Located East of Victoria, the seaside community of Oak Bay is a village with its own commercial high street. The project, at the boundary of the two municipalities, is a four storey mixed-use building. In urban design terms, it makes a transition between the Village and downtown Victoria via the extension of Oak Bay Avenue, an historic trail connection which is now a densely populated arterial street. The set-back ground floor allows a large cantilevered upper floors to form a weather-protecting overhang over widened public sidewalks along the two fronting streets. This level accommodates small-scale retail shops, with three levels of residential units above, and one parking level under-ground. The twenty-one apartments are mainly intended for those who wish to downsize from large homes. All units are open-plan spaces with significant loggias. Four penthouse suites open to large wood-decked roof terraces.

Storefront floor-to-ceiling glazing visually extends the public space into the ground floor cafés and gallery. The wide sidewalks provide space for trees, street furniture and bike parking. Levels two and three are clad in brick with pre-cast concrete lintels and sills. Ground floor soffits and the walls of the inset residential loggias are clad in western red cedar. The loggia decks are of hardwood from recovered submerged logs. Ground floor walls, pilasters and planters are sandblasted concrete, and the penthouse level is clad in pre-finished steel diamond- shaped interlocking shingles.

The building was designed and built with an environmentally conscious approach, conforming to the Construction Industry’s Built Green Program guidelines. Rain gardens on the street frontage and parking courtyard treat rainwater run-off from the roof and the parking areas, reducing the load on the civic infrastructure and down-stream pollution of the eco-system. The underground and main floor structure is steel-reinforced concrete with high fly-ash content. The upper floors are wood- framed with high insulation values and clay brick cladding. Windows and exterior doors are low-e glazed, Douglas fir frames, clad on the exterior with aluminum. Robust building materials and finishes are used throughout.Other sustainable features include passive heating and ventilation strategies through building chimneys, as well as a high efficiency gas- fired in-floor radiant heating system.

Project Data

Typology
Offices and Commercial, Multi-Residential, Mixed-Use
Location
1969 Oak Bay, Vancouver Island, BC
Client
Abstract Developments Inc.
Project Team
F. D'Ambrosio, J. Brown, M. Culham, G. Damant, J. Harvey, J. Marinus, E. Sangster, T. Ogden
Structural
Herold Engineering Limited
Mechanical
Avalon Mechanical Consultants Ltd.
Electrical
Applied Engineering Solutions Ltd.
Geotechnical
Ryzuk Geotechnical Engineering
Landscape
Murdoch de Greeff Inc.
Civil
Gary Carrothers Consulting
Building Envelope
Herold Engineering Limited
Surveyor
Powell & Associates
Interior Design
Nygaard Interior Design Ltd.
Code Consultant
Gage Babcock & Associates Ltd.
Specifications
D. Graham Architecture Inc.
Artwork
Bill Porteous Studio
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki
1969 Oak Bay Avenue © DAU
1969 Oak Bay Avenue © DAU
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki
1969 Oak Bay Avenue © DAU
1969 Oak Bay Avenue © DAU
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki
1969 Oak Bay Avenue © DAU
1969 Oak Bay Avenue © DAU
1969 Oak Bay Avenue © DAU
DAU Projects: Selkirk Waterfront, Cecelia Cove Park, Sawmill Point Pier, Triangle Park, Mattick's Farm Master Plan, Esplanade House, Sandspit Search and Rescue, Garbally, 3259 Alder Street, DAU Office, Home Hardware, Richmond Gate, Land's End, Atrium, Atrium Art, Nanaimo, Rainbow Hill, Squamish Waterfront Plan, 613 Herald Street, 200 Douglas Street, Stage, Lakeside Residential, Estevan, Sooke Town Centre, Sherwood House, Beacon Park Pavilion, Reliable Controls, Penelakut Community Centre, Zambri's, Burns Lake Village, Ladysmith Resource Centre, AJ's Organic Cafe, Broadmead House, Cordova Bay House, Guishan Marina Village, Head Over Heels, 1969 Oak Bay Avenue, 1969 Oak Bay ART, 1101 Fort Street, Shelbourne Corridor, Telegraph Cove House, Waste Water Treatment Facility, Harbour Towers, Royal Bay, Guggenheim Helsinki