This tree on private property (maybe this was originally city property?) has large single and semi-double pink flowers, and it's past its peak bloom, just like 'Mikuruma-gaeshi' would be now in the Kitsilano neighbourhood. But it is much taller than other old 'Mikuruma-gaeshi' I know, and its limbs are comparitively huge. For comparison, here is a photo Sue Wagner posted today of 'Mikuruma-gaeshi' in Marpole, probably as good an example as I've seen on the streets here. Is the size of this tree reason enough to think this could not be 'Mikuruma-gaeshi'? The flowers seem to be more spread out on the branches, not forming balls as shown in Sue's photo.