Revelstoke City Hall heritage assessment, 2013

& DONALD LUXTON & ASSOCIATES 1030 - 470 GRANVILLE STREET VANCOUVER BC V6C1V5T: 604 688 1216www.donaldluxton.com

REVELSTOKE CITY HALLBUILDING ENVELOPE HERITAGE ASSESSMENT

FEBRUARY 2013

REVELSTOKE))CITY))HALL:))BUILDING))ENVELOPE))HERITAGE))ASSESSMENT)

DONALD)LUXTON)&)ASSOCIATES)INC.)FEBRUARY)2013)

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) TABLE)OF)CONTENTS) ))))

1.)INTRODUCTION) ) ) ) ) ) ) ))2))2.)UNDERSTANDING)REVELSTOKE)CITY)HALL) ) ) ))4)

2.1)Historic)Context) ) ) ) ) ) ))4)2.2)Original)Architect:)C.B.K.)Van)Norman) ) ) ))6)2.3)Architectural)Significance) ) ) ) ) ))8)2.4)Documentation) ) ) ) ) ) 10)2.5)Statement)of)Significance) ) ) ) ) 10)2.6)Original)Construction)and)Current)Condition) ) 12)

2.6.1)Concrete) ) ) ) ) ) 12)2.6.2)Windows) ) ) ) ) ) 16)2.6.3)Front)Entry) ) ) ) ) ) 21)2.6.4)Hose)Tower)Louvers) ) ) ) ) 22)2.6.5)Original)Colours) ) ) ) ) 23)

)3.)CONSERVATION)GUIDELINES) ) ) ) ) 24)

3.1)Standards)and)Guidelines) ) ) ) ) 24)3.2)Conservation)References) ) ) ) ) 25)3.3)Heritage)Equivalencies)and)Exemptions) ) ) 25)

3.3.1)British)Columbia)Building)Code) ) ) 25)3.3.2)Energy)Efficiency)Act) ) ) ) ) 26)

)4.)CONSERVATION)RECOMMENDATIONS) ) ) ) 27)

4.1)Exterior)Wall)Surfaces) ) ) ) ) 27)4.2)Window)and)Door)Assemblies) ) ) ) 29)4.3)Roof)Assemblies) ) ) ) ) ) 30)4.4)Front)Entry) ) ) ) ) ) ) 30)4.5)Exterior)Colours) ) ) ) ) ) 30)4.6)Maintenance)Plan) ) ) ) ) ) 31)4.7)Conservation)Recommendations) ) ) ) 31)

)ACKNOWLEDGEMENTS) ) ) ) ) ) 32))APPENDIX)A:)RESEARCH)REFERENCES) ) ) ) 33)

A.1)C.B.K.)Van)Norman)) ) ) ) ) 33)A.2)City)of)Vancouver)Archives) ) ) ) ) 33)A.3)Revelstoke)Museum)&)Archives) ) ) ) 33)

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1.)INTRODUCTION))

!SUBJECT)PROPERTY:)Revelstoke!City!Hall!and!Fire!Hall,!216!Mackenzie!Avenue,!Revelstoke!CONSTRUCTION)DATE:)1938?1939!ORIGINAL)ARCHITECT:)C.B.K.!Van!Norman,!Vancouver!ORIGINAL)CONTRACTORS:)Montcrieff!&!Vistaunet,!Vancouver!HERITAGE)STATUS:)Revelstoke!Community!Heritage!Register!(enacted!2002)))Revelstoke!City!Hall! is!a!two?storey!early!Modern!building! located!at!216!Mackenzie!Avenue,!at!the!corner!of!Second!Street.!Completed!in!1939,!the!building!was!designed!by!Vancouver!architect!Charles!Burwell!Kerrens!Van!Norman!and!was!built!by!the!contracting!firm!of!Montcrieff!&!Vistaunet,!also!from!Vancouver.!The!structure!was!designed!to!combine!the!functions!of!City!Hall!and!the!Fire!Department!and!is!distinguished!by!its!tall!hose?drying!tower,!which!punctuates!its!flat! roof.! The! building! has! been! recognized! for! its! heritage! significance! through! inclusion! on! the! City! of! Revelstoke!Community!Heritage!Register.!!

!Although!the!building!is!substantially!intact,!the!exterior!and!interior!of!Revelstoke!City!Hall!have!been!altered!over!time.!The! exterior! of! the! structure!was! originally! composed! of! painted! structural! concrete,! but! has! since! been! covered! in!polymer!modified! cement! stucco.!Windows!and!doors!have!been!altered,!and!the!original! fire!hall!doors!have!been!filled!in.!!



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In! 2012,! the!City! of! Revelstoke! commissioned!Reid! Jones!Christoffersen! Ltd.! (RJC)! to! undertake! a! Building! Envelope!Condition! Assessment! that! was! submitted! January! 21,! 2013.! The! purpose! of! this! Building! Envelope! Heritage!Assessment!is!to!review!proposed!remediation!treatments!for!the!exterior!of!the!Revelstoke!City!Hall!building!envelope,!provide!conservation!recommendations!and!assess!potential!impacts!to!its!heritage!character.!!The!Heritage!Assessment! examines! in! detail! the! history,! construction! and! significance!of! City!Hall,! and! assesses! how!potential!interventions!would!affect!its!heritage!value.!Previous!interventions!have!already!impacted!the!appearance!of!the!building,!and!moving!forward,!decisions!made!now!can!either!reverse!these!impacts!and!point!towards!a!restoration!of! the! building,! or!move! towards! even! greater! impacts.! It! is! therefore! important! to! understand! how!each! proposed!intervention!could!potentially!affect!heritage!appearance!and!value.!This!is!further!reviewed!in!Section(4:(Conservation(Recommendations.!!Directional! references! in! this! report! are! based! on! Mackenzie! Street! running! north?south,! and! correspond! to! the!descriptions!in!the!original!Van!Norman!drawings.!!!

!Revelstoke)City)Hall)[Stocks)Photo,)Revelstoke)Museum)&)Archives)P.151].)

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2.)UNDERSTANDING)REVELSTOKE)CITY)HALL)!!!2.1)HISTORIC)CONTEXT)Arriving!in!the!Okanagan!area!in!the!1870s,!Surveyor!Arthur!Stanhope!Farwell!was!the!first!to!provide!a!layout!for!what!is!now!known!as!Revelstoke!and,!by!1885,!Front!Street!boasted!general!stores,!hotels,!brothels!and!bars.!The!new! community! was! arranged! in! accordance! with! Farwells! plan! and! bore! his! name.! Like! many! western!communities,! where! buildings! were! constructed! primarily! of! wood! and!where! heat! and! light! were! provided! by!flame,!Farwell!was!devastated!by!a!fire!in!May!of!1885,!destroying!many!of!its!buildings!and!businesses.!However,!rebuilding!efforts!began!as!soon!as!possible!and!within!two!weeks,!many!of!the!buildings!had!been!reconstructed.!By!late!1885,!construction!had!begun!on!the!Canadian!Pacific!Railway!(CPR).!!When!the!CPR!reached!the!townsite,!there!was!a!dispute!regarding!Farwell's!claim!to!the!land!and,!refusing!to!deal!with! Farwell,! the! CPR! located! their! station! east! of! his! land.! In! 1886,! the! CPR! asked! the! federal! post! office!department!to!change!the!name!of!the!settlement!to!honour!Lord!Revelstoke,!whose!banking!firm!had!provided!the!funds!to!ensure!the!completion!of!the!railway.!A!court!case!between!the!CPR!and!Farwell!delayed!development!of!the!town!for!many!years,!and!although!Revelstoke!was!incorporated!as!a!city!on!March!1,!1899,!it!was!not!until!1897!when! landowners!could!get!clear! title! to! their!property.!As!a! result!of! the!dispute,! there!were!two!distinct!business!districts!well! into!the!1900s,!when!more!and!more!businesses!relocated!to!"Upper!Town"!near!the!CPR!station.! Many! of! the! buildings! in! downtown! Revelstoke! were! constructed! before! 1914! and! a! downtown!revitalization! program! in! the! 1980s! facilitated! the! restoration! of!many! heritage! business! blocks.! The! revitalized!downtown! has! attracted!many! visitors! to! Revelstoke! and! has! strengthened! its! status! as! a! cultural! and! heritage!tourism!destination.!!

City! Hall!was! originally! housed! in! a! small! two?storey! frame!building! (left).! In!March! 1938! the! basement! in! the! building!caved!in,!raising!questions!about!the!stability!of!the!building,!and!it!was!condemned.!The!1930s!were!a!time!of!economic!austerity,!and!there!was!discussion!of!fixing!the!building!at!a!minimal! cost,! despite! the! citys! overall! growth! and! its!inadequacy! for! serving! the! full! range! of! civic! functions.!Council! was! not! satisfied! with! costly! rental! arrangements,!with! departments! not! centralized,! and! decided! to! submit! a!By?Law!for!a!new!civic!building!that!would!also!include!a!new!fire!hall.!Mayor!Walter!Hardman!sought!support!for!this!new!facility,!and!the!Building!By?Law!carried!by!a! large!majority.!The! largest! recorded!vote! in! recent!money!by?laws!assured!that! a! new! modern! fire! hall! and! city! hall! would! be!constructed;!of!297!votes!cast,!233!in!favour!and!64!against.!!!!!!!!!!!Revelstoke)City)Hall,)July)27,)1938)[British)Columbia)Archives)Ac09528])!



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Vancouver?based!architect!Charles!Burwell!Kerrens!Van!Norman!was!selected.!It!appears!that!he!aggressively!sought!the!project!and!was!willing!to!cap!his!fee!and!also!guaranteed!that!the!building!could!be!delivered!on!budget!or!else!he!would!forfeit!payment.!!!Van!Norman!was! selected! as! the! architect! on! July! 29,! 1938;! he! signed! a! contract! for! a! fee! of! 6%! of! the! cost! of!building,!plus!traveling!expenses.!The!total!cost!of!the!building!was!not!to!exceed!$38,000.!He!began!his!design!of!a!streamlined,!Modernist!structure!that!reflected!new!technological!advances!and!a!cutting?edge!style!influenced!by!European!models!and!not!yet!seen!in!western!Canada.!It!was!a!very!daring!statement,!and!somehow!met!with!the!approval! of! Council! who! viewed! the! plans! in! mid?August.! Van! Normans! design! was! startlingly! modern! and!innovative,!with!a!tall,!hose?drying!tower!rising!above!a!minimalist!two?storey!horizontal!box.!There!was!a!complete!lack!of!applied!ornamentation.!It!was!a!radical!departure!from!what!could!have!been!expected.!Van!Norman!worked!briefly!in!the!offices!of!Townley!&!Matheson!in!Vancouver,!prior!to!their!commission!for!Vancouver!City!Hall,!1935?36.!He!would!have!been!familiar,!however!with!that!modernist!design,!but!it!displayed!a!far!more!cautious!approach!than!the!bold!and!asymmetrical!design!that!was!developed!for!Revelstoke.!Approval!was!granted,!and!contractors!Montcrieff!&!Vistaunet!of!Vancouver!provided!the!lowest!tender!of!$32,668.00!and!were!hired!for!the!project.!!Work!started!on!the!new!building!in!October,!with!work!proceeding!to!substantial!completion!by!March!1939.!Prior!to!completion!of!the!building,!Mayor!Hardman!addressed!the!Native!Sons!and!addressed!the! issue!of!the!radical!design!of!the!building:!!

Mayor&Hardman&told&the&gathering&that&he&appreciated&the&stand&of&the&citizens&in&voting&for&a&new&municipal&

building&and&he&was&glad&to&say&the&structure&would&be&in&use&by&the&first&week&in&March.&The&council&had&been&

activated&primarily&in&securing&much=needed&accommodation&for&the&fire&department&and&this&it&had&obtained&in&

the&new&up=to=date&quarters.&The&city&hall&portion&of&the&building&would&cost&about&$9,000,&and&makes&possible&

an&annual&saving&of&$840,&now&paid&in&rent&for&the&building&occupied.&Due&to&the&first&class&condition&of&the&

water&works&system&and&the&construction&of&the&new&fire&hall,&fire&insurance&rates&in&the&business&areas&had&

been&reduced&from&7&to&24&per&cent.&The&mayor&laughingly&remarked&that&he&had&heard&the&new&building&

referred&to&as&the&mausoleum,&the&portal&of&Connaught&Tunnel,&the&city&jail,&and&the&flour&mill.&He&had&

no&apologies&to&make&for&it.&It&was&a&modern&building&in&every&respect&and&he&was&prepared&to&guarantee&that&

for&the&value&received,&it&was&the&cheapest&building&erected&in&British&Columbia&in&25&years.&

Revelstoke&Review,!January!20,!1939:!Zeal&and&Earnestness&Lacking&in&our&Democratic&System.&&

The!new!City!Hall!was!open! in! time! for! the!Citys! fortieth!birthday,!but!work!continued!on!until!April,!when! the!exterior!was!painted!and!the!Fire!Department!moved!in.!The!building!retains!its!role!as!municipal!headquarters!and!has!effectively!served!the!community!for!more!than!seven!decades.!The!Fire!Department!moved!out!in!1982,!with!their!space!now!absorbed!into!the!office!use!of!City!Hall.!!!

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2.2)ORIGINAL)ARCHITECT:)C.B.K.)VAN)NORMAN)!

Left:)C.B.K.)Van)Norman,)circa)1946)[City)of)Vancouver)Archives)Port)P1440].)!Charles! Burwell! Kerrens! Van! Norman! was!born!in!Meaford,!Ontario!on!March!20,!1907!and! attended! public! school! in! Wingham,!Ontario.! He! later! moved! to! Winnipeg! to!enroll! at! St.! John's! College! and!entered! the!School! of! Architecture! at! the! University! of!Manitoba! in! 1924.! Upon! graduating! from!that! institution! in! 1928!he! joined! the!office!of! Over! &! Munn! in! Winnipeg,! and! after!working! there! for! a! six?month! period! he!moved! to!Vancouver! and! joined!Townley!&!Matheson! to! assist! with! the! design! and!preparation! of! the! drawings! for! the!Vancouver! Stock! Exchange.! Because! of! the!economic!downturn!after!October!1929,!Van!Norman!was! forced! to! leave! this! office! and!join!the!staff!of!the!Canadian!Pacific!Railway!Construction! Department! as! local! Site!Supervisor!for!the!construction!of!the!C.P.R.!Hotel! in!Vancouver.! In!1930!he!commenced!his! own! practice! in! Vancouver! and! during!the!next! ten! years! specialized! in! the!design!of!private!residences!in!the!Lower!Mainland!region! of! British! Columbia.! He! had! a!particular! interest! in! the! techniques! of!prefabrication!for!wood!frame!houses,!often!executed! in! a! dramatic! International!Modern! style,! and! he! can! be! credited!with!being!one!of!first!architects!in!Vancouver!to!introduce! this! new! aesthetic! to! the! West!Coast.!!!Van! Normans! modernist! masterpiece! was!the! new! City! Hall! for! Revelstoke,! 1939,! an!

uncompromising!design!that!was!startling!for!its!time!and!context.!Another!project!was!the!new!Company!Store!in!Powell! River,! 1940?41,!which!was! so! at! odds!with! the! townsite's! traditional! architecture! that! people! thought! "a!spaceship!had! landed."!He!was! called!upon!by! the!British!government! in!1944! to!advise! them!on! the!design!and!prefabrication!of!one!thousand!timber!houses!which!were!shipped!to!the!United!Kingdom!as!part!of!their!postwar!reconstruction!programme,!and!many!of!his!inventive!ideas!for!residential!design!and!prefabrication!were!adapted!from!his!own!experience!in!designing!his!own!house!in!Vancouver!in!1939.!!!At!six!foot!four!inches!in!height!and!230!pounds,!"Charlie"!was!a!presence!as!immense!as!his!name.!Known!for!his!extravagance,!he!was!called!"the!meanest!piano!in!town."!His!commissions!after!1950!included!Park!Royal!Centre,!West!Vancouver,!which!was!the!first!shopping!centre!to!be!erected!on!the!West!Coast!of!Canada,!and!the!Maritime!Museum,! Ogden! Avenue! (1957)! where! the! RCMP! boat! the! 'St.! Roch'! is! permanently! displayed.! Van! Norman!conceived!many!of!the!high!rise!apartment!towers!in!the!West!End!adjacent!to!Stanley!Park,!the!most!notable!being!that! of! Beach! Towers,! Beach! Avenue! (1965),! the! design! for!which! he!was! given! the! Centennial! Award! from! the!Canadian!Housing!Design!Council.!!



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!Van! Norman! died! in! Vancouver! on! September! 13,!1975.!The!Vancouver!City!Archives!holds!an!extensive!collection!of!his!drawings!documenting!more!than!five!hundred!of!his!projects!built!between!1930!and!1955.!His!very!successful!career!helped!define!modernism!in!British! Columbia! and! Vancouver,! in! particular,! where!he! is! credited! with! the! design! of! extant! landmarks!including! the! Beach! Towers,! Maritime! Museum! and!Burrard!Building.!!!C.B.K.)Van)Norman,)1970s)[Vancouver)Sun].)



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2.3)ARCHITECTURAL)SIGNIFICANCE))

Left:)Powell)River)Company)Store,)1940c41,)by)C.B.K.)Van)Norman)[Powell)River)Historical)Museum)&)Archives)Association)#2083])!!Van&Norman's&most&important&designs&from&the&late&

1930s&include&the&Revelstoke&City&Hall,&a&striking&

and&undoubtedly&controversial&civic&work&

reminiscent&of&the&Italian&Rationalist&designs&of&

Giuseppe&Terragni.&This&little=known&and&underrated&

landmark&is&certainly&one&of&the&most&refined&

examples&of&the&modernist&style&in&Canada,&and&is&

as&significant&as&his&scheme&for&the&Powell&River&

Stores,&Powell&River,&B.C.,&executed&just&two&years&

later.&

Robert!Hill,!Biographical!Dictionary!of!Architects!in!Canada!1800?1950.&

!Van!Norman!was!a!committed!modernist!in!his!approach!and!sensibilities.!He!was!clearly!influenced!by!the!work!of!the!European!modernists,!at!a!time!when!their!work!was!not!universally!accepted!in!North!America.!Several!of!his!projects!were!clearly!influenced!by!the!work!of!Giuseppe!Terragni!(1904?1943),!who!pioneered!the!Italian!Modern!Movement.!Terragnis!work!was!based!on!the!principles!of!the!International!Style,!but!followed!a!strictly!Rationalist!sensibility!in!terms!of!layout!and!lack!of!applied!ornamentation.!!!

!! !Left:)Villa)Bianca,)Seveso)Italy,)Giuseppe)Terragni)Architect,)1937.))Right:)Novocomum,)Como)Italy,)Giuseppe)Terragni)Architect,)1929.)

!Revelstoke! City!Hall! is! unique! as! one! of! the! first! examples! to! be! built! in!western! Canada! that! demonstrated! the!influence!of!European!Modernism!and!Rationalism.!It!is!therefore!of!great!architectural!significance!as!a!pioneering!modernist!design.!As! such! it! is!of!provincial! significance! for! its!architecture!and! is!notable! likely!within!a!national!context!as!a!pioneering!work!in!a!style!that!would!gain!further!acceptance!in!the!postwar!era.!!!



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!! !Interior)features)at)the)time)of)completion)(Stocks)Photos,)Revelstoke)Museum)&)Archives].)

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2.4)DOCUMENTATION)!

!Original)Plans)for)Revelstoke)City)Hall)[City)of)Vancouver)Archives])

!As!part!of!this!Heritage!Assessment,!research!was!undertaken!to!determine!the!extent!of!documentation!available,!which!would! assist! in! determining! the! original! appearance! and! characteristics! of! the! building! and! the! extent! of!interventions! over! time.! Fortunately! the!original! plans! are! included! as! part! of! the!Van!Norman! fonds! that!were!deposited!at!the!City!of!Vancouver!Archives![C.B.K.!Van!Norman!fonds!Add.MSS.755?435:!Job!38?30!Architectural!and!Structural!Plans!and!Details].!No!further!documentation!exists!in!this!source!except!one!archival!photograph.!!In!addition,!the!Revelstoke!Museum!&!Archives!maintains!extensive!records!on!the!building,!including!newspaper!clippings,! correspondence,! contracts,! accounts! and! archival! photos.! Included! in! the! collection! is! a! full! set! of! the!original!specifications.!!Together,!this!provides!a!complete!range!of!documentation!of!the!original!construction!of!the!building,!which!has!informed!the!Heritage!Assessment.!Archival!documentation!is!listed!in!Appendix(A:(Research(References.!!)2.5)STATEMENT)OF)SIGNIFICANCE)The!following!is!the!existing!Statement!of!Significance,!which!was!retrieved!from!.!No!revisions!have!been!made;!please!note!that!it!is!not!exhaustive!of!character?defining!elements!(such!as!the!central!flagpole)!and!does!not!include!interior!elements.!!DESCRIPTION)OF)HISTORIC)PLACE)The!Revelstoke!City!Hall!is!a!two?storey!flat?roofed!International!Style!building!situated!at!216!Mackenzie!Avenue,!at!the!corner!of!Mackenzie!Avenue!and!Second!Street!in!Revelstoke.!The!roof!is!punctuated!by!the!tall!hose?drying!tower!built!for!the!original!occupant!of!the!eastern!section,!the!Fire!Department.!



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!HERITAGE)VALUE)The!value!of!the!Revelstoke!City!Hall!lies!in!its!connection!with!the!growth!and!development!of!Revelstoke.!By!the!1930s,!the!City!administration!had!outgrown!the!small!two?storey!City!Hall,!and!Mayor!Walter!Hardman!and!his!Council!decided!to!construct!a!new!one.!Rather!than!use!a!historicizing!style,!the!city!commissioned!a!modernist!design!which!creates!a!'streamline'!form!that!is!closely!associated!with!speed!and!technological!advances!of!that!time.!This!was!one!of!the!first!modernist!civic!buildings!built!outside!of!the!major!urban!areas!of!the!province.!The!Fire!Department!occupied!the!rear!portion!of!the!building!until!they!moved!to!a!new!building!in!1982.!The!interior!was!then!rehabilitated!for!civic!use.!!The! Revelstoke! City! Hall! has! heritage! value! as! one! of! the! early! works! of! visionary! modernist! Charles! Burwell!Kerrens!Van!Norman.!Born!in!Meaford,!Ontario!in!1907,!he!studied!architecture!at!the!University!of!Manitoba!and!came! to! Vancouver! in! 1928.! According! to! several! sources,! the! Revelstoke! City! Hall! was! "an! uncompromising!design!that!was!startling!for!its!time!and!context."!His!domestic!work!in!the!1930s!was!gentle!in!modernity,!using!variations! on! the! Cape! Cod! Cottage.! However,! his! early! public! buildings! are! uncompromisingly! modern.! Van!Norman!received!very!few!large?scaled!commissions!until!the!1950s,!when!other!architects!had!caught!up!to!him!stylistically! and! the!post?war!populace!believed!optimistically! that! a!new!ahistorical! style!would! issue! in! a!new!world!order.!Van!Norman!designed!many!offices,!apartments,!and!public!buildings!in!the!1950s!and!1960s,!as!well!as! a!major! shopping! centre! (Park!Royal! Shopping!Centre,!West!Vancouver,! 1950! jointly!with! J.! C.! Page).! In! the!1940s!and!1950s,!Ned!Pratt,!Van!Norman!and!the!other!first?generation!modernists!created!a!distinctive!modern!and!western! idiom!and!opened!the!door!for!a!younger!generation!of!architects!who!adopted!a!freer,!and!more!expressive,!manner.!!There!is!also!heritage!value!in!the!International!Style!design.!The!style!began!in!Europe!at!the!Bauhaus!and!spread!through! North! America! when! European! architects! fled! the! war?ravaged! continent! for! new! lives! in! the! United!States!and!Canada,!bringing!their!new!ideas!with!them.! International!Style!architects!gave!new!emphasis!to!the!expressions! of! structure,! the! lightening! of! mass,! and! the! enclosure! of! dynamic! spaces.! Buildings! were!characterized! chiefly! by! regular,! unadorned! geometric! forms,! open! interiors,! and! the! use! of! glass,! steel,! and!reinforced!concrete.!Architects!used!modern!materials!and!employed!modern!technology!to!create!dynamic!new!forms.!Unlike!other!twentieth!century!architectural!forms,!there!were!no!historical!precedents.!!CHARACTERcDEFINING)ELEMENTS)Character?defining!elements!of!the!Revelstoke!City!Hall!include:!

form,!scale!and!massing! characteristics!of!the!International!Style,!including!horizontal!emphasis!as!exemplified!by!grooves!in!the!

reinforced!concrete!wall!surface,!use!of!contemporary!materials,!flat!roof,!rounded!corners,!horizontal!bands!of!concrete,!emphasis!on!sharp?angled!shapes!

fire!department!hose?drying!tower! corner!location! prominence!on!the!skyline! pattern!of!fenestration! glass!blocks!surrounding!entry!door!on!east!elevation! planters!flanking!main!entrance!and!large!window!on!south!elevation! mature!coniferous!trees!to!either!side!of!main!entrance! original!flag!holders!on!east!and!south!elevations!

) )



)12))

2.6)ORIGINAL)CONSTRUCTION)AND)CURRENT)CONDITION)!2.6.1)CONCRETE)

!Revelstoke)City)Hall)under)construction,)1939)[Revelstoke)Museum)&)Archives)#4158].)

!The! exterior! of! the! building! was! constructed! of! monolithic! cast?in?place! reinforced! concrete,! used! as! both! a!structural!and!a! finishing!material.!The!concrete!was!board?formed,!a! typical!method!at! the! time,!except!on! the!two!main! facades,! where! a! new!material,! plywood,! was! used! to! line! forms! to! provide! the! smoothest! possible!surface.!Horizontal!battens!were! inserted!to!provide!shadow!bands!or!streamlining,!which!also!helped!disguise!the!joints!between!the!plywood.!These!techniques!are!outlined!in!the!original!specifications.!The!use!of!plywood!as!a!forming!material!would!have!been!relatively!innovative!at!the!time.!!!



)13))

EXTERIOR)FINISHES:)SPECIFICATIONS)!

CONCRETE) Forms:!Note!that!all!concrete!forms!on!2nd!Avenue,!and!McKenzie!exterior!shall!be!lined!with!!

Sylvaply!plywood.! Patching:!After!the!forms!are!removed!any!rough!or!porous!spots!in!the!concrete!must!be!cleaned!out!

carefully!and!the!places!filled!properly!and!in!a!workmanlike!manner!with!grouting!mixed!1?3.!Bolt!holes!shall!be!plugged!both!sides!of!walls!with!corks!set!in!1!and!holes!flushed!up!with!cement!mortar.!

!LATHING)&)PLASTERING:)FINAL)

All!exposed!concrete!work!shall!be!painted!on!completion,!with!all!honey?combing!filled!with!a!mix!of!sand!&!cement!1!to!2!trowelled!to!match!the!adjoining!surfaces.!

!!

!Advertisement)for)Sylvaply)Plywood)[collection)Donald)Luxton].)

!



)14))

!Revelstoke)City)Hall)at)time)of)completion;)name)and)date)signs)have)not)been)installed.)Note)very)crisp)lines)of)concrete)work)and)contrast)between)wall)surfaces)and)window)sash)and)trim)[Stocks)Photo,)Revelstoke)Museum)&)Archives].)

!In! some! areas! of! the! building! the!original! surfaces! may! be! seen!including! the! north! side,! part! of!the! rear! faade!and! the!basement!lightwells! on! the! south! faade.!Where! the! original! concrete! is!visible,! a! smooth! painted! surface!can!be!is!evident.!Removal!of!later!paint! layers! exposes! the! original!layer!of!ivory?coloured!flat!paint.!!!!!!!!!!!

!



)15))

!In! approximately! 1972,! a! cost! of!polymer! modified! cement! stucco!coating! was! applied! to! the! exterior! of!the! building,! on! the! west,! east! and!south! facades.! This! has! had! several!impacts.! First,! it! obscures! the! clean,!simple!detailing! that! is! so! important! to!the!architectural!and!heritage!character!of! the!building.! Second,! it! introduces!a!different!texture!to!the!surfaces!that! is!not! as! smooth! as! the! original.! Third,! it!distorts! the! detailing! around! the!windows! and! doors,! which! was!designed!to!be!integral!with!the!original!concrete.!!Over! time,! the! adhesion! of! the! stucco!to!the!concrete!has!started!to! fail.!This!has! resulted! in! visible! cracking! and!

there!appears! to!be! substantial!delamination.!The!RJC!Assessment! states:! The!exterior!walls!are!built!of! cast! in!place!concrete!with! smooth!and!board! form! finishes.!The!outside!of! the!concrete!was!coated!with!a! thin!acrylic!stucco,! reportedly! after! about! 1972.! Several! coats! of! paint! have! been! applied! since! then.! The! condition! of! the!plaster!ranges!from!excellent!to!poor,!mostly!depending!upon!the!amount!of!bond!to!the!substrate!concrete.!The!plaster!was!applied!over!a!painted!on!layer!of!acrylic!bonding!agent.!Some!remains!of!the!original!paint!are!visible!below!the!bonding!agent!layer!indicating!marginal!surface!preparation!at!the!time!of!applications.!!

The!RJC!Assessment!concludes:!Based!on!our!condition!assessment,! elements! of! the! building! envelope! for! the!Revelstoke!City!Hall! appear! to!be! in!good!condition! for!their! age.! The! concrete! walls! are! in! good! condition,!however!plaster!applied!to!the!walls!in!the!1970s!or!80s!is!delaminating!and!should!be!removed.!!!!!!!!!!!!!!!!Left:)Sample)test)patch)removal)of)the)later)applied)stucco)on)the)hose)tower,)using)mechanical) removal.)Note)crisp)edges)of)shadow)banding)in)original)concrete.)!



)16))

2.6.2)WINDOWS)The! configuration! and! detailing! of! the! original! windows! and! doors! are! indicated! in! the! original! plans! and!photographs.!There!were!some!window!and!door!replacements!in!1983,!after!the!Fire!Department!moved!out!and!the!fire!hall!bay!doors!were!filled!in.!New!sealed!glass!units!were!installed!in!some!windows!in!1998!and!2003.!!The!RJC!Assessment!states:!Wood!framed!windows!appear!to!be!a!combination!of!some!original!frames!with!new!IGUs!installed,!and!replacement!frames!replaced!approximately!30!years!ago,!and!some!of!these!with!new!IG!units!installed.! Some! window! frames! show! signs! of! weathering,! however! all! appear! to! have! been! repainted! quite!recently!and!appear!to!be!in!serviceable!condition.!!

!!As! shown! in! the! original! plans,! the!window! sections!were! detailed! to! be! attached! directly! to! the! cast! concrete!walls.! There! are! two! unique! glazed! assemblies! on! the! south! faade;! one! is! a! 16?unit! two?story! high! window,!counterpointed!by!a!curved!window!assembly!of!four!tiers!of!five!panes!each,!set!on!concrete!ledges.!These!feature!windows,! as! noted! in! the! original! plans,!were! designed! to! be! constructed! of! Teak,! presumably! to! allow! for! the!greater! spans! and! to! allow! for! the! thinnest! possible! mullions.! They! were! not! designed! to! have! any! openable!sections.!!The!existing!wooden! framing!elements!of! these!windows!are!extant!and!appear! to!be! in!good!condition.!Sealed!double?glazed!units!have!been!inserted!and!the!additional!weight!does!not!appear!to!have!caused!any!sagging!or!deterioration.!One!operable!window!has!been!inserted!in!the!16?unit!assembly.!The!window!frames!appear!to!be!in!very!good!condition!on!the!inside.!!The!windows!on!the!north!faade!are!described!in!Section(2.6.3.!The!windows!on!the!east!(alley)!faade!have!been!either!blocked!up!or! replaced.!There!are!no!windows!on!the!north! faade,!which! is! set!on! the!property! line!and!faces!another!building.!



)17))

!Above:)Original)plans)for)the)windows.)Below)left:)Existing)condition)of)the)exterior)of)the)stairwell)windows.)Below)Right:)

Existing)condition)of)the)interior)of)the)stairwell)windows.))

!! !!



)18))

!



)19))

!Above:)Current)view)of)south)faade.)Below:)Original)appearance)[Stocks)Photo,)Revelstoke)Museum)&)Archives].)

!

!!



)20))

!Current)view)of)Second)Floor)Windows,)South)Faade.!

!As!may!be!seen!in!comparison!to!the!original!plans!and!the!archival!images,!the!second!floor!windows!on!the!south!faade! that!originally! faced! into! the! living!unit!on! the!second! floor!of! the!Fire!Hall!have!been!altered! from!their!originally!horizontally?proportioned!sash.!Some!of!the!framing!elements,!including!the!vertical!mullions,!appear!to!be! original.! The! replacement!windows! are! in! poor! condition,! and! the!wooden! sills! have! rotted! out! and! require!replacement.!!!



)21))

2.6.3)FRONT)ENTRY)!

!Revelstoke)City)Hall,)1944)[City)of)Vancouver)Archives)586c2884].)

!The! original! design! of! the! central! Front! Entry,! deeply! incised! into! the!mass! of! the! front! faade,! was! crucial! to!anchoring!the!design!City!Hall!and!emphasizing!its!civic!presence.!It!provides!a!monumental!scale!to!the!building.!The!glass!brick!used!to!lighten!the!inset!two?storey!high!back!wall!was!a!very!innovative!material!at!the!time.!It!was!specified!as!11!!square,!3!7/8!thick,!400!Series!manufactured!by!Owens?Illinois.!!The!glass!blocks!remain!in!good!condition,!except!where!two!later!openings!have!been!added!at!the!second!floor!level!for!operable!windows;!each!of!these!widows!replaces!four!glass!blocks.!!The!entry!surround!for!the!front!door!appears!to!be!the!original!wooden!sections.!The!locations!of!the!recesses!for!the!original!hinges!are!visible!on!each!side.!There!is!no!evidence!of!earlier!paint!until!the!existing,!and!the!original!finish!was!likely!stained!and!varnished.!!The! Front! Entry!has!been!altered! in! a!number!of!ways,!materially! affecting! its! contribution! to! the!original! clean!lines!of!the!composition.!Window!and!door!replacements!occurred!in!1983,!and!the!front!stairs!were!coated!with!a!sanded!polymer!finish!at!about!the!same!time.!The!four!wooden?sash!windows!that!face!into!the!entry!have!been!replaced,! as! have! the! front! doors.! In! addition,! other! changes! have! impacted! the! architectural! and! heritage!character!of!City!Hall,! including!changes!to!the!stair!surfaces!and!the!removal!of!the!City!Hall!sign!letters.!A!large!cloth!awning!has!also!been!added!that!covers!a!large!section!of!the!original!entry.!!



)22))

!

!! !Original)appearance)of)the)front)entry,)looking)from)outside)and)inside.)

!

!! !Left:)Replacement)sash)set)into)original)window)frame.)Right:)original)glass)blocks.)

!2.6.4)HOSE)TOWER)LOUVERS)An!essential!element!of!the!original!design!is!the!use!of!large!wooden!horizontal!louvers!in!the!hose!tower,!which!emphasize!the!horizontality!of!the!composition!and!echo!the!use!of!corner!windows!below.!!The!RJC!Assessment!states:!The!hose! tower! is! in!good!condition,!except! for! signs!of!water!entry!at! the! roof!and!louvers.!The!wood!louvers!are!in!adequate!to!poor!condition,!and!do!not!prevent!weather!from!entering!the!tower!space!despite!installation!of!plywood!shutters!to!the!interior.!



)23))

!2.6.5)ORIGINAL)COLOURS)The!following!references!describe!the!original!exterior!painting!of!the!concrete!walls,!with!two!coats!of!Baptex!cold!water!cement!paint.!The!concrete!walls!were!always!meant!to!be!painted,!rather!than!exposed!as!raw!concrete.!!

Painting(Outside(of(New(City(Hall.!Quite&a&crowd&gathered&outside&the&new&municipal&building&Wednesday&afternoon&to&note&the&effect&of&the&first&few&brush&applications&of&paint&to&the&outside&of&the&new&building.&The&

coating&makes&a&marked&improvement&the&appearance&of&the&structure,&which&will&be&further&enhanced&by&the&

second&coat&of&paint.&Architect&C.B.K.&Van&Norman&and&Contractor&Vistaunet,&both&of&Vancouver,&were&on&hand&

to&initiate&the&undertaking.&

Revelstoke&Review,!April!6,!1939.!!

REVELSTOKE)CITY)HALL:)SPECIFICATIONS)PAINTING:)

All!painting!shall!be!done!to!the!entire!approval!of!the!Architect.! All!colours!shall!be!selected!and!approved!by!the!Architect.! Exterior!of!Building!i.e.!all!concrete!work!shall!receive!2!coats!of!Baptex!cold!water!cement!paint.!! All!fir!sash,!doors,!and!frames!shall!receive!one!coat!of!lead!and!oil!primer,!before!setting!on!place.! Exterior:!All!exterior!wood!trim!shall!receive!two!additional!coats!of!lead!and!oil!paint.!Teak!wood!

doors!shall!be!varnished!only.!!The!original!colours!of!City!Hall!were!determined!through!onsite!sampling,!and!the!paint!samples!were!assessed!by!microscopic!analysis!in!order!to!reveal!the!original!colour!scheme!of!the!structure.!The!concrete!was!painted!in!a!very!light!ivory!colour,!typical!of!modernist!buildings!of!the!time.!Window!sash,!and!sash!and!door!mouldings,!we!painted!in!a!rich!mahogany!colour,!which!provided!striking!visual!contrast.!This!colour!contrast!appears!black!and!white! in! archival! photographs,! but! in! reality! was! much! more! subtle,! and! appropriate! to! the! architecture.! The!original!colours!were!matched!as!follows:!!

Concrete!Wall!Surfaces:!match!to!Benjamin!Moore!Historic!Colour!HC?27!Monterey!White;!flat!finish.! Window!Sash,!and!Windows!and!Door!Trim:!match!to!Benjamin!Moore!Historical!Vancouver!VC?34!

Strathcona!Mahogany;!high!gloss!finish.!!!City! Hall! is! currently! painted! in! two! different! wall! colours,! which! does! not! enhance! the! architectural! design! or!reflect! the! original! unity! of! colour.! Part! of! the! restoration! process! could! include! re?instatement! of! historically!appropriate!paint!colours.!Please!refer!to!Section!4.4(Exterior(Colours.!!)



)24))

3.)CONSERVATION)GUIDELINES)!!!3.1)STANDARDS)AND)GUIDELINES)The!Parks&Canada&Standards&and&Guidelines&for&the&Conservation&of&Historic&Places&in&Canada!(2010)!is!the!source!used! to! determine! the! approach! of! intervention! for! conservation! projects.! The! interventions! proposed! for! this!project!may!include!aspects!of!preservation,!rehabilitation!and!restoration,!as!defined!below:!!!

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

!All!interventions!to!a!heritage!site!should!meet!the!Standards!outlined!in!the!Standards&and&Guidelines,!which!are!conservation!principles!of!best!practice.!The!following!General!Standards!should!be!followed!when!carrying!out!any!work!to!an!historic!property.!!!

STANDARDS))

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

2. Conserve!changes!to!a!historic!place,!which!over!time,!have!become!character?defining!elements!in!their!own!right.!!

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

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

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

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

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

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

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

!



)25))

Additional)Standards)relating)to)Rehabilitation)10. Repair!rather!than!replace!character?defining!elements.!Where!character?defining!elements!are!

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

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

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

!Additional)Standards)relating)to)Restoration)

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

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

!!3.2)CONSERVATION)REFERENCES)In! additions! to! specific! materials! and! practice! references,! the! following! conservation! references! should! be!considered!for!any!interventions!to!Revelstoke!City!Hall:!!

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

Preservation!Brief!9!!The!Repair!of!Historic!Wooden!Windows!! http://www.nps.gov/history/hps/tps/briefs/brief09.htm!

!Preservation!Brief!15!!Preservation!of!Historic!Concrete!

http://www.nps.gov/history/hps/tps/briefs/brief15.htm!!!3.3)HERITAGE)EQUIVALENCIES)AND)EXEMPTIONS)The! definition! for! heritage! equivalencies! and! exemptions! is! now! consistent! throughout! provincial! enabling!legislation!for!recognized!heritage!buildings,!including!sites!that!are!either!legally!protected!for!heritage!purposes!or!those!listed!on!a!community!heritage!register.!!

3.3.1)BRITISH)COLUMBIA)BUILDING)CODE)Building!Code!upgrading!is!the!most!important!aspect!of!heritage!building!rehabilitation,!as!it!ensures!life!safety!and!long?term!protection!for!the!resource.!It!is!essential!to!consider!heritage!buildings!on!a!case?by?case!basis,!as!the!blanket!application!of!Code!requirements!does!not!recognize!the!individual!requirements!and!inherent!performance!strengths!of!each!building.!Given!that!Code!compliance!is!such!a!significant!factor!in!the!conservation!of!heritage!buildings,!the!most!important!consideration!is!to!provide!viable!economic!methods!of!achieving!building!upgrades.!!This!is!recognized!in!the!BC!Building!Code,!in!which!a!number!of!equivalencies!have!been!developed!and!adopted!that!enable!more!sensitive!and!appropriate!heritage!building!upgrades.!As!Revelstoke!City!Hall!is!listed!on!the!Revelstoke!Heritage!Register,!heritage!equivalencies!available!under!the!BCBC!are!available!for!this!project!as!required.!In!addition!to!these!equivalencies,!the!City!can!also!accept!the!report!of!a!Building!Code!Engineer!as!to!acceptable!levels!of!code!performance.!!



)26))

!3.3.2)ENERGY)EFFICIENCY)ACT)The!provincial!Energy!Efficiency!Act!(Energy!Efficiency!Standards!Regulation)!was!amended!in!2009!to!exempt!buildings!protected!through!heritage!designation!or!listed!on!a!community!heritage!register!from!compliance!with!the!regulations.!Energy!Efficiency!standards!therefore!do!not!apply!to!windows,!glazing!products,!door!slabs!or!products!installed!in!heritage!buildings.!This!means!that!exemptions!can!be!allowed!to!energy!upgrading!measures!that!would!destroy!heritage!character?defining!elements!such!as!original!windows!and!doors.!!These!provisions!do!not!preclude!that!heritage!buildings!must!be!made!more!energy!efficient,!but!they!do!allow!a!more!sensitive!approach!of!alternate!compliance!to!individual!situations!and!a!higher!degree!of!retained!integrity.!Increased!energy!performance!can!be!provided!through!non?intrusive!methods!of!alternate!compliance,!such!as!improved!insulation!and!mechanical!systems.!Please!refer!to!the!Standards&and&Guidelines&for&the&Conservation&of&Historic&Places&in&Canada&for!further!detail!about!Energy!Efficiency!Considerations.!!It!is!also!noted!in!the!RJC!Assessment!that!the!current!walls!with!interior!batt!insulation!have!an!approximate!R8!value,!and!that!is!2010!a!new!heating!plant!was!installed!and!connected!to!a!district!energy!system.!!



)27))

4.)CONSERVATION)RECOMMENDATIONS)!!!The! RJC! Assessment! notes:! There! are! no! specific! performance! problems! with! the! building! related! by! personnel!interviewed.!The!office!spaces!were!described!as!comfortable!during!winter!and!summer!seasons.!The!waterproofing!systems! on! walls! and! roof! and! foundations! are! reported! to! be! functioning! well! with! no! leaks! or! deterioration!reported.!!Only!those!recommended!interventions!in!the!RJC!Assessment!that!would!impact!the!heritage!character!of!City!Hall!have!been!assessed;!Recommendations(A!and!H!are!not!expected!to!impact!heritage!character!or!value.!!Please!note! that! the!existing! Statement!of! Significance!has!been!used!as! the!basis! of! the!heritage!evaluation!of!character?defining!elements.!!!4.1)EXTERIOR)WALL)SURFACES)The!RJC!Assessment!states!that!the! later!polymer!modified!cement!stucco!coating! is!delaminating!and!should!be!removed:!The!original!concrete!surfaces!can!be!painted!to!restore!their!original!appearance,!or!could!be!insulated!with! EIFS! to! improve! energy! efficiency! of! the! building.! The! EIFS! option! while! desirable! from! an! engineering!perspective,! both! to! improve! energy! efficiency! and! protect! the! concrete! from! weather! exposure,! is! unlikely!acceptable! from! an! architectural! appearance! since! it! will! change! the! appearance! of! the! building! which! is!considered!to!be!an!important!early!modernist!building!in!BC.!!RJC! Assessment:! The! existing! exterior! stucco! plaster! is! in! poor! condition! at! a! number! of! locations! around! the!building!and!requires!replacement.!Removal!of!the!stucco!will!confirm!the!condition!of!the!original!surfaces.!The!original! finish! on! the! building! appears! to! have! been! paint! on! concrete! surfaces,! and! consultation! with! Donald!Luxton! and! Associates! (DLA)! will! confirm! appropriate! measures! for! authentic! treatment! of! the! exterior! walls.!Application!of!at!least!a!new!paint!coating!is!recommended!to!reduce!absorption!of!concrete!surfaces!to!prevent!frost!damage,! reduce! risk!of! steel! corrosion,! and! reduce! rates!of! carbonation!of! the! concrete.!Use!of!EIFS!as!an!exterior!finish!is!also!technically!viable!and!would!provide!superior!insulation!for!the!building,!but!would!also!alter!the!surface!planes!and!therefore!the!exterior!appearance!of!the!facades.!The!R!value!of!the!exterior!walls!would!increase!to!R17!through!addition!of!2!of!exterior!insulation.!An!exterior!insulation!and!finish!system!(EIFS)!consists!of!insulation!adhered!to!the!substrate!wall!with!polymer!modified!mortar!and!then!overcoated!with!a!thin!polymer!modified! stucco! finish.! The! exterior! insulation! would! place! the! concrete! in! the! middle! of! the! insulated! wall!assembly!where!it!would!be!subjected!to!far!fewer!extremes!of!temperature.!The!walls!could!be!re?plastered!with!acrylic!modified!stucco,!as!was!already!done!in!the!1970s,!to!provide!surface!protection!if!a!paint!coating!would!not!be!adequate.!!The! RJC! Assessment! concludes:! In! conclusion,! the! condition! of! the! Revelstoke! City! Hall! heritage! building! is!considered!to!be!good!to!excellent,!particularly!given!its!age!and!continuous!occupation!for!75!years.!The!exterior!walls!and!windows!appear!to!constitute!the!majority!of!the!exterior!heritage!elements,!and!their!upkeep!requires!some!interventions!described!in!the!recommendations!above.!With!such!appropriate!repairs!and!maintenance!to!the! concrete! surfaces! to! protect! them! from! deterioration,! and! continued! heating! to! prevent! critical! levels! of!moisture! accumulation! and! freeze! thaw! deterioration,! the! expected! service! life! of! the! building! should! be!considered! to! be! indefinite.! Several! options! for! treating! the! exterior! of! the!walls! have! been! presented.! Adding!insulation!to!the!exterior!walls!(EIFS!cladding)!has!the!obvious!benefit!of!decreasing!heating!costs!and!protecting!the! walls! from! frost! and! moisture! damage,! however! it! is! considered! to! degrade! the! exterior! appearance!considerably.!Comfort!levels!inside!the!building!are!not!reported!to!be!problematic.!Alternate!exterior!treatments!suggested! therefore,!which!are! less! energy!efficient!but!preserve!more!of! the! visual!heritage,! are! considered! to!provide!adequate!protection!to!the!concrete!and!can!be!used!with!confidence!as!long!as!the!building!continues!to!be!adequately!heated!during!winter!weather.!



)28))

Recommendations(for(Remediation( B:!Remove!loose!plaster!from!the!building!to!remove!overhead!hazard.! C:!Check!the!condition!of!the!concrete!substrate!at!representative!locations!to!determine!if!the!

plaster!was!installed!to!remedy!surface!deterioration!ongoing!in!the!1970s.! D:!Replace!the!exterior!finishes!with!new!paint,!stucco!plaster,!or!EIFS.!

!Applicable(Conservation(Standards(

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

Standard)3:)Conserve!heritage!value!by!adopting!an!approach!calling!for!minimal!intervention.! Standard)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.!

Standard)7:)Evaluate!the!existing!condition!of!character?defining!element!to!determine!the!appropriate!intervention!needed.!Use!the!gentlest!means!possible!for!any!intervention.!Respect!heritage!value!when!undertaking!an!intervention.!

Standard)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.)!

Standard)11:)Conserve!the!heritage!value!and!character?defining!elements!when!creating!any!new!additions!to!a!historic!place!and!any!related!new!construction.!Make!the!new!work!physically!and!visually!compatible!with,!subordinate!to!and!distinguishable!from!the!historic!place.!

!CONSERVATION)ASSESSMENT CHARACTERcDEFINING)ELEMENT PROPOSED)INTERVENTION:)EXTERIOR)FINISH CHARACTERcDEFINING)ELEMENT) ) NEW)PAINT) STUCCO)PLASTER) EIFS)LEVEL)OF)INTERVENTION) Restoration) Preservation) Rehabilitation)Form,!scale!and!massing! Restoration!of!original!

form,!scale!and!massing.!Existing!form,!scale!and!massing.!

Distortion!of!original!form,!scale!and!massing.!

Characteristics!of!the!International!Style,!including!horizontal!emphasis!as!exemplified!by!grooves!in!the!reinforced!concrete!wall!surface,!use!of!contemporary!materials,!flat!roof,!rounded!corners,!horizontal!bands!of!concrete,!emphasis!on!sharp?angled!shapes.!

Restoration!of!original!detailing.!Conforms!to!applicable!Standards.!

Retains!current!situation!of!compromised!detailing.!

Contravenes!Standards!1,!3,!4,!7,!10!and!11.!Distortion!of!original!relationship.!Greater!impact!on!detailing.!

Fire!department!hose?drying!tower.! Restoration!of!original!detailing.!Conforms!to!applicable!Standards.!

Retains!current!situation!of!compromised!detailing.!

Contravenes!Standards!1,!3,!4,!7,!10!and!11.!

Corner!location.! N/A! N/A! N/A!Prominence!on!the!skyline.! N/A! N/A! N/A!Pattern!of!fenestration.! Restoration!of!original!

relationship.!!Existing!relationship.! Distortion!of!original!

relationship.!Greater!impact!on!detailing.!

Glass!blocks!surrounding!entry!door!on!east!elevation.! N/A! N/A! N/A!Planters!flanking!main!entrance!and!large!window!on!south!elevation.!

N/A! N/A! N/A!

Mature!coniferous!trees!to!either!side!of!main!entrance.!

N/A! N/A! N/A!

Original!flag!holders!on!east!and!south!elevations.! Restoration!of!original!relationship!to!wall.!

Existing!relationship.! Will!require!relocation.!

HERITAGE)IMPACT) Preferred) Acceptable) Not)Acceptable)

!Conservation(Recommendation:(Restoration((

The!application!of!an!EIFS!system!on!the!exterior!is!incompatible!with!heritage!character.! As!the!later!stucco!is!removed,!the!original!concrete!should!be!repaired!and!painted.!



)29))

4.2)WINDOW)AND)DOOR)ASSEMBLIES)RJC!Assessment:!The!wood!windows!are!mostly!not!original!and!appear! to!have!been! replaced!at!various! times,!most!recently!through!the!decades!of!1980s!and!1990s.!All!the!windows!currently!have!double!glazed!units!(IGU)!installed!in!replaced!or!repaired!wood!frames.!No!whole!scale!replacement!is!recommended!at!this!time!since!the!windows! appear! to! be! functional! if! weathered! in! appearance! on! some! elevations.! Budgeting! for! window!replacement!should!be!planned!for!about!10!years!from!now.!DLA!can!provide!comment!on!appropriate!window!configurations! for! when! they! are! replaced! since! the! frames! currently! installed! do! not! replicate! the! original!appearance.!!Further!examination!indicates!that!there!are!substantial!amounts!of!original!window!sash!that!have!not!failed!and!can!be!retained!or!repaired.!In!some!areas,!parts!of!original!framing!remain!and!could!be!rehabilitated.!Other!areas!demonstrate!failure!and!should!be!replaced!in?kind.!There!are!no!original!exterior!doors!that!remain.!!

Recommendations(for(Remediation( E:!Prepare!a!window!replacement!strategy!in!keeping!with!deterioration!rates!of!existing!windows.!

!Applicable(Conservation(Standards(

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

Standard)3:)Conserve!heritage!value!by!adopting!an!approach!calling!for!minimal!intervention.! Standard)7:)Evaluate!the!existing!condition!of!character?defining!element!to!determine!the!

appropriate!intervention!needed.!Use!the!gentlest!means!possible!for!any!intervention.!Respect!heritage!value!when!undertaking!an!intervention.!

Standard)8:)Maintain!character?defining!elements!on!an!ongoing!basis.!Repair!character?defining!element!by!reinforcing!the!materials!using!recognized!conservation!methods.!Replace!in!kind!any!extensively!deteriorated!or!missing!parts!of!character?defining!elements,!where!there!are!surviving!prototypes.!

Standard)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.)!

Standard)11:)Conserve!the!heritage!value!and!character?defining!elements!when!creating!any!new!additions!to!a!historic!place!and!any!related!new!construction.!Make!the!new!work!physically!and!visually!compatible!with,!subordinate!to!and!distinguishable!from!the!historic!place.!

!!CONSERVATION)ASSESSMENT CHARACTERcDEFINING)ELEMENT PROPOSED)INTERVENTION:)WINDOWS)AND)DOORS CHARACTERcDEFINING)ELEMENT) ) WINDOW)REHABILITATION) WINDOW)REPLACEMENT)LEVEL)OF)INTERVENTION) Restoration)/)Rehabilitation) Replacement)Form,!scale!and!massing! N/A! N/A!Characteristics!of!the!International!Style,!including!horizontal!emphasis!as!exemplified!by!grooves!in!the!reinforced!concrete!wall!surface,!use!of!contemporary!materials,!flat!roof,!rounded!corners,!horizontal!bands!of!concrete,!emphasis!on!sharp?angled!shapes.!

Retention!of!existing!character?defining!elements.!Restoration!of!original!design!appearance.!Conforms!to!applicable!Standards.!

Contravenes!Standards!1,!3,!47,!10!and!11.!Distortion!of!original!relationship.!Greater!impact!on!detailing.!

Fire!department!hose?drying!tower.! N/A! N/A!Corner!location.! N/A! N/A!Prominence!on!the!skyline.! N/A! N/A!Pattern!of!fenestration.! Restoration!of!original!detailing!and!

appearance.!Conforms!to!applicable!Standards.!

Distortion!of!original!relationship.!Greater!impact!on!detailing.!

Glass!blocks!surrounding!entry!door!on!east!elevation.! N/A! N/A!



)30))

Planters!flanking!main!entrance!and!large!window!on!south!elevation.!

N/A! N/A!

Mature!coniferous!trees!to!either!side!of!main!entrance.!

N/A! N/A!

Original!flag!holders!on!east!and!south!elevations.! N/A! N/A!HERITAGE)IMPACT) Preferred) ) Not)Acceptable)

!Conservation(Recommendation:(Restoration(/(Rehabilitation((

A!full!program!of!window!replacement!is!not!recommended! A!program!for!the!retention!of!repairable!window!elements!should!be!developed,!with!repair!/!

rehabilitation!of!existing!windows!and!replacement!in?kind!of!non?repairable!elements.!Final!window!appearance!should!match!original.!

Restore!appearance!of!original!doors!when!possible.!!))4.3:)ROOF)ASSEMBLIES)The! roofs! have! been! recently! replaced! with! insulated! assemblies,! except! for! the! hose! tower! roof.! It! is!recommended!that!some!roof!accessories!be!provided!such!as!walking!paths,!protection!for!exposed!the!parapet!between!roof!levels,!and!modifications!to!the!existing!sheet!metal!work.!The!hose!tower!roof!has!not!been!recently!replaced!and!appears!to!be!a!candidate!for.!Further!waterproofing!of!the!tower!louver!openings,!and!repairing!or!replacing!of!the!louvers!is!recommended!to!improve!weather!tightness!of!the!top!of!the!tower.!!

Recommendations(for(Remediation( F:!Repair!flashing!deficiencies,!protect!membrane!folds,!and!install!walk!paths!on!roof!membrane.!! G:!Waterproof!tower!roof,!roof!hatch,!and!louvers.!

!Conservation(Recommendation:(Rehabilitation((

Repair!strategies!for!flashings.!Ensure!that!when!flashings!are!replaced!they!are!an!appropriate!colour!that!harmonizes!with!the!proposed!authentic!colour!scheme.!

Repair!rather!than!replace!historic!louvers.!Develop!appropriate!water!control!strategies!that!do!not!affect!exterior!appearance.!

))4.4)FRONT)ENTRY)The! monumental! nature! of! the! Front! Entry! has! been! compromised! by! a! number! of! changes! over! time.! These!changes!have!had!a!substantial!impact!on!the!appearance!of!the!most!public!face!of!the!building.!!

Conservation(Recommendation:(Restoration(( Restore!elements!of!the!Front!Entry!that!are!essential!to!its!original!character.!Consider!removal!of!

the!cloth!awning,!restoration!of!windows!and!doors!and!re?installation!of!original!signage.!!)4.5)EXTERIOR)COLOURS)Part!of!the!restoration!process!could!be!to!finish!the!building!in!historically!appropriate!paint!colours.!As!this! is!a!cost?neutral! recommendation,! it! is! strongly! recommended! that! the! original! colours! be! restored.! A! restoration!colour!scheme!should!be!developed!prior!to!any!exterior!interventions.!!!

Conservation(Recommendation:(Restoration(( Re?apply!the!original!historic!colour!scheme!for!exterior!painted!finishes.!

))!) )



)31))

4.6)MAINTENANCE)PLAN)In! addition,! a! cyclical! Maintenance! Plan! should! be! developed! that! will! safeguard! the! heritage! character?defining!elements!of!Revelstoke!City!Hall!on!a!long?term!basis.!!

Conservation(Recommendation( Develop!a!cyclical!Maintenance!Plan!to!conserve!character?defining!elements.!

)!4.7)CONSERVATION)RECOMMENDATIONS)A! review!of! the!proposed! interventions! for!Revelstoke!City!Hall! indicate! that!much!of! the! remedial!work! can!be!directed! towards! a! restoration!of! the!original! heritage! character! and! architectural! appearance!of! this! significant!landmark!building.!Where!there!are!different!approaches!to!each!intervention,!a!choice!should!be!made!to!direct!the!work!towards!restoration!of!this!character.!This!should!consist!primarily!of!the!preservation!of!the!character?defining!elements!of!exterior!and!interior,!restoration!of!original!character?defining!elements!when!they!have!been!altered,!and!rehabilitation!of!deteriorated!elements.!!SUMMARY)OF)CONSERVATION)RECOMMENDATIONS)

!4.1)EXTERIOR)FINISH)Conservation(Recommendation:(Restoration((

The!application!of!an!EIFS!system!on!the!exterior!is!incompatible!with!heritage!character.! As!the!later!stucco!is!removed,!the!original!concrete!should!be!repaired!and!painted.!

!4.2)WINDOW)AND)DOOR)ASSEMBLIES)Conservation(Recommendation:(Restoration(/(Rehabilitation(

A!full!program!of!window!replacement!is!not!recommended! A!program!for!the!retention!of!repairable!window!elements!should!be!developed,!with!repair!/!

rehabilitation!of!existing!windows!and!replacement!in?kind!of!non?repairable!elements.!Final!window!appearance!should!match!original.!

Restore!appearance!of!original!doors!when!possible.!!!4.3)ROOF)ASSEMBLIES)Conservation(Recommendation:(Rehabilitation(

Repair!strategies!for!flashings.!Ensure!that!when!flashings!are!replaced!they!are!an!appropriate!colour!that!harmonizes!with!the!proposed!authentic!colour!scheme.!

Repair!rather!than!replace!historic!louvers.!Develop!appropriate!water!control!strategies!that!do!not!affect!exterior!appearance.!

)4.4)FRONT)ENTRY)Conservation(Recommendation:(Restoration()

Restore!elements!of!the!Front!Entry!that!are!essential!to!its!original!character.!Consider!removal!of!the!cloth!awning,!restoration!of!windows!and!doors!and!re?installation!of!original!signage.!

!4.5)EXTERIOR)COLOURS)Conservation(Recommendation:(Restoration((

Re?apply!the!original!historic!colour!scheme!for!exterior!painted!finishes.!)4.6)MAINTENANCE)PLAN)Conservation(Recommendation((

Develop!a!cyclical!Maintenance!Plan!to!conserve!character?defining!elements.!



)32))

ACKNOWLEDGEMENTS))))The!Revelstoke!City!Hall!Building!Envelope!Heritage!Assessment!was!undertaken!for!the!City!of!Revelstoke!in!2012?13!by!Donald!Luxton,!Principal,!Megan!Faulkner!and!R.J.!McCulloch!of!Donald!Luxton!&!Associates!Inc.!!Client!liaison!was!provided!by!John!Guenther,!Director!of!Planning,!City!of!Revelstoke.!!!We!would!like!to!thank!Leslie!Peer,!Principal,!Building!Science!and!Restoration,!Reid!Jones!Christoffersen!Ltd.!for!his!collaborative!work!on!this!project.!!We!would! also! like! to! thank!Cathy! English,! Curator,! Revelstoke!Museum!&!Archives! and! the! staff! of! the! City! of!Vancouver!Archives!for!their!assistance!with!the!research!for!this!project.!!



)33))

APPENDIX)A:)RESEARCH)REFERENCES)))!A.1)C.B.K.)VAN)NORMAN)Sources:!Donald!Luxton,!Building!the!West:!The!Early!Architects!of!British!Columbia.!Vancouver,!Talonbooks,!2nd!ed.,!2007;!Obituary,!Vancouver!Sun,!September!15,!1975,!p.22;!Obituary,!Vancouver!Province,!September!15,!1975,!p.7;!biography!and!portrait!in!Who's!Who!in!British!Columbia,!1937?39,!p.151;!Who's!Who!in!Canada,!1949?50,!p.239;!Membership!Files,!Architectural!Institute!of!British!Columbia;!City!of!Vancouver!Archives!C.B.K.!Van!Norman!Fonds! Add.MSS.755;! Sean! Rossiter,! "House! That! Charlie! Built! Rests! on! Shaky! Ground,"! Vancouver! Sun,! Saturday!Review,! April! 9,! 1994,! p.D7;! Powell! River! Co.! Store! from! the! Powell! River!Digester,!Mar./Apr.! 1947;! Robert! Hill,!Biographical!Dictionary!of!Architects!in!Canada!1800?1950.![www.dictionaryofarchitectsincanada.org/]!!!A.2)CITY)OF)VANCOUVER)ARCHIVES)

Revelstoke!City!Hall!Plans,!C.B.K.!Van!Norman!fonds!Add.MSS.755?435!! Revelstoke!City!Hall,!1944:!CVA!586?2884.! C.B.K.!Van!Norman,!circa!1946![City!of!Vancouver!Archives!Port!P1440].!

!A.3)REVELSTOKE)MUSEUM)&)ARCHIVES)

Revelstoke)Museum)&)Archives)Clippings)File) Revelstoke&Review,!March!6,!1936:!Basement&at&the&City&Hall&Caved&In&Tuesday.! Revelstoke&Review,!March!6,!1938,!page!1:!City&Hall&Building&Condemned.! Revelstoke&Review,!June!3,!1938:!Council&May&Submit&By=Law&for&Civic&Building.! Revelstoke&Review,!June!17,!1938:!Council&To&Submit&By=Law&New&City&Hall&&City&Council&Not&Satisfied&

With&Present&Costly&Rental&Arrangements&With&Departments&Not&Centralized.! Revelstoke&Review,!July!8,!1938:!To&Be&or&Not&To&Be!(Editorial!about!Municipal!By?Law)! Revelstoke&Review,!July!8,!1938:!Mayor&Asks&By=Law&Support&Of&Board&Of&Trade&&Building&Stressed&by&

Mayor&Hardman&at&Board&of&Trade&Meeting&Last&Night.&

Revelstoke&Review,!July!15,!1938:!City&Hall=Fire&Hall&By=Law&Voting&Tomorrow&&City&Council&Would&Start&Work&on&New&Building&at&Once&Under&Supervision&of&Outside&Architect.!

Revelstoke!Review,!July!22,!1938:!City&Building&By=Law&Carries&by&Big&Majority&&Largest&Recorded&Vote&in&Recent&Money&By=Laws&Assures&City&of&Modern&Fire&Hall&and&City&Hall.!

Revelstoke&Review,!July!22,!1938:!Coast&Firm&Seeks&Architect&Work&on&New&City&Building.! Revelstoke&Review,!July!29,!1938:!Architect&and&Supervisor&of&City&Building&is&Named&&C.B.K.&Van&

Norman,&of&Vancouver,&Gets&Appointment&at&Special&Meeting&of&City&Council&Yesterday.! Revelstoke&Review,!August!19,!1938:!Tentative&Plans&of&Municipal&Bldg.&Seen&By&Council&&Final&Plans&

and&Specifications&Ready&in&About&Two&Weeks,&States&Architect.! Revelstoke&Review,!October!7,!1938:!Work&Started&on&New&City&Hall&&Levels&Taken&and&Excavation&

Work&Proceeding.! Revelstoke&Review,!November!18,!1938:!City&Hall&Work&Progressing&Well.! Revelstoke&Review,!January!20,!1939:!Zeal&and&Earnestness&Lacking&in&our&Democratic&System.!! Revelstoke&Review,!March!24,!1939:!City&Hall&to&Open&for&Inspection&Next&Week.! Revelstoke&Review,!March!24,!1939,!page!20:!Will&Cut&A&Cake&&Revelstoke&Observes&Birthday&With&

Completion&Of&City&Hall&&City&Just&Forty&Years&Old&Recalls&Its&Incorporation,&First&Municipal&Election.! Revelstoke&Review,!April!6,!1939:!Painting&Outside&of&New&City&Hall.!! Revelstoke&Review,!April!14,!1939:!Fire&Alarm&System&Cut&In&To&New&Hall&&Work&of&Transferring&Lines&

and&Equipment&from&Temporary&Building&To&Be&Finished&This&Evening&&Switch&Over&in&Less&Than&Two&

Seconds.!!!



)34))

Revelstoke)Museum)&)Archives)91.1.2)Sc3)Fc5:!City!Hall!Construction!1938?1939:!Contracts!with!C.B.K.!Van!Norman.! Letter!from!Van!Norman!to!City!Clerk,!July!28,!1938,!Fee!of!6%!of!cost!of!building,!plus!traveling!

expenses.!Total!cost!of!building!not!to!exceed!$38,000.! Revelstoke)Museum)&)Archives)91.1.2)Sc3)Fc6:)City!Hall!Construction!1938?1939:!Tenders.!

Tender!for!Municipal!Building,!Montcrieff!&!Vistaunet,!$32,668.00!(lowest!tender).! Revelstoke)Museum)&)Archives)91.1.2)Sc3)Fc7:!City!Hall!Construction!1938?1939:!Contracts!Montcrieff!&!

Vistaunet.! Revelstoke)Museum)&)Archives)91.1.2)Sc3)Fc8:)City!Hall!Construction!1938?1939:!Accounts.! Revelstoke)Museum)&)Archives)91.1.2)Sc3)Fc9:!City!Hall!Construction!1938?1939:!General!

Correspondence.! Revelstoke)Museum)&)Archives)91.1.2)Sc3)Fc10:!City!Hall!Construction!1938?1939:!Catlin!Building!

Adjoining.! Revelstoke)Museum)&)Archives)91.1.2)Sc3)Fc11:)City!Hall!Construction!1938?1939:!!

Municipal!Building!Loan!By?Law.!(By?Law!No.!436,!adopted!July!20,!1938).! Revelstoke)Museum)&)Archives:)Archival!Photographs!! Revelstoke)Museum)&)Archives:)Community!History&

!

Documents

Revelstoke City Hall heritage assessment, 2013