RELOCATION ASSESSMENT ................................................................................... 48 APPENDIX B: WEST LOT DWELLING COMPATIBILITY CRITERIA ..................................................... 49

APPENDIX C: DETACHED GARAGE DESIGN ................................................................................. 50

APPENDIX D: SITE AND CONCEPTUAL LANDSCAPING PLANS ....................................................... 51 APPENDIX E: FRONT AND REAR ELEVATIONS ............................................................................. 53

APPENDIX F: LEFT AND RIGHT ELVATION ................................................................................... 54


1.0 INTRODUCTION GreenCity is a planning consultancy providing a broad range of planning services utilizing principles of sustainability and specializing in heritage planning. The work of our heritage section follows the principles articulated in the Venice Charter and the Burra Charter, and the Standards and Guidelines for the Conservation of Historic Places in Canada. This report has been prepared by GreenCity Planning Services respecting the heritage dwelling located at 13539 16 Avenue (Ocean Bluff Road), Surrey, BC, identified in the City of Surrey Heritage inventory as Site No. 268 and named the Verna Porter Residence. The purpose is to identify the Character Defining Elements that express the heritage value and heritage character of the Verna Porter Residence and the necessary conservation measures to maintain and enhance the identified Character Defining Elements. In addition, measures to address or ameliorate the impact of moving the house closer to 16 Avenue on the Character Defining Elements are described in Section 5 Relocation and Salvaging Recommendations of this report. The reason for this is to accommodate the City’s requirement to partially extend a lane parallel to 16 Avenue, to complete the interconnection of 135A and 135B Streets and to extend existing City parkland as part of the proposed four (4) lot subdivision. The Verna Porter Residence will be relocated to Lot 3 and will continue to face 16 Avenue. The setback will be more than the minimum front setback for the proposed zone to incorporate landscaping, grading and terraced measures to mitigate the impact on the Character Defining Elements by the relocation. Based on this report, the City will prepare a Heritage Revitalization Agreement and associated authorizing bylaw to govern the relocation, conservation and landscaping works of the Verna Porter Residence, as well as varying certain Zoning regulations to accommodate the proposed subdivision. In concert with the Agreement, design guidelines are included in this Heritage Conservation Plan for the house to be built on Lot 4 on the lot beside the lot with the Verna Porter Residence. The purpose for these guidelines is for the design of the future building on Lot 4 to be compatible with and to protect the heritage value and character of the Verna Porter Residence. 2.0 HISTORY 2.1 Ocean Park and the Heritage Neighbourhood The subject property being developed is located in the Ocean Park Area of Surrey, which is on the north shore of Semiahmoo Bay between Crescent Beach and White Rock. Located in the traditional lands of the Salish First Nation, the area is named as Kwomais, which means Place of Vision due to the remarkable views from its huge bluffs. When initially settled by Europeans, large tracts of lands were acquired by the early pioneers giving the area a strong rural character. The 350 acre western portion of Ocean Park was acquired in 1886 by Ben Stevenson and gradually subdivided. In about 1905, a former Methodist Minister W. Pascoe Goard, from Winnipeg, obtained 136 acres. Lands not required for summer camp operated by the Methodist Church were subdivided into five-acre lots. As time went by, the shoreline area and the beach environment of this part of Surrey became a popular summer destination for urban residents from Vancouver and New Westminster. Summer homes began to be built, particularly after 1909, when passenger train service by Great Northern from Seattle to Vancouver was relocated to follow the Semiahmoo Bay waterfront. This improved accessibility fueled


land development near the stations build by Great Northern serving Ocean Park and nearby Crescent Beach. By the 1920’s, a number of pockets were subdivide into 50 by 100 foot lot subdivisions. Logging opened more land away from the Bluffs for development. The road system was improved allowing access year round for permanent housing. A 1918 survey plan (Figure 1) signed by E. Deville shows the southern portion of Section 17 subdivided into 8 lots and a narrow gauge logging railway used to haul the timber from the area. The Great Depression and drought conditions on the Prairies contributed to growth in the 1930’s. Further growth and land subdivision after World War II changed the character of the area to a permanent suburban community. It was in this post war era that the Verna Porter Residence was built at 13539 16 Avenue (North Bluff Road).

Figure 1: Location of a narrow gauge logging rail line in the Ocean Park area. (Surrey Archives)

2.2 History of Subdivision

City of Surrey maps that are based on 1897 mapping by Provincial Land Surveyor Albert J. Hill, identified McGiff as the owner of the original quarter section of Section 17 that would eventually be subdivided into the property for the Verna Porter Residence. The portion of the 1897 map for the future Ocean Park area is shown in Figure 2. The southern portion of the Section 17 was subdivided into 8 parcels (Figure 3). In 1946, the property at northwest corner of 16 Avenue (North Bluff Road) and 136 Street (Bergstrom Road) was further subdivided into another 8 parcels as shown in Figure 4.

Figure 2 The ownership of the quarter-sections in Section 17 as shown on 1897 map of Surrey. (Surrey Archives)


Figure 3 Ownership of lands further subdivided in the southern half of Section 17. (Surrey Archives)

Figure 4 The lot containing the residence at 13539 16 Avenue on the portion of subdivision of the east half of Legal Subdivision 1 done in 1946. (GreenCity Planning)

This 8 lot subdivision was done by Phyllis Victoria Steinbach and Grace Wooster Carlsen after acquiring the lands from John Oliphant. The significance of this land ownership to the subdivision history of the lands is that Grace Wooster Carlsen was one of eleven children of pioneer Surrey residents Eric and Annie Anderson (Figure 5). In March 1988, while owned by Joseph and Valentyna Molenda, the portion of the lot containing the Verna Porter Residence was created. It is this lot which is being developed to permit a four (4) subdivision. The Verna Porter Residence is being relocated to Lot 3 within this subdivision.

Figure 5 Photo of Grace Wooster Carlsen (Nee Andersen) on the left.


2.3 Site Preparation and Construction In the absence of any City building permit records for the property, a review using air photographs from the Surrey Archives and information from the BC Assessment Authority has been used to estimate when the Verna Porter Residence at 13539 16 Avenue was constructed.

Figure 6: (A) 1949 Air photo (B) 1954 Air photo (C) 1961 Air photo

The 1949 photo (Figure 6A) shows clearings for two of the four lots facing 16 Avenue subdivided by Steinbach and Carlsen in 1946. By 1954 (6B), based on a comparison of the building shadows, there is evidence that the house, or at least its foundation, and detached garage were under construction. In the 1961 (C), the house, garage and the circular driveway are clearly viable. Therefore, it can be concluded that the construction took place between 1954 and 1961. To narrow down the date, BC Assessment Authority staff was consulted. Their records for the property indicated that the house and garage existed in 1957. Therefore, it is reasonable to assume that the residence at 13539 16 Avenue was built in 1957. This was in the period of time, between 1948 and 1961, the period during which the residence was owned by Verna Porter. A current air photo from Surrey’s COSMOS GIS system is shown in Figure 7.

Figure 7: Current view of residence at 13539 16 Avenue.


3.0 GENERAL CONSERVATION STRATEGY 3.1 Introduction The intent of this report is to establish a strategy to preserve the historic fabric as well as undertake conservation that will upgrade the heritage character and value of the Verna Porter Residence located at 13539 16 Avenue, Surrey, BC. In doing so, commonly accepted principles and standards will be applied. The client has retained the services of additional consultants upon which this report relies. For structural assessment and relocation of the Verna Porter Residence on Lot 3, Supreme Structural Transport Ltd. prepared an assessment attached as Appendix A to this report. Linex Designs was retained for the design component, including floor plan, “as is” elevations, landscaping and proposed conservation drawings depicted in this report and Appendices D, E and F. Tynan Design was retained to develop with GreenCity the compatibility guidelines for the proposed house on Lot 4 (Appendix B) and developed the Building Scheme for the remainder of the proposed subdivision. The City of Surrey has established that the existing detached garage does not have sufficient heritage value to be retained; therefore, this report does not include any assessment of that structure. The detached garage has been partially photo-documented for reference. A new detached garage has been designed with Modernist, Streamline and Wrightian characteristics as shown in Appendix C. HUB Engineering has been retained respecting the City’s requirements for the subdivision, siting and servicing. Materials produced by HUB have been adapted and used in this report. Viewpoint Landscape Architects was retained for the landscaping plans. The main proposed interventions to re-establish the original form and character of the Verna Porter Residence will include: • Preserving the majority of the exterior of the Verna Porter Residence; • Removing elements not integral to the original building, specifically the aluminum/glass covering at

the southeast and northwest, as well as the stair case at the northwest corner to the second floor; • A comprehensive painting scheme; • Relocating the downspouts in conflict with architectural elements; and, • Upgrading the roof deck off the second floor and incorporating a handrail that is more in keeping

with a Moderne and/or Wrightian style.

3.2 National Standards and Guidelines The City of Surrey has adopted the Parks Canada Standards and Guidelines for the Conservation of Historic Places in Canada (2010) (the “Canadian Guidelines”) to be applied to conserving heritage buildings in the City. Conservation is defined to mean:


All actions or processes that are aimed at safeguarding the character-defining elements of an historic place so as to retain its heritage value and extend its physical life. This may involve Preservation, Rehabilitation, Restoration, or a combination of these actions or processes.

This document governs the alteration to heritage buildings with respect to the following categories as defined below:

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

3.3 The Verna Porter Residence Interventions to heritage buildings being conserved should be based on the following principles contained in the Canadian Guidelines: General Standards that apply to all conservation

1. Conserve the heritage value of an historic place. Do not remove, replace or substantially alter its intact or repairable character defining elements. Do not move a part of an historic place if its current location is a character-defining element.

2. Conserve changes to an historic place that, over time, have become character-defining elements in their own right.

3. Conserve heritage value by adopting an approach calling for minimal intervention. 4. Recognize each historic place as a physical record of its time, place and use. Do not create a false

sense of historical development by adding elements from other historic places or other properties, or by combining features of the same property that never coexisted.

5. Find a use for an historic place that requires minimal or no change to its character-defining elements.

6. Protect and, if necessary, stabilize an historic place until any subsequent intervention is undertaken. Protect and preserve archaeological resources in place. Where there is potential for disturbing archaeological resources, take mitigation measures to limit damage and loss of information.

7. Evaluate the existing condition of character-defining elements to determine the appropriate intervention needed. Use the gentlest means possible for any intervention. Respect heritage value when undertaking an intervention.

8. Maintain character-defining elements on an ongoing basis. Repair character-defining elements by reinforcing their materials using recognized conservation methods. Replace in kind any extensively deteriorated or missing parts of character-defining elements, where there are surviving prototypes.


9. Make any intervention needed to preserve character-defining elements physically and visually compatible with the historic place and identifiable on close inspection. Document any intervention for future reference.

Additional Standards for Rehabilitation

10. Repair rather than replace character-defining elements. Where character-defining elements are too severely deteriorated to repair, and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements. Where there is insufficient physical evidence, make the form, material and detailing of the new elements compatible with the character of the historic place.

11. Conserve the heritage value and character-defining elements when creating any new additions to an historic place or any related new construction. Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place.

12. Create any new additions or related new construction so that the essential form and integrity of an historic place will not be impaired if the new work is removed in the future.

Additional Standards for Restoration

13. Repair rather than replace character-defining elements from the restoration period. Where character-defining elements are too severely deteriorated to repair and where sufficient physical evidence exists, replace them with new elements that match the forms, materials and detailing of sound versions of the same elements.

14. Replace missing features from the restoration period with new features whose forms, materials and detailing are based on sufficient physical, documentary and/or oral evidence.

3.4 Design of Houses within Proposed Subdivision The property upon which the Verna Porter Residence is located will be subdivided into four (4) lots. There will be two (2) lots facing 16 Avenue; Lot 3 to which the Verna Porter Residence to be relocated and placed on a new foundation and Lot 4 where an entirely new dwelling will be built. To prevent any adverse impact on the heritage character and heritage value of the Verna Porter Residence, the Canadian Guidelines respecting new additions in historic places are to be applied as follows:

• Limiting the size and scale of the house on Lot 4 in relation to the constructed elements (historic

place) [Additional Guidelines for Rehabilitation Projects Guideline 32]. • Designing a house on Lot 4 in a manner that draws a clear distinction between what is historic and

what is new [Guideline 30]. • The design for the new work may be contemporary or refer to design motifs from the historic place.

In either case, it should be compatible in terms of massing, materials and colour, yet be distinguishable from the historic place [Guideline 31].

• Make the new work physically and visually compatible with, subordinate to and distinguishable from the historic place [General Standard 11]

• Maintaining the features that define the visual relationships along 16 Avenue [Cultural Landscapes Guideline 6].


The guiding principles for the design of the house on Lot 4 adjacent to the Verna Porter Residence are to limit its size and massing to not overtake the heritage building and to retain a visual corridor across the southeast corner of Lot 4 to preserve the horizontal massing of the Verna Porter Residence, which is a key Character Defining Element. One option is to have is a single storey to the east with a second storey to the west or northwest. The design should incorporate similar materials, and may borrow elements such as the distinctive ornamentation, the stucco finish and low roof profile. White colour should not be used for large wall areas; beige or medium tones should be used to differentiate the two structures. The proposed design guidelines prepared jointly with Tynan Design are attached as Appendix B to this Heritage Conservation Plan. 3.5 Supplemental Standards The Canadian Guidelines do not include standards for the relocation of heritage buildings or a complete statement for reconstruction of heritage buildings. The following are Supplemental Guidelines from other jurisdiction determined by GreenCity to be effective in reference to the Verna Porter Residence relocation and for the Verna Porter Garage reconstruction: Relocation For the purposes of this Heritage Conservation Plan, the relocation guidelines being applied are being adapted from Sonoma County’s 2008 Guidelines for Relocation of Historic Structures (the “Sonoma Guidelines”). The following criteria will apply:

1. Moving Services: Only qualified and experienced moving contractors are to undertake relocation, using techniques and moving practices that minimize damage to the heritage fabric of the building and character-defining elements identified in this conservation plan.

2. Compatibility of Recipient Site: The recipient site is to have an environment which is compatible with the structure to be relocated with respect to height, bulk, setback, materials, landscaping, and overall street scene.

3. Relation to Environment: The structure shall be located so as to relate harmoniously to the terrain and to existing buildings located within the same view shed. View considerations include those vehicles traveling long adjacent streets, and cyclist or pedestrians using adjacent trails or sidewalks.

4. Relationship to Grade: Placement of the building on a new foundation and the reconstructed lower floor of the building should match those to the grade on the original site as closely as possible, subject to Building Code and servicing requirements.

5. Landscaping: Landscaping at the relocation site shall be similar or designed to be similar to the original site in the immediate vicinity of the building. Included similar species of trees and plantings, natural features, hard landscaping, and fencing.

6. Utility Services: installations for electricity, communication and other service connections are best provided underground. The placement by the City or utility services of utility poles, overhead wiring, street signage, bus stop shelters, and lighting should be placed or relocated to avoid impacting view lines.


Reconstruction The Verna Porter Garage is a detached structure, determined by the City not to be a heritage building. It will be demolished and a new garage constructed that will replicate it and its historical relationship to the Verna Porter Residence as described in this report. In their management of national parks and monuments, Parks Canada has a variety of ways for cultural history and the spirit of a place to be expressed, including through conservation of built form. One of the principles is as follows:

Creating a sense of the past for the visitor is an interactive interpretive approach that may use a combination of the following activities: accurate restoration, reconstruction or replication of cultural resources.

Among the criteria are:

• There is sufficient research information to support an accurate reconstruction; and • The original object is too fragile.

For additional guidance, it is recommended that the 1995 US National Parks Service Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (the “US Guidelines”) be applied. The following is defined in the US Guidelines:

Reconstruction is defined as the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location.

The standards for reconstruction are borrowed in the US Guidelines and are listed below:

1. Reconstruction will be used to depict vanished or non-surviving portions of a property when documentary and physical evidence is available to permit accurate reconstruction with minimal conjecture, and such reconstruction is essential to the public understanding of the property.

2. Reconstruction of a landscape, building, structure, or object in its historic location will be preceded by a thorough archeological investigation to identify and evaluate those features and artifacts which are essential to an accurate reconstruction. If such resources must be disturbed, mitigation measures will be undertaken.

3. Reconstruction will include measures to preserve any remaining historic materials, features, and spatial relationships.

4. Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties. A reconstructed property will re-create the appearance of the non-surviving historic property in materials, design, color, and texture.

5. A reconstruction will be clearly identified as a contemporary re-creation. 6. Designs that were never executed historically will not be constructed.


4.0 STATEMENTS OF SIGNIFICANCE The Verna Porter Residence Description of Historic Place The historical place is a two-storey residence with a partial second storey or Loft. It is a rare example of Post-war Modernist architecture in South Surrey, incorporating influences of Frank Lloyd Wright, Streamline Moderne and International Style. The residence has a distinctive appearance, with a stepped back, asymmetrical front façade, curved corners, capped by a flat roof with large overhangs. The building has roughcast white stucco surfaces, both lapped horizontal and tongue-and-groove vertical wood siding, with a low exposed concrete foundation. The residence's front entrance is very attractive, featuring colourful stone masonry, and green slate-clad steps in a random pattern, with weathered copper light fixtures and other details. A concrete walkway connects the house to the semicircular driveway off 16 Avenue, with stairs incorporating complementary copper light fixtures and a second set of circular stairs to address the grade difference. Heritage Value of Historic Place This residence, built circa 1957, is valued as a significant and rare example of Post-war Modernist architecture with Moderne-Streamline elements. This is characterized by the horizontal orientation of the house, with its flat roof and second floor set back to maintain a one storey appearance from the front. The residence also incorporates curved corners, asymmetric massing, a front façade composed of a series of recessed planes, a recessed front entrance and a series of windows which wrap around the southeast curved corner. The Streamline-Moderne style has its origin in the aerodynamic shape of aircraft, ships and cars prevalent in the 1930’s, which was also applied in the design of everyday appliances and developing technologies like radios. The curving corners of this residence evoke the sense of laminar airflow along the building surfaces. It is also valued in terms of the choice of exterior materials. The residence blends the use of simple, modern materials and systems as well as traditional materials used in new ways, also characteristic of mid-century modernism. The concrete foundation makes a simple base for the building, expanding to a side stair accessing the basement. Wood siding is introduced below the windows, gradually becoming wider and increasing in prominence for walls further from the front, until it spans the entire width of the house in the rear on both the first and second floors. The wood changes from horizon siding to vertical tongue-and-grove for the one curved wall with windows on the southeast corner of the house and on the second level. Ornamentation is limited to the front entrance, the rear porch, and one prominent brick chimney on the east side wall. The flat roof has a prominent fascia board concealing the gutter, to maintain the simple horizontal line characteristic of a Modernist style. The site is also valued for its association with Grace Wooster Carlsen, one of eleven children of pioneer Surrey residents Eric and Annie Anderson. Grace Carlsen, together with Phyllis Victoria Steinbach, were


the owners that subdivided and sold the property to Verna Porter upon which the residence and detached garage were constructed. Character-Defining Elements The key elements that define the heritage character include: • Orientation of the building to 16 Avenue (North Bluff Road); • The flat roof and large overhangs, horizontal massing and stepped composition of the building; • The Frank Lloyd Wright architectural vocabulary of the design; • The Moderne, streamlined forms, with curved walls and flush set-in windows; • The rectangular roof corners cantilevered over the curved corners of the structure; • The combination of roughcast stucco and horizontal and vertical wood siding finishes; • The main building entry, featuring a distinctive multi-coloured Random Course Brick-clad wall,

flower planter and concrete steps; • Two concrete-capped chimneys constructed with beige Modern Roman Brick; • The windows on the main floor and the loft over the horizontal siding. • The wide rectangular picture windows and the narrower windows and vertical wood panels that

wrap the southeast corner curved wall; • One room in the loft at the rear of the house with a flat roof to the rear; • Copper ornamental elements at the front entrance (triple corner post, mail box, address sign and

light fixture) and rear porch (triple corner post); • The sidewalk from the semicircular driveway to the steps of the house, include terraces with

landings and steps in between and the outward curving shape of the stairs to the driveway and flanking small scale ornamentation and landscaping;

• The sunken concrete patio area and steps up and down to grade in front of the house and curving towards the external chimney at the side of the house;

• The current house address as shown on the ornamental sign.


5.0 RELOCATION AND SALVAGING RECOMMENDATIONS 5.1 Relocation Assessment From a standpoint of heritage conservation, it is preferable to retain structures in their original location. In some cases, this is not possible or there may be reasons making this undesirable. In this instance, there are two factors that impact the current location of the Verna Porter Residence. Firstly, this subject site is the last undeveloped property in the area. The established lot pattern constrains the options available for subdivision of the subject parcel to retain the Verna Porter Residence in-situ. The pattern consists of a road network and park system to be complete by the development of the subject site. To the west, this includes an existing pattern of south facing lots with lane access from the rear. To the east, the former Koko Nursery site was redeveloped with a mixed use development built at the corner of 136 Street and 16 Avenue and new lots behind. The rear portion of the subject site requires a crescent road to be completed and connect developments to the northeast and the northwest. Finally, the northern part of the subject site needs to be dedicated to extend existing parkland. Secondly, there is no layout option to subdivide this site to allow the Verna Porter Residence to remain in-situ. The road classification for 16 Avenue requires alternative access for residential vehicles by way of a lane. Therefore, after subdivision, no driveway or semicircular driveway off 16 Avenue will be allowed and the existing lane will be extended eastward. The proposed subdivision layout thus required the existing detached garage to be demolished and for the Verna Porter Residence to be moved southward and sited on the Lot 3 as shown in Figure 8. In consultation with the City, it was determined that relocation of the Verna Porter Residence closer to 16 Avenue, demolishing the existing detached garage and building a detached garage replica are warranted. The historic relationship and orientation to 16 Avenue, apart from the tree-lined semicircular driveway, will be retained and its placement can maintain the historical relationship to grade. To

Figure 8 Proposed subdivision showing the siting of garage replica and Verna Porter Residence relocation.


mitigate the impact on horizontally, front yard Wrightian grading and landscaping is required and described in Section 6. 5.2 Relocation Plan The conservation proposal includes the relocation of the Verna Porter Residence to Lot 3 to accommodate a four (4) lot residential subdivision. Step 1 - Prior to the Relocation: The following steps are to be taken prior to the move:

• Structural assessment and building stabilization Prior to the relocation, all risks involving the house move are to be assessed by qualified consultations including a Structural Engineer and a house moving professional. The Structural Engineering consultant must have knowledge and experience in assessing structural integrity and the moving of heritage buildings. The recommendations of the Structural Engineer for any stabilization or shoring are to be implemented to ensure the house can be moved without causing damage to the house during relocation. • Determine Character-defining elements to be temporality removed A Structural Engineer needs to be retained. Any character-defining elements identified that could be damaged during the move must be properly secured or removed an secured before the house is relocated. The Heritage Professional is to review and approve the manner in which the identified character-defining elements are to be removed. Among the character-defining elements to be assessed for removal are: the brick work inside the house, the entrance stairs and the flower box, the slate, the front and the rear triple metal pillar and ornamentation associated with the front entrance and the sidewalk from the semicircular driveway. With respect to the chimney, a Masonry Craftsman or other suitable consultant needs to assess whether it can be dismantled and if a sufficient number of bricks can be reused to reconstruct the chimney in the new location. The Conservation Recommendation section describes the options of dismantling and reassembling or reconstructing the chimney with like materials. If the former is determined feasible, suitable safe and secure storage of the bricks is required. No site work, including house move preparation or regrading, should be taken until the ornamental light, metal address sign and any other identified features or landscaping are removed and safely stored. The strategy for the removal and storage of character-defining elements is to be reviewed in advance by the Heritage Professional to insure that best practices are followed. • Determine how remaining Character-defining elements are to be safeguarded Attention to properly secure the random coursed pattern brick work at the entrance and inside the house on the east living room wall is required before the house is relocated. With respect to the flower box on the front entrance landing, if it cannot be removed intact, the bricks need to be dismantled,


stored and reused when the new entry area and steps are built by a Masonry Craftsman as described earlier. • Removal of non-character defining elements: Removal of non character-defining element and unsympathetic alterations and additions is in keeping with the Canadian Guidelines respecting Exterior Features, as follows:

Removing a non character-defining feature of the building’s exterior form, such as an addition built after the restoration period.

The following may be removed without further consultation with the Heritage Processional, provided each non character-defining elements is being removed in a manner that does not damage or affect any character-defining elements of the residence: Removal: The aluminum and glass canopy and posts in the southeast corner of the residence may be removed (Figure 9). This feature is from a later period and is incompatible with the character defining element of the roofline and detracts from the curved living room windows. Proper recycling and disposal practices are to be followed.

Figure 9 Aluminum and glass canopy to be removed.

Removal: The later addition of an aluminum and vinyl canopy and posts over the porch on the north side of the residence may be removed (Figure 10). Although it is functional in providing weather protection over a porch, the feature is incompatible with the character defining element of the roofline. Extension of the roof in a manner sympathetic to the design could be considered, subject to review and approval by the Heritage Professional. Proper recycling and disposal practices are to be followed.

Figure 10 Rear yard aluminum and corrugated vinyl canopy to be removed.


Removal: The current porch in the rear is an early addition to the residence, providing a functional porch area off the main floor (Figure 11). This was determined by the manner in which it was attached to the house and the by the colour pattern. It is proposed to be removed, but could be reinstated with an open deck having a design more sympathetic to the original dwelling subject to review by the Heritage Professional. The salvaged materials are to be tested for contamination and properly disposed.

Figure 11 Rear porch to be removed.

Removal: The wood stairs at the northwest area of the residence for access to the roof and the upper level should be removed (Figure 12). This feature is from a later period when the upper level was converted to be suite and is incompatible with the character of the house. Access in the future will be entirely by way of the existing internal staircase. The salvaged materials are to be tested for contamination and properly disposed.

Figure 12 Rear stairs to be removed.

Removal: The roof top deck as currently made up of a picket railing on the roof, the design of which is not in keeping with the horizontality of the design (Figure 13) and should be removed. Once removed, the historic deck area may be reestablished, subject to provision of a suitable railing in keeping with the Moderne/Frank Lloyd Wright influenced architectural style. This would be subject to review by the Heritage Professional. The salvaged materials are to be tested for contamination and properly disposed.

Figure 13 Roof top deck railing is to be removed and replaced.

Assessment and removal of hazards: Once the Verna Porter Residence is vacated, a qualified professional is to be retained to assess and recommend measures addressing potential hazards. This may include: removing any paints or flammable liquids left behind when the residence is vacated, removing appliances that may shift or slide and cause structural damage during the move, obtaining permits from the City and following their requirements to and disconnecting services such as water, electricity and natural gas. Encapsulant paints are to be applied to surfaces with lead-based paint to provide a barrier between the paint and the environment. Asbestos insulating materials and materials painted with lead-based paints being removed re to be removed and disposed in compliance with WorkSafe BC and other Provincial standards. Retain a qualified professional to obtain permits from the City and to undertake removal of such materials in accordance with City Bylaws and Provincial regulations.


Step 2 - Security Before and After the Relocation: Security measures and arrangements are to be established when the Verna Porter Residence becomes vacant, after it has been relocated, while the conservation works are being undertaken and prior to the house being occupied. The arrangements must be consistent with the City of Surrey requirements, which would mean if the Verna Porter Residence becomes vacant and unoccupied, the Owner of the Lands agrees to maintain the integrity and security of the building and site including but not limited to, on-site security, monitored security alarm system, perimeter fencing and lighting, and boarding of windows and doors. The Owner of the Lands agrees to advise the City of any periods during which the House will be vacant for 30 days or more, provide in writing a 24-hour emergency contact number and confirm the security measures are in place. Specifically, GreenCity recommends that the Heritage Revitalization Agreement (HRA) with the City consider including the matters listed below: • A security fence enclosing the house; • Securely boarding doors and windows as necessary; • Installing smoke arms and arranging for a wireless monitor service; • Notifying the Surrey RCMP and Fire Department that the house is temporarily vacant; • Arranging for regular security patrols to physically check the integrity of the enclosure; • Informing and asking for “eyes on” by neighbors, including business tenants or apartment residents; • Post signage that this house is a heritage building being conserved with a phone number for citizens

to call in concerns or to report vandalism; and • Ensure doors inside are open and other steps are taken for ventilation of the house while stored. Step 3 - The Relocation: In accordance with the Sonoma Guidelines described earlier, a recognized professional house moving service is to be retained that will take all necessary and reasonable steps to ensure that the least destructive method for the physical relocation will be used. Structural bracing and shoring is to be done as required prior to the relocation taking place. This is to be done in a manner that caused the least possible damage to the character-defining elements. By moving the Verna Porter Residence closer to 16 Avenue, the massing will become more vertical when viewed from the street. To preserve its horizontal character and visual relationship to the public realm, the Verna Porter residence should be sited as far back on the proposed Lot 3 as possible. The foundation should continue to be prominent; however, it may have its historical relationship to grade of about 26 – 28 inches between grade and the bottom of the cladding reduced. Furthermore, plantings may be introduced for further visual enhancement of the horizontal character of the Verna Porter Residence when relocated. The combination of being setback as far back as possible from 16 Avenue, a reduction of the exposed foundation, introduction of horizontal retaining walls in the front yard, terracing some stairs behind the retaining walls and the addition of landscaping, will together mitigate the impact of the relocation and preserve the characteristic horizontal character of the Verna Porter Residence. All service utilities, electricity and communication lines need to be installed to permit the house to be connected immediately following its move and placement on the new foundation. The conservation works described in the Conservation Recommendations section are to commence immediately upon the relocation being completed.


5.3 Photo-documentation Photographic documentation or photo-documentation is an essential technique for recording the nature of heritage objects and illustrating conservation procedures. For this project, Character Defining Elements have been generally photographed to be a reference base for the conservation works being proposed. The relocation of the Verna Porter Residence is a significant event in the history of the heritage dwelling. Photo-documentation should also be employed as the Verna Porter Residence is prepared, moved and placed on its new foundation. Character Defining Elements may be damaged during the relocation process. Proper photo-documentation will assist in undertaking conservation work and repairs to damage identified after the relocation is done. For those building elements, such as the ornamental elements or brickwork, recommended to be removed, it will assist in the artisans in doing reinstallation, choosing like materials to replace damaged heritage fabric or to guiding allowable replication work. Once the conservation works have been completed, the initial photographs can be compared to ones of the revitalized Verna Porter Residence in any reports needed by the City confirming the works have been completed in accordance with the Conservation Plan in the Heritage Revitalization Agreement (HRA). This documentation work and verification of compliance with the HRA is additional work to be contracted and be undertaken by the Heritage Professional.


6.0 CONSERVATION RECOMMENDATIONS Inspections of the exterior and interior of the Verna Porter Residence were undertaken by the Heritage Professional in September and October 2016. The restoration and rehabilitation measures described in this section are based on the site inspections, close visual examination of exterior materials, finishes and cladding, review of photo documentation from the visits and analysis of non-invasive physical tests for such matters as identifying historic paint colours and finishing materials. Archival sources at the City of Surrey Archives were also utilized. The following describes the recommended conservation works and specifies the measures from the Canadian Guidelines, US Standards or Sonoma Guidelines to be applied. 6.1 SITE The Verna Porter Residence is in its original location on a lot on the north side of 16 Avenue (historical name North Bluff Road), a short distance west of 136 Street (Bergstrom Road). 16 Avenue was one of the first connecting streets between Ocean Park, a short distance to the west, and White Rock several blocks to the east. See the 1960 photograph shown in Figure 14. The Verna Porter Residence is sited on land a distance back from 16 Avenue, which is gently sloping to the south and west. There is a slight drop toward the south to a semicircular driveway off of 16 Avenue. Along the north side of the driveway is evidence of a former rock wall, and a concrete stairs opening out along the driveway leading up to the main entrance of the house (See Figure 15). As for vegetation, the lower area also contains a number of mature trees, including a row of mature fir trees along the road right-of-way. There is an overgrown area to the east and northwest of the residence and a mature forested area of the property to the north. A double car garage is located along the western property line that is setback a greater distance from 16 Avenue than the residence. The garage was apparently once heated as evidenced by the chimney to the rear. It is in poor condition and is proposed to be removed. A similar detached garage is proposed to be designed at the rear of the subject property. Being modeled on the original garage, the design will be

Figure 14 This is a 1960 photograph along 16 Avenue from Ocean Park looking east toward White Rock. The red dot is the approximate location of the subject property. (Surrey Archives)


Figure 17 Rear deck.

compatible while drawing a clear distinction with the heritage residence in accordance with the Canadian Guidelines. Relocating the Verna Porter Residence south to proposed Lot 3, as shown in Figure 8 earlier in this report, is supported by the City in the effort to permit retention of the heritage building. Care is necessary to place the Verna Porter Residence back from 16 Avenue, provide grading, plantings, and landscaping to preserve the horizontal character defining element essential to the heritage value of this heritage building. This relationship is to be retained to 16th Avenue, one of the main and historic east-west roads into the Ocean Park neighborhood in Surrey.

Conservation Strategy: Rehabilitation • Refer to Section 5.0 for relocation of the Verna Porter Residence. 6.2 FORM, SCALE AND MASSING

The Verna Porter Residence (Figure 16) is an expression of Post-war Modernist architecture, with influences of Frank Lloyd Wright, Streamline Moderne and International styles. The massing is of a one storey volume with a smaller second floor to the rear (Loft). It is capped by a flat roof with generous overhangs on the front and side elevations. The rear elevation presents itself more as a two storey building, with a low sloped roof on the upper floor.

There is a desire to extend the basement in the rear of the house to enlarge the kitchen and have a formal covered deck (Figure 17). More contemporary elements will be employed in this deck area and its roof covering in accordance with the Canadian Guidelines.

Conservation Strategy: Rehabilitation

• Preserve the overall form and scale of the residence while extending the foundation in the vicinity of the kitchen at the rear of the house to create a new and larger covered deck.

Figure 16 Front façade of the residence at 13539 16 A

Figure 15 The stairs along the semicircular driveway and walkway leading up to the residence at 13539 16 Avenue.


Figure 20 Horizontal form lines on foundation.

• Construct a new rear porch after the house is relocated.

• Retain and reuse the exiting ornamental triple post into the design of the new porch.

• Construct the porch to be compatible but distinct, drawing a clear distinction with the heritage residence in accordance with the Canadian Guidelines. The proposed design is to be reviewed by the Heritage Professional.

Refer to the ornamentation information in Section 6.9 Detailing, Landscaping and Walkway. 6.3 FOUNDATION The Verna Porter residence has a prominent and thick foundation with curved corner element matching the main floor and the front façade. There are horizontal striations visible from the forms originally used pouring the concrete (Figures 18, 19 & 20). The house is to be moved forward and placed on a new foundation. To preserve the characteristic horizontal orientation of the Verna Porter Residence, the foundation is to be located as far to the back on proposed Lot 4 as possible. The existing foundation will be removed and the area will be regraded. The regrading is to be suitable to provide for proper drainage way from the house, provide a suitable backyard and match the real elevation of the house as best as possible. The area may be regraded to create a workable backyard for the relocated house, but should not compromise the basement windows. Conservation Strategy: Rehabilitation

• The proposed relocation of the house requires the construction of a new concrete foundation in the new location.

• Grade the site to slope the land away from the foundation to promote proper drainage.

• Match the new grade elevation to the current grade along the front façade of the relocated building.

Figure 18 House from Southwest.

Figure 19 Foundation closeup.


Figure 22 View from the southwest showing the curved corners of the three parallel walls, blank perpendicular walls and how the siding extends to the inside corners.

Figure 23 Lapped wood siding and stucco wall interface.

• The grade in the rear of the house may be raised

to permit a ground level deck. Window wells may be installed, subject to building requirements to partially conceal basement windows.

• Use foundation forms to create horizontal striations visually similar to the existing foundation.

6.4 EXTERIOR WALLS The Verna Porter Residence is clad with a combination of a roughcast stucco, with lapped wood siding and vertical siding in selected portions of the front and side façades, and on the entire width of the rear façade above the horizontal siding. Refer to Appendices E and F for building elevations. There is no stucco applied to the walls on the second floor (Loft). The lower portion is horizontal siding and vertical siding. All of these are original finish materials, all of which are well preserved. The front façade of the residence (Figure 21) features an asymmetrical design, with curved wall corner elements, finished with roughcast stucco and inset lapped wood siding mainly under the windows. There is vertical siding under the living room window that also wraps along the curved southeast corner. The curved wall features is a Wrightian influence, best exemplified by the S.C. Johnson and Son, Inc., buildings in Racine, Wisconsin. The front façade of the main floor is made up of walls in 3 parallel planes to 16 Avenue (Figure 22). The portion of the front façade closest to 16 Avenue forms a prominent central feature. This central feature is a wall that is curved on both outside corners. Lapped wood siding is located along portions of the exterior walls, centred below the windows. This siding spans the walls up to the stucco curved such that the outermost point of the siding is level with the stucco finish (Figure 23).

Figure 21 Front Facade.


Figure 24 Verical siding on southeast curved wall ends at the chimney.

Figure 25 Front entrance area.

The walls in the next two planes to the west of the central feature, each have a square inside corner and a curved outside corner. This curvature matches the ones on the central feature. On these walls, the siding stretches between the start of the corner curvature and to the inside corner, where it meets the siding on the blank perpendicular wall. On these walls, the windows are off-set with the siding below it, but align closely on one side with the edge of the siding and are centred on the wall. The wall to the east of the central feature is in a single plane. It accommodates the front entrance (see Section 6.5) and living room picture window (see Section 6.6). For this part of the front façade, there is vertical wood siding below the window, which wraps around the curved wall and terminates at the exterior chimney on the east wall (Figure 24). Conservation Strategy: Rehabilitation

• Preserve the original stucco walls, lapped wood siding and vertical siding on all elevations. • The condition of the stucco appears to be good; however, there may spot cleaning necessary in

some locations. Use the gentlest cleaning means possible. Use low-pressure water hoses and soft scrubbing brushes. Do not use pressure washing.

• Any repairs to the stucco should be inconspicuous and are compatible with the historic stucco finish. • The stucco should be carefully inspected. Hairline cracks should be sealed to prevent them from

becoming worse. A professional plasterer may be required to cut out and to patch with stucco that visually matches the historic finish.

• After the stucco surface is repaired, seal and repainted in accordance with the colours recommended in Section 6.10.

• Any work related to seismic upgrading or improving insulations are to be done from inside walls to minimize any impact to the appearance and character defining elements of the residence.

• Clean, prepare and repaint the historic stucco and the exterior wood siding (See Section 6.10).

6.5 FRONT ENTRANCE, STAIRS, WALKWAY AND TERRACED GRADE The front entrance area (Figure 25) including the approach from the street and entry stairs are significant design and character-defining element of the Verna Porter Residence. The lower level stairs open out and transition into a low stone wall along the circular drive. These evoke the method used Frank Lloyd Wright in employing grade change to highlight building entries. Because the residence is being moved to a new foundation, some of the elements will need to be


removed, stored and replaced in accordance with the relocation strategy in Section 5.0. Other elements will need to be photo documented and measured to be accurately recreated after the house is moved and placed on its new foundation. 6.5.1 Front Entrance and Stairs The front entrance and stairs together with the ornamentation (see Section 6.9) are in strong contrast with the simple approach seen to the rest of the front façade. Architecturally, this is a Wrightian influence. Because the residence is to be moved to a new foundation, some of the elements will need to be removed, stored and replaced in accordance with the relocation strategy in Section 5.0. Other elements will need to be photo-documented and measured to be accurately recreated after the house is moved and placed on its new foundation. These front entrance elements are the following: • The concrete steps wrapping along the curved

foundation wall with sides clad in decorative masonry and the landing at the front door.

• The random coursed stone pattern, likely multi-coloured sandstone, at the side and main walls at the entrance landing (Figure 26). Note these colours are similar to those used in the stone wall flanking the entrance stairs to Taliesin West (Figure 27), the complex designed and built by Frank Lloyd Wright in Scottsdale, AZ.

• The colour achieved through use of slate is well coordinated with the stone colours and the weathered copper elements.

• The oblong fixed window beside the door. • The planter box clad in the same multi colored

stone (Figure 28). • The overhead light fixture, letter box and triple

pole metal pillar, which match the elements described in Section 6.9.

• The circular seating area (Figure 29) behind a plain brick planter with a step up to grade, which wraps around the curved foundation, with steps down to grade along the east side of the house.

Figure 26 Random coursed ashlar stone pattern.

Figure 27 Taliesin Residence (Scottsdale, AZ) stone wall

colours.


Figure 30: Emmond/Frank Lloyd Wright House in Chicago.

Conservation Strategy: Rehabilitation / Restoration

• Preserve the appearance of the original steps, their wrapping of the curved foundation and entrance area as a character-defining element. This is to include slate material and stone masonry being applied to the new stairs. A similar red tinted concrete stair treatment as used for the front stairs at the Taliesin Residence (Figure 27) is recommended to enhance the Wrightian flavour. The final design is to be approved by the Heritage Professional.

• Note the existing masonry in Figure 29 for the surfacing of the sides of the stairs. Exposed concrete or concrete blocks are to be avoided and compatible masonry is to be applied.

• Because of the grade change resulting from the relocation of the Verna Porter Residence, additional entry stairs are required. The design is to employ a series of terraces with landings in between, in concrete with masonry planters, a sunken seating area and steps up and down to grade.

• Arrange for a masonry craftsman to reattach, fix or replace missing or damaged stone masonry work in the entrance area.

• If necessary, clean the stone material using only the gentlest method possible. Consider low pressure water washing, with soft natural brushes. Do not use pressure washing.

• Reinstall the ornamentation removed and stored after the house is relocated. Any cleaning is to use the gentlest method possible.

• Have a qualified electrician reinstall the overhead light fixture.

6.5.2 Stairs to Grade With the house being moved forward toward 16 Avenue, the Verna Porter Residence will appear more vertical when viewed from the street. Therefore, the relationship of the entrance stairs to the front yard and the lower stairs to grade needs careful placement, design and finishing. The purpose is to conserve the principal character-defining element of the horizontality of the Verna Porter Residence. The Wrightian influences incorporated into the residence shall be the basis of the recommended measures for the front yard stairs, hardscaping, and landscaping.

Figure 28 Masonry Clad Flower Box.

Figure 29 Lower seating area and steps up and down to grade.

Note the masonry on the exposed side surface of the stairs, rather than exposed concrete.


Figure 32: Taliesin West, Scotsdale ,AZ.

Figure 31: Keystone House, near Chicago.

Examples from residences designed by Frank Lloyd Wright are shown in Figures 30, 31 and 32. These examples show front entrance areas connected by stairs to grade using suitable design and complementary colours and finishes without detracting from the architectural statement or vocabulary. Section 6.10 considers colouring of stairs with respect to typical Wrightian approaches and colour palettes. Conservation Strategy: Rehabilitation / Restoration

• Coordinate the placement, design and finish of the lower stairs to grade in a manner that is integrated with and enhances the horizontality of the Verna Porter Residence. The lower stairs are to open out in circularly in the same fashion and having the same radius as the circular corners on the front façade.

• Use tinted or painted concrete for the stairs and landings. (Refer to Section 6.10).

• The Verna Porter Residence is to be moved as far back on Lot 3 from 16 Avenue as possible, terrace the grade and have the lower stairs in portions along the grade drops. Refer to Appendix D Landscaping plan.

• The circular stair element is to transition into a low stone wall as depicted in Figure 58 and described in Section 6.9 along the front lot line.

• Coordinate the landscaping as described in Section 6.9 with the stairs and stone wall along the front perimeter of the Verna Porter Residence.

• The above is subject to review by the Heritage Consultant.

6.6 WINDOWS AND DOORS 6.6.1 Windows The Verna Porter Residence has a combination of original wood and new vinyl windows. Some of the wood windows have inside mounted storm windows. The majority of the original wood windows are 2 or 3 sash casement windows with one outward swing sash. Each bathroom has an outward opening awning window and the main floor bathroom has an additional fixed 2 pane wood window in (Figures 33, 34 & 35).


On the main floor, the windows are centred on their respective walls of the front façade over the lapped or vertical wood siding as described in Section 6.4.

Figure 33 Two sash Casement Window. Figure 34 Three sash Casement window. Figure 35 Bathroom Awning and fixed

windows. On the main level, only the windows on the walls of the front façade have been entirely replaced by new vinyl slider windows. The vinyl windows installed on the walls of the front façade match in style with either the 2 sash window (Figure 36) on the narrower façade walls or 3 sash windows (Figure 37) on the wider façade walls. This is likely consistent with the original windows they each have replaced. The basement windows have all been replaced by vinyl slider windows (Figure 38). The last remaining wood window in the basement is located under the rear porch (Figure 61).

Figure 36 Two sash slider window. Figure 37 Three sash slider window. Figure 38 Typical basement window.

Some of the original windows have been modified with internally mounted storm windows (figure 40). Their sashes match those in the wood windows and do not affect the appearance from the outside, unless slid open.

The majority of the windows on the side and rear elevations of the main floor and all in the Loft are original wood casement windows, apart from the ones in the bathrooms described earlier (Figure 39).

Figure 39 Rear elevation showing original wood windows on main and Loft floors and new vinyl slider windows.

Figure 40 Inside storm window visible from exterior.


6.6.2 Picture Windows When this area of Ocean Park above the Bluffs was logged, it opened up views to the south over Semiahmoo Bay toward the Gulf and San Juan Islands and the mountains on Vancouver Island and the Washington Olympics. This may have prompted the large amount of glazing that was extending along the corner curvature in order to take advantage of the partial view from this area. Two of the rooms, the Living Room and the Loft, were designed to incorporate picture windows. Living Room: The largest window on the main level is located in the living room. Whether this was a 1950’s era picture window (Figure 41) cannot be determined. These windows were usually a large single pane glass sash dominating the room, placed to frame an attractive view. There is a three pane vinyl window installed in the place where a picture window would have framed a view to Semiahmoo Bay. Loft: The south facing casement window offers the same potential south view (Figure 42). It is a wide window, nearly from floor to ceiling in height. It is an eight sash window: four larger fixed windows at the top and 4 smaller rectangular ones at the bottom. It is different from the other casement windows because the outer lower windows are outward swinging Hopper Windows. The left Hopper Window needs to be reinstalled. 6.6.3 Doors There are five external doors (Figure 42) with various styles installed over time. The rear and the Loft doors are original or early doors and do reflect typical 1950’s style exterior doors. The Loft door may have been relocated from the front entrance. 1950 and Wrightian influenced door styles share some characteristics. 1950 style doors are simpler, usually solid plain flat surfaces with a pattern or elongated glazing. Wrightian influenced doors that can be considered are those associated with his Prairie Style architecture or associated with Taliesin West in Arizona.

Figure 41 Living room picture window.

Figure 42 Loft Picture window.


The doors associated with the Prairie Style (Figure 43) have more glazing, at times very elegant detailing, including patterns or panes of glass, even stain or leaded glass, with the wood surface of the door following more distinctive straight lines and angles. Doors associated with Taliesin West (Figure 44) draw more from local characteristics and are very similar to the simple 1950’s style doors with simple geometry and somewhat creative shapes and bold colours. The front door is not original to the Verna Porter Residence. A 1950’s style door as depicted in Figure 45 or a more Wrightian door would be more appropriate. Conservation Strategy: Restoration / Rehabilitation

• Inspect condition of all windows and complete detailed strategy for necessary repairs. Reinstall hopper window on the Loft level with new hardware if necessary.

• Retain all existing window sashes; repair or replace deteriorated parts as required.

• Make windows weather tight by re-puttying and adding weather-stripping as necessary.

• Prime and repaint windows in accordance with the colours recommended in Section 6.10

• Consult with the Heritage Professional to install an appropriate replacement door for the front entrance, choose a door in keeping with a Moderne and Wrightian style.

• The kitchen and Loft doors should either be refurbished to bring them up to current standards, or replaced with a similar design with glazing incorporated in the upper panel.

• Install adequate weather stripping doors. Prime and stain the doors in accordance with the colours recommended in Section 6.10.

Figure 42 Front Door, Kitchen door, Loft door to deck and basement door.

Figure 43 Prairie style doors

Figure 44 Taliesin West style doors © Adrian Kopystynski

Figure 45 Typical 1950’s doors with geometrically shaped windows.


6.7 ROOF, ROOF DECK & GUTTERS The Verna Porter Residence has been designed with two flat roof areas. The roof over the lower level has a slight slope to the front and two sides of the residence. It was designed with a hidden gutter rainwater collection system, with the downspouts emerging through the overhang soffits and following wall mounted downspouts to grade. There is a strong and clean horizontal expression created by the wide fascia board across the front façade. The roof over the second storey is flat and slightly sloping to the rear. Rainwater is collected by way of a hidden gutter and directed to grade by wall mounted downspouts (Figure 46). There is evidence by the extended side fascia board, that a gutter was also mounted on the fascia board (Figure 47). If further investigation concludes it is necessary to deal with rainwater overflow, drip issues or to prevent water damage to the structure, the missing gutter and downspout system needs to be reinstalled. The condition of all roof elements should be assessed further, and repaired or replaced in kind as required. The deck material and railings must be Building Code compliant for safety. An informal rooftop deck (Figure 48) exists at the northwest corner of the roof. Originally a smaller area with access from the Loft, it consists of floor boards over the flat roof, with an ad-hoc fence as a railing. Roof deck surfacing should have a proper waterproofing membrane and surfacing material. The design should reflect a simple Modernist appearance, with the railing set in from the edge of the building with a horizontal railing design. The wooden stair (Figure 49) is a later addition to be removed in accordance with Section 5.2.

Figure 46 Place downspouts in a manner that does not impact the character defining curved stucco exterior walls. The example above on the left is to be avoided. Outside or inside corner locations, as on the right above, are preferred.

Figure 47 Shows location of missing rear water collection system.

Figure 48 The rooftop deck and entrance to Loft.


Conservation Strategy: Rehabilitation

• Preserve the roof structure over the first floor as expressed by a flat horizontal form slightly sloped to the front and sides to permit drainage, and over the second (Loft) storey as expressed by a slightly sloping flat roof toward the rear of the property.

• Conduct an inspection of the roof to determine any necessary cleaning and repairs.

• Remove organic debris, accumulated debris and build-up.

• Repair or rehabilitate the roofing membrane and cladding system if required.

• Repair existing rainwater disposal system, specifically including the following: o Reinstalling a gutter and downspouts at

the rear of the second storey if necessary; o Relocating the downspouts to the corners

of the walls along of the front façade; and o The site is to be grades to promote surface

drainage away from the Verna Porter Residence.

• Replace the picket-style roof top deck railing with one designed having a horizontal Modernist appearance as the examples shown below in Figure 50 and 51. The horizontal railings are to be white in colour and posts are to match the colour of the horizontal siding. The final design is subject to review and approval by the Heritage Professional.

Figure 50 Note both solid (not recommended) and transparent (recommended) horizontal railing of Talliesin West

Figure 49 External stairs to rooftop deck.

Figure 51 Note horizontal railing on the deck of this Frank Lloyd Wright inspired Tree House.


6.8 CHIMNEY The Verna Porter Residence has one exterior chimney on the east facing façade and another internal chimney toward the centre of the house emerging from the Loft roof (Figure 52). Both are stone capped (Figure 53). They are made of modern Roman Brick, characteristic for being longer and flatter than other current brick types, with a rough edge midway across the brick (Figure 54). Roman Bricks were used by Frank Lloyd Wright in the design of the Robie House in Chicago, and in some of his Prairie style homes. The east chimney and the visible portion of the central chimney are unpainted narrow beige coloured bricks. Apart from staining from efforts to address roof leakage, the existing chimneys are upright and in good condition and are very important elements to retain.

There conservation approach is: For the interior chimney, framed in and clad it with brick veneer. This material is to match the colour and pattern of original Roman Brick to replicate the same size and height of the current chimney. The existing cap should be reused. For the east chimney, bricks are to be dismantled and reused, or supplemented by similar bricks in reconstructing the chimneys after the house is moved. The stone caps should also be removed and reused in the reconstruction. In reassembling the east chimney: • Existing material from the east or the interior

chimney is to inspection by a masonry craftsman to identify masonry on a condition to allow for its reuse.

• Where there is insufficient original masonry material, new material with like coloured and dimensioned Roman Bricks, approved by the Heritage Professional, may be substituted to reconstruct the chimneys. Original material suitable for reuse is to be placed where readily visible close to ground level and the original caps are to be reused if possible.

Figure 52 The Central Chimney and the East Chimney.

Figure 53 Stone top of east Chimney.

Figure 54 Existing brick pattern for Chimneys.


Conservation Recommendation: Restoration

• Document the size, dimensions and patterning of both chimneys, their chimney caps and brickwork.

• Dismantle, remove mortar and clean bricks and store safely for reuse.

• Assess the condition and determine if there are sufficient bricks that are not damaged or excessively deteriorated to reuse.

• Replace deteriorated or damage bricks with Roman Bricks that are like in colour and dimension to the original, as approved by the Heritage Professional.

• Cover openings in the roof after the chimney is removed by plywood and tarps to prevent water damage within the house.

• Reassemble or reconstruct the chimneys after the Verna Porter Residence is relocated, matching the original appearance to the extent possible, including Building Code or energy efficiency requirements such as flashing, flues, air flow resistors, etc.

6.9 DETAILING LANDSCAPING AND WALKWAY The Verna Porter Residence includes a number of notable detailed ornamentation, landscape elements and walkway with steps and landings. This walkway system links the semicircular driveway to the house. All are evocative of Wrightian details, particularly Taliesin West. Some of the most notable are the copper (green coloured) features at the main entrance. These include the mailbox, ceiling light fixture, and a triple metal post (Figures 55, 56 & 57). The same triple metal post is repeated at the rear of the house. The walkway from the front entrance to the semicircular driveway includes two sets of stairs. The stairs closer to the house (Figure 58) are the same width as the walkway, incorporating light fixtures on each side, matching the ceiling fixture at the entrance (Figure 59). On one side is a metal street number sign (Figure 60) consistent in design with the other copper features.

Figure 55 Mail box

Figure 57 Triple Post and similar one at the rear porch.

Figure 56 Ceiling mounted Light Fixtures.


Figure 58 Walkway step. Figure 59 Light Fixture. Figure 60 Sign. Figure 61 Landscaping.

The stairs are flanked by landscaping (Figure 61) along both sides. The existing landscaping should be augmented to soften the entry to the home, particularly as the building will be moved and be closer to the street than the original sitting. The lower steps (Figure 62) curve and open out on both sides to the semicircular driveway. This is similar to the Streamline Moderne curved wall elements featured in the house design.

These steps are lined with a stone wall (Figure 63) that continues along the edge of the semicircular driveway. Shrub plantings or a low hedge may have been the historical plantings. There should not be any fence or wall placed along the front lot line. If a fence is installed along the interior lot lines, it should not be located along the portion of the interior lot line between the front lot line and the house façade. Side yard fences should not detract from the appearance of the Verna Porter Residence. A chain link fence, with black or charcoal colored plastic strips, is to be located along the side lot lines, but not between the front façade and the front lot line. See Appendix D Landscaping Plan prepared by Viewpoint Landscape Architects.

Figure 62 Curved steps at semicircular driveway.

Figure 63 Stone wall and plantings.


Conservation Recommendation: Restoration • Preserve weathered copper ornamentation. • Retain a qualified craftsman with expertise in

metal work and insure that the gentlest means possible is used to repair and clean the metal ornamentation.

• Install lighting fixtures resembling the style and colour, but are distinguishable from the historic ornamentation over the basement entry doors, near the kitchen door and door from the Loft to the roof deck.

• Retain a qualified electrician reinstalling light fixtures.

• Reinstall the lighting fixtures, sign and

plantings at the top of the stairs and along the walkway similar to their current placement.

• Grade and construct the terraced walkway and stairs in the front yard the door to the street, with the bottom stairs curving and opening out to the front lot line, with rock walls along the side of the steps.

• Install a chain link fence, with black or charcoal colored plastic strips between the front façade and the rear lot line. Provide no other fence or wall along the side lot lines.

• Install a low stone wall along 19 Avenue as part of the final grading plan.

6.10 EXTERIOR AND HARDSCAPING COLOURS Part of the conservation process is to determine the historically and architecturally appropriate paint colours. The colour assessment involved close examination and non-invasive sampling techniques. The stucco was determined to be white. The wood siding was assessed through visual inspection and scratch testing. The siding scratch test reveals that a red-brown is the original colour. This is a typical Wrightian palette shade. Inspection of the window under the rear deck also reveals that the window frame and trim was white (Figure 61). From the downspouts, behind flashings, foundation and the wall under the rear deck (Figures 62 & 63), various shades of turquoise appear to have been applied. This is neither a colour typical of the 1950’s nor a typical Wrightian colour. Scratch tests did not reveal its presence under the red-brown siding. Therefore, turquoise is not considered a historical colour for the external walls or trims.

Figure 61 Rear Window conceals below deck.

Figure 62 Two areas sampled for exterior colours.


Based on the assessment and the Wrightian architectural style of the Verna Porter Residence, the usual Benjamin Moore Historical True Colours pallet that reflects the architecture, people and places of early Vancouver, does not apply. Therefore, the following colours scheme is to be used to be consistent with the Wrightian character of the Verna Porter residence:

Figures 63 Similar mint as well as more recent congrete gray paint colour on foundation under picture window area.

PPG Pittsburgh Paints Wright Cherokee Red Taliesin West FLLW68

PPG Pittsburgh Paints Pittsburgh Paints Delicate White PPG1001-1

PPG Pittsburgh Paints Wright Tanager Red FLLW287

Application of Colour

- Horizontal wood siding - Roof edge facia - Horizontal deck railing boards and posts

- Stucco and vertical siding - Verticle deck railings - Door and window frames

- Front Door

- Conctrete stairs (are to be stained or the concrete tinted to a lighter tone of this colour)


6.11 INTERIOR FEATURES The interior of the building is typical for the period. There are no notable interior heritage features for conservation. The railing and post for the interior stair case (Figure 64) and the east wall in the living room are features suitable for retention. There is a sense of openness upon entering the house, and a sense of social space in the living room and kitchen/dining/nook areas These are reminiscent of Frank Lloyd Wright houses. Some elements are from Wright’s Usonian era, emphasizing simple interiors creating a sense of familial comfort through elements like colour, texture, pattern, contour, light and use of natural materials. The basement level, currently having tw suites, is shown in Figure 65. The main floor plan (Figure 66) has an “L-shaped” interior corridor from the front entry door to the kitchen, with access to a living room, three (3) bedrooms, den, walk in storage closets and washroom. Except for the living room, the interior of the main level has been modified from the original. An open staircase with a wrought iron railing near the kitchen (See Figure 64) provides access to the second floor (Figure 66) or Loft area and roof deck. At the rear entrance off the kitchen is a small room under the stairs used as a laundry room. The former stairs down to the basement were located here before the basement suites wee built.

Conservation Recommendation: Restoration • Repair and prepare all surfaces properly,

including replacement with like materials in consultation with the Heritage Professional where the deterioration is significant.

• Clean all surfaces of any dust and prime all exposed wood surfaces. Used the gentlest method possible. No pressure washing. Consider water washing, with soft natural brushes or putty knives.

• Prime all surfaces where lighter colours

are being applies over darker ones. • Reapply colours where a second coat is

necessary. • Use clear or appropriately tinted sealant

paint for all wood decks in consultation with the Heritage Professional.

Figure 64 Stair case and railing to the Loft.


Figure 65 Existing Basement Floor Plans (prepared by Linex Design).

Figure 66 Existing Main Floor Plans (prepared by Linex Design).


Figure 67 Existing Loft Floor Plans (prepared by Linex Design).

The living room (Figures 68 & 69) has a grand entrance from the corridor with an open partition between the living room and a portion of the entrance area (Figure 70). This partition is also a Wrightian influence. The living room is a typical Wrightian gathering place focused on a fireplace, with the brick cladding extending along the entire lower portion of the eastern wall and wood finishes above. The brick has a random coursed brick pattern (Figure 71). This fireplace and wall brick work is an attractive feature that is not of heritage value, but could be retained. The ceiling finish has a textured swirling pattern with a narrow flat edge along the walls typical of the 1950’s. The basement currently has two separate units, each with its own entrance. The front suite was not available to be inspected. The basement suites are not part of the original house. A staircase, used as a laundry room on the first floor, provided direct access from the basement to main level.

Figure 68 Living Room Fireplace.

Figure 69 Living Room Windows.


The suite also contains what appears to be the original furnace manufactured by Lennox. This model (Figure 72) was one manufactured in the 1950 and widely available. The second storey (Loft) is a one large space accessible by staircase from below. The landing at the top of the at the northwest corner, allows access to the roof top deck and to the suite. A more recent white brick fireplace (Figure 73) helps to partition the bedroom space for the living room. There is a kitchen (Figure 74) along the north wall hidden way behind pocket doors. A washroom is located between the landing and the kitchen. It contains a typical 1950’s Versailles style mosaic 3-sized small stone pattern in tan, beige and brown-tinted white colours (Figure 75). Conservation Recommendation: Restoration Required: • Reinstate the stairs to the basement and remove

the suites to convert the Verna Porter Residence into its original single family dwelling form.

Optional: • Retain the stone (Figure 71), mantel and ledge

associated with the living room fireplace. • Reattach, fix or replace missing or damaged

random coursed stone by a qualified masonry craftsman.

• Use the gentlest means possible to clean the fireplace masonry.

• Install an energy efficient gas fireplace insert into the existing firebox.

• Retain the existing metal railing and post for the staircase to the Loft level.

Figure 73 Loft Fireplace. Figure 74 Loft Kitchen. Figure 75 Loft bathroom tile.

Figure 70 Living room entrance.

Figure 71Close-up photograph of Living Room fireplace stonework.

Figure 72 Furniture Manufacturer’s Model Number GH5-150-M1.


6.12 DETACHED GARAGE The design of the new garage proposed to replace the existing one (Figure 76) is to be compatible, yet distinct, with the architectural and heritage character of the Verna Porter Residence. The design of the proposed new garage is attached in Appendix C. Conservation Recommendation: Replication • Apply the replication principles described in this

report to design and build the new proposed garage. The final design is subject to the approval of the Heritage Professional.

• Install windows, glazing and doors that are proportioned and employing Modernist and Wrightian influenced architectural particularly on the façades of the garage facing the lane and the Verna Porter Residence

• Install two (2) garage doors similar in design to the examples of garage doors are shown in Figure 81. Garage door selection is subject to the approval of the Heritage Professional.

Figure 76 Existing detached garage.

Figure 77 Sample Wright designed garage.


7. ADDITIONAL REGULATORY CONSIDERATION Building Code The BC Building Code is a set of rules that specify the minimum acceptable level of safety and performance for buildings constructed in the province. The Building Code has been written with mainly new construction in mind. The Building Code recognizes that strict application of its provisions may be “impractical and with heritage buildings may compromise historical appearances or authenticity”. Consequently, the Building Code allows for building or components of their design or function to be considered on a case-by-case basis, where alternatives approaches may be achieve compliance. This is often referred to as “Code Equivalency.” There are 37 categories of Building Code requirements identified for heritage buildings where alternative methods of compliance are allowed. Also in the body of the Building Code, there are a number of provisions that can help to retain the exterior character-defining elements from having to be altered or replaced. In preparing of the building permit plans to move, renovate and modernize the residence at 13539 16 Avenue, the architect or designer needs to work closely with the Surrey Building Department to minimize any impact on the character-defining elements by using the equivalency and other provision offered in the Building Code. Energy Efficiency Construction in BC is subject to minimum standards of energy efficiency under the provisions of the Energy efficiency Act and schedule 1 of Act’s Energy Efficiency Standards Regulation. The Act identifies “designated heritage buildings” for separate treatment in some circumstances. Designate heritage buildings are defined as those buildings protected through heritage designation, or included in a community heritage register. Under this definition, the standards under the regulations do not apply to the buildings subject to this Heritage Conservation Plan and listed on the Surrey Community Heritage Register for the following:

• Manufactured fenestration products consisting of windows • Glazing for installation in manufactured door slabs, sidelights and transoms, that separate

heated space from non-heated space • Door slabs that separate heated space from non-heated space • The energy efficiency standards for installed products

This allows existing windows and doors to be reused, or like salvaged replacement materials to be installed notwithstanding their thermal or draft resistant qualities. Further, these provisions do not preclude introduction of more energy efficient components. A number of non-evasive methods to achieve energy efficiency include attic insulation, improved mechanical systems and interior storm windows. The exemptions allow for more evasive measures to be done in a more sensitive way and thus avoid adversely impacting the heritage character of buildings being revitalized.


The BC Heritage Society has identified a number of design window energy conservation interventions that would not harm heritage character. Some of the suggestions include:

• Repair existing windows – frame, sash & glass • Draft proof and insulate window frames (caulking & weather stripping) • Add storm windows – interior (preferred) or exterior • Add heavy lined curtains • Add insulated and reflective internal blinds

National Resources Canada (NRC) offered the following ways to improve air tightness of heritage windows:

• Adjusting or replacing the sash locks or adding more locks to large windows. • Repairing or replacing hinges on casement windows. • Ensuring that caulking, weather-stripping and paint are not interfering with the operation of the

window. • Ensuring that weather-stripping is fully functional (i.e., it should be flexible, be properly located

and make full contact between the sash and the frame.) Homeowners Protection Act It is advised that the BC Housing Homeowner Protection Office be contacted to determine whether the requirements of the Homeowner Protection Act and Regulations for the conservation work on the heritage buildings may apply. Some residential to residential conversions may be defined as “substantial construction” depending on the extent of reconstruction involved. Substantial construction means more than 75% of the structure above its foundation is removed and/or replaced and when a new foundation is laid and the total amount of new structural components, including the foundation, make up 50% of the total finished structure. A substantially reconstructed home becomes a “new home.” Under provincial legislation, the work on renovating a house is to be done by an HPO Licensed Residential Builder and the home must be covered by home warranty insurance before a building permit is issued. Further information is available on line:

• Bulletin 7: Heritage Buildings and the Homeowner Protection Act • Bulletin 6: Substantially Reconstructed Homes and the Homeowner Protection Act

https://hpo.bc.ca/sites/default/files/download/Bulletins/RegBulletin_7_Heritage_Buildings.pdf

https://hpo.bc.ca/sites/default/files/download/Bulletins/RegBulletin_6_Reconstructed_Homes.pdf


8. ONGOING MAINTENANCE PLAN

Why Ongoing Maintenance? All buildings – whether heritage or new – required care to limit damage from exposure to the elements. In the case of heritage buildings, additional attention is required to maintain and repair character-defining elements. Ongoing maintenance involves periodic inspections by home owners to help identify potential problems early, along with regular repairs extend the life of heritage buildings. This will also help avoid potentially costly future repairs for home owners and strata councils for the conservation of a building’s heritage value. All building materials will decay due to winter rain storms and wind storms, exposure to sunlight, heat, frost, and attacks by insects or vermin. Therefore, it is important to monitor a building’s condition and preventing water from penetrating a building envelope. Modest spending on regular maintenance will reduce the likelihood of major and potentially costly repairs to the heritage fabric of the residence at 13539 16 Avenue. What Types of Maintenance? As defined by the Standards and Guidelines for the Conservation of Historic Places in Canada (Second Edition): Maintenance is the routine, cyclical, nondestructive actions necessary to slow the deterioration of an historic place. It entails periodic inspection; routine, cyclical, non-destructive cleaning; minor repair and refinishing operations; replacement of damaged or deteriorated materials that are impractical to save. Maintenance can be broken down into these categories: • Cleaning – Work necessary to removed dirt and pollutants that may accelerate the deterioration of

building surfaces. • Corrective – Work necessary to bring a building to an acceptable standard (often as recommended

by a conservation plan) such as treatment for rising damp. • Planned – Work to prevent failure which recurs predictably within the life of a building, such as

cleaning gutters or painting, or • Emergency – Work that must be initiated immediately for health, safety or security reasons or that

may result in the rapid deterioration of the structure or fabric if not undertaken (for example, roof repairs after storm damage, graffiti removal or repairing broken glass).

All maintenance and repair activities must conform to the Standards and Guidelines for the Conservation of Historic Places in Canada (Second Edition). Typically, repair activities such as simple repair with like materials, repainting in the same colors, and replacement of broken window panes would not require any approval from the City of Surrey. More intensive actions may require an application for the issuance of a Heritage Alteration Permit.


What are the Maintenance Standards? Following are excerpts from the Standards and Guidelines for the Conservation of Historic Places in Canada (Second Edition) about protecting and maintaining specific components or materials for heritage buildings: Recommended Not recommended

Structural Systems 4.3.8 (10)

Protecting and maintaining structural systems by maintaining the building envelope — roof to foundation — including roofing, flashings, gutters and downspouts, wall components of masonry, concrete, wood and metals; ensuring positive drainage away from foundations; and ensuring that structural members are free of fungal decay and insect infestation.

Failing to adequately maintain structural systems and their components on a cyclical basis, causing the materials to deteriorate.

Concrete 4.5.4 (3) Protecting and maintaining concrete by

preventing moisture penetration; maintaining proper drainage; improving water shedding; and by preventing damage due to the overuse of ice-clearing chemicals.

Failing to identify, evaluate and treat the various causes of concrete deterioration. Applying water-repellent coatings to above-grade concrete to stop moisture penetration, when the problem could be solved by repairing failed flashings or other mechanical defects.

4.5.4 (6) Inspecting painted concrete surfaces to determine whether repainting is necessary.

4.5.4 (7) Removing damaged or peeling paint, using the gentlest method possible before repainting.

Removing paint that is firmly adhered to concrete.

Masonry 4.5.3 (3)

Protecting and maintaining masonry by preventing water penetration, and maintaining proper drainage so that water or organic matter does not stand on flat surfaces, or accumulate in decorative features.

Failing to identify, evaluate and treat the causes of masonry deterioration. Applying water-repellent coatings to stop moisture penetration when the problem could be solved by repairing failed flashings, deteriorated mortar joints, or other mechanical defects.

Roof 4.3.3 (6) Protecting and maintaining a roof by cleaning

and maintaining the gutters, downspouts and flat roof drains, and replacing deteriorated flashing in kind. Roof sheathing should also be checked for proper venting to prevent moisture condensation and water penetration, and to ensure that materials are free from insect infestation.

Failing to maintain roofs on a cyclical basis. Failing to replace deteriorated flashing, or to clean and properly maintain gutters and downspouts and flat roof drains so that water and debris collect and damage roof fasteners, sheathing and the underlying structure.

4.3.3 (9) Repairing parts of roofs by patching, piecing-in, consolidating, or otherwise reinforcing, using recognized conservation methods. Repair may also include the limited replacement in kind, or with a compatible substitute material, of extensively deteriorated or missing parts of the roof. Repairs should match the existing work as closely as possible, both physically and visually.


Exterior Form; Wood and Wood Products 4.3.1 (5) Protecting and maintaining elements of the

building’s exterior form through cyclical or seasonal maintenance work.

4.5.2 (3) Protecting and maintaining wood by preventing water penetration; by maintaining proper drainage so that water or organic matter does not stand on flat, horizontal surfaces or accumulate in decorative features; and by preventing conditions that contribute to weathering and wear.

Failing to identify, evaluate and treat the causes of wood deterioration.

4.5.2 (5) Inspecting coatings to determine their condition and appropriateness, in terms of physical and visual compatibility with the material, assembly, or system.

4.5.2 (6) Retaining coatings that help protect the wood from moisture, ultraviolet light and wear. Removal should be considered only as part of an overall maintenance program that involves reapplying the protective coatings in kind.

Stripping paint or other coatings to reveal bare wood, thus exposing historically coated surfaces to moisture, ultraviolet light, accelerated weathering and mechanical wear.

4.5.2 (7) Removing damaged, deteriorated, or thickly applied coatings to the next sound layer, using the safest and gentlest method possible, then recoating in kind.

Using destructive coating removal methods, such as propane or butane torches, sandblasting or water-blasting. These methods can irreversibly damage woodwork.

Windows and Doors 4.3.5 (6) Protecting and maintaining windows, and doors

by using appropriate surface treatments, such as cleaning, rust removal, limited paint removal, and reapplying protective coating systems in kind.

Failing to adequately maintain windows, and doors on a regular basis

4.3.5 (7) Making windows, doors and storefronts weather tight and energy efficient by re-puttying and replacing or installing weather stripping, adjusting hardware, and sealing openings and joints.

4.3.5 (10) Repairing parts of windows, doors, or storefronts, by patching, piecing-in, consolidating, or otherwise reinforcing, using recognized conservation methods. Repair may also include the limited replacement in kind, or with a compatible substitute material, of those extensively deteriorated or missing parts of windows, doors and storefronts. Repairs should match the existing work as closely as possible, both physically and visually.

Glass 4.5.6 (12) Repairing a glass element using recognized

conservation methods. Repairs might include the limited replacement in kind, or replacement with an appropriate substitute material, of extensively deteriorated or missing glass elements, where there are surviving prototypes.

Using an inappropriate substitute material. Failing to repair the deteriorated frame or structure around the glass element.


Energy Efficiency 4.3.1 (21) Working 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.

Making changes to the exterior form, without first exploring alternative sustainability solutions that may be less damaging to the character-defining elements and overall heritage value of the historic building.

4.3.1 (22) Complying with energy efficiency objectives in a manner that minimizes impact on the character-defining elements and overall heritage value of the historic building.

Damaging or destroying character-defining elements or undermining their heritage value, while making modifications to comply with energy efficiency objectives.

What is the Recommended Inspection Cycle? The following is a list of inspections to be carried out by future owners of heritage buildings and strata councils responsible for maintaining them:

After Storm Events:

• Inspect gutters and roof for cleaning and repair of damage. • Inspect the walls to ensure that there was no damage as a result of objects striking the

exterior. Annually: • Inspect the site and the area around the heritage building for proper surface drainage away

from the foundation, and any foundation damage due tree roots. • Inspect foundation for movement or recent settling. • Inspect foundations for cracking, and evidence of moisture problems (e.g. efflorescence or

any peeling or blistering paint). • Inspect the walls for ivy, creepers or over-growth penetrated the surface of the walls. • Inspect masonry and brick mortar for cracking, deterioration and gaps. • Inspect the roof for: loose or missing shingles; moss growth; overhanging trees branches;

failing seals and flashing for roof and gable-end vents; loose covering over the ridge or hip of a roof and gaps; cracks, holes and looseness in flashing; and sagging or openings in soffits.

• Inspect gutters, downspouts and connections to rain barrels or storm water sewer for blockage, clogging, corrosion, and leaks; remove all leaves and debris from gutters; check for corroded, broken and loose fasteners; check fascia boards; check downspouts for water flow and leaks; and ensure that splash backs have not settled, allowing water to run back to the building.

• Inspect windows and doors for sagged, shifted or settled, or out of line hardware creating openings for rain and air; fix cracks and holes in window panes; and do touch up painting;

• Inspect the chimney is not leaning above the roofline, and there is no crumbling mortar, missing bricks or flashing pulling away from the roof.

• Check / test fire extinguishers and smoke detectors. • Renew house insurance.

5-Year Cycle: • Every 5 years, a heritage professional is to be retained by the home owner or the strata council for a full inspection to be carried out to provide information about the current condition of the heritage buildings, including the structural integrity and the success of conserving the character-defining elements, and to inform decisions about maintenance, conservation and repair.

• Check for the need to repaint the building, trims and window sashes. 10-Year Cycle: • Check the condition of roof. Replace when require. Check its condition every ten years after it

has been replaced.


9.0 REFERENCES Benjamin Moore paint Website https://www.benjaminmoore.com/en-ca

BC Registration of Death Notices 67-09-010829, 58-09-001798, 71-09-014751 and 71-09-003560

BC Certificate of Registration of Marriage 22-09-244309

City of Surrey Heritage Evaluation Worksheet for Site 268

City of Surrey Statement of Significance for Anderson Cabin

City of Surrey Archives Air photo and photograph library (cited in report)

Geni Website Search for Grace Wooster (Andersen) Carlson and Eric Edwin Anderson

Historical Property Search conducted by West Coast Title Search

Legal Plans 8808 and 77298

Royal Institute of British Architects (www.architecture.com) “Architectural Styles”

The Standards and Guidelines for the Conservation of Historic Places in Canada (Second Edition)

Vancouver Sun Obituary, Grace Wooster (Andersen) Carlson, February 15, 2005

The Voice of Color PPG Pittsburgh Paints website “The Original Taliesin Color Palette From 1955” https://www.ppgvoiceofcolor.com/collections/frank-lloyd-wright/the-original-taliesin-color-palette-from-1955

https://www.benjaminmoore.com/en-ca

https://www.ppgvoiceofcolor.com/collections/frank-lloyd-wright/the-original-taliesin-color-palette-from-1955

https://www.ppgvoiceofcolor.com/collections/frank-lloyd-wright/the-original-taliesin-color-palette-from-1955


APPENDICES

APPENDIX A: RELOCATION ASSESSMENT


APPENDIX B: WEST LOT DWELLING COMPATIBILITY CRITERIA

Compatibility Guidelines

New construction besides an existing heritage building does not need to imitate or copy the neighbouring heritage building in order to be compatible. The proposed residence next door should be identifiable as a product of its own time to avoid giving a false sense of the past; however, it should have a design that can co-exist with its heritage neighbour. The District of Columbia’s Historic Preservation Guidelines for “New Construction in Historic Districts,” identifies a number of successful infill design criteria. Some of them apply to this project as follows: • Setback – There needs to be a transition, with the setback increasing from west to east in the front

yards of the west lot fronting on 16 Avenue, to maintain a line of vision that that respect the greater setback for the Porter Residence to mitigate the impact on the character defining element of the structure’s horizontality.

• Orientation –Maintain the same front orientation as the Porter Residence to 16 Avenue • Scale – The relative size of the neighbouring building, including windows, doors, cornices and other

features, should be similar to the Porter Residence.

• Massing - Insure the massing of the new dwelling is achieved in a manner not to overpower the Porter’s Residence one-storey character.

• Height – The height of the neighboring building should step down from west to east to more closely matching the one storey height of the Porter Residence.

• Materials – borrowing some materials from the Porter Residence is desirable provided the neighbouring building will be compatible yet distinct.

• Color –The historic and contemporary colour pallets will differ and the coordination will be needed at a later stage of development.

• Details and Ornamentation – A contemporary interpretation of Wrightian details and ornamentation used for the Porter Residence should be applied in the neighbouring residence. (

• Landscape Features – The landscaping, grading as well as having a simple fence between the two properties should be coordinated.

The final design of the neighbouring dwelling, including building colours and landscaping is to be reviewed and accepted together by Tynan Design and the Heritage Consultants before a building permit is issued.


APPENDIX C: DETACHED GARAGE DESIGN


APPENDIX D: SITE AND CONCEPTUAL LANDSCAPING PLANs

(Prepared by Linex Design)


(prepared by Viewpoint Landscape Architects)


APPENDIX E: FRONT AND REAR ELEVATIONS (prepared by Linex Designs)


APPENDIX F: LEFT AND RIGHT ELVATION (prepared by Linex Designs)

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Appendix "C" VARIATIONS TO BY-LAWS

City of Surrey Zoning By-law, 1993, No. 12000, as amended, is hereby varied for the subject lands with respect to Part 15, Half-Acre Residential Gross Density Zone (RH-G) as follows:

1. Reduce the minimum lot area of proposed Lot 1 under the RH-G Zone from 1,300 square metres [14,000 sq. ft.] to 930 square metres [10,0010 sq. ft.];

2. Reduce the minimum lot area of proposed Lot 2 under the RH-G Zone from 1,300 square metres [14,000 sq. ft.] to 922 square metres [9924 sq. ft.]; and

3. Reduce the minimum lot width of proposed Lots 1 and 2 under the RH-G Zone

from 30 metres [100 ft.] to 24 metres [80 ft.]. City of Surrey Zoning By-law, 1993, No. 12000, as amended, is hereby varied for the subject lands with respect to Part 16, Single Family Residential Zone (RF) as follows:

1. Reduce the minimum lot depth of proposed Lot 4 under the RF Zone from 28 metres [90 ft.] to 25.8 metres [85 ft.].

(Note: Terms used in Appendix "B" of this Agreement that are italicized are defined in the Surrey Zoning By-law, 1993, No. 12000, and shall take their meaning from the By-law.)

proposal - surrey · [328 ft.] of the subject property, as well as the ocean park business...

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