Issue link: http://digital.canadawide.com/i/177525
The 834 ADDRESS 834 Johnson Street Victoria, B.C. OWNER by Jessica Kirby 834 Johnson Limited Partnership DEVELOPER Chard Development Ltd. ARCHITECT Musson Cattell Mackey Partnership GENERAL CONTRACTOR Ledcor Construction Limited STRUCTURAL CONSULTANT Read Jones Christoffersen Ltd. MECHANICAL CONSULTANT Hirschfield Williams Timmins Ltd. ELECTRICAL CONSULTANT Applied Engineering Solutions INTERIOR DESIGNER Proscenium Architecture + Interiors TOTAL AREA 85,000 square feet TOTAL CONSTRUCTION BUDGET $16,500,000 NIK WEST et among an eclectic mix of building types along Johnson Street in Victoria is The 834 – a 14-storey, 115-unit residential tower with a dynamic, stepped design that makes the building at home on a complex streetscape. Mixed highrise apartment buildings, a large new of ice building, older smallscale commercial properties, red brick historical buildings and a church are some of the adjacent properties that create a challenging streetscape to it into at mid-block. "The design challenge was responding to the environment," says Bill Reid, principal architect at Musson Cattell Mackey Partnership. "That is why it is broken into the three different components with the use of different materials on the exteriors." At grade, three two-level townhouses with a metal-panel facade support a stepped, four-storey brick podium that responds to the height and facade of adjacent buildings. Set back from the podium on all sides is the tower proper with a curtainwall for optimal views. "The two-storey townhouses are individual scale live-work homes with their own direct street access and patios to populate the street," says Reid. "The lower brick four-storey component relates to the buildings to the west and east. The tower is basically whites and off-whites in glass and concrete, meant to rise more lightly and not be a dominant element on the immediate streetscape." Colin Macmillan, structural consultant with Read Jones Christoffersen Ltd., S says that while the building's form is relatively common for condo towers, the podium, with its brick cladding required extra consideration for how to support the loads and ensure the brick was tied back. "Brick construction is not unusual or unique, but you don't see it a lot in condos," says Macmillan. "We had to put in shelf angles to carry the brick at every level and tie back for seismic loads." An interesting challenge was the excavation, he says. It was a small site and the tower was built right up against the other buildings to integrate with the streetscape. "The typical ground conditions in Victoria are a layer of mucky clay sitting atop very solid bedrock," says Macmillan. "The challenge was to remove the clay so the foundations would bear directly on the rock, while staying well clear of the neighbouring buildings during excavation. The solution was to cantilever the west side of the podium over the parkade walls. This allowed for a continuous line of building along the street, while making it possible to remove the clay down to the bedrock." The stepped design facilitated the development of outdoor space. At-grade open spaces and all roofs at levels two through ive are secure and landscaped with drought-resistant native species. A rooftop terrace on the top loor offers a communal herb garden and seating. On the inside, the development stands out with ground loor shared amenity spaces including a big-screen movie theatre, kitchenette and barbecue area. SVEND MALTESEN MASONRY LTD. For all your Masonry Installations 1175 Franklin's Gull Road, Parksville, BC V9P 1R2 Tel: 250-248-6261 Fax: 250-248-6201 50/ Congratulations to Chard Development Ltd. on The 834 building We are proud to have completed the masonry work for this project. FEBRUARY 2012 p.50-53 The 834_Biological.indd 50 The suites and common areas offer clean, contemporary styling with minimal details. For instance, lat slab cabinet doors maintain a modern look while the backsplashes are white back-painted glass that give the rooms a bit of sparkle in an understated way. "We wanted to create something that would appeal to many different groups," says Kerri Shinkewski, associate with Proscenium Architecture + Interiors. "The goal was to create a warm, inviting starting point that owners could envision themselves living in, while giving them lexibility to add their own touches and showcase their personalities within the homes." The interiors in the tower suites offer a natural palette with hardwood looring, wood veneer cabinetry and stone countertops. Undermount sinks with European-style faucets, pendant lights, and stainless-steel appliances add contemporary styling. Kitchens in the penthouse suites offer custom wood cabinetry in a quarter-cut cherry or golden teak, quartz Chroma countertops, and stainless steel appliances and matching wood cabinetry, quartz countertops, and glass tile backsplashes are featured in the bathrooms. The design deliberately avoids trendiness, which can date quickly, by opting for simple and classic elements. Pops of colour bring visual excitement to the space. "By using paint to provide accents, the owners can change their spaces relatively easily and economically without compromising the overall esthetic," says Shinkewski. "We built lexibility into our concept recognizing that while the initial design will work for most owners, it needs to be lexible." A grey water heat exchange system pre-heats incoming city water using residual heat from building grey water, and in-suite energy monitors help residents track electrical usage. "Use of monitors has been shown to reduce energy use up to 15 per cent as consumers become aware of their usage," says Jeff Grif iths, vice-president of marketing for building developer Chard Developments Ltd. The developers experienced a challenge with the launch schedule, which, intended for fall 2008, coincided with the unfolding of the global economic crisis. "We delayed the launch until the following spring at which time we were able to lower our pricing to re lect the lower construction pricing we anticipated in the marketplace," says Dave Chard, president of Chard Development Ltd. The 834 is Chard Development's third building in Victoria's north end – an area undergoing a rejuvenation with the company's mixed-use projects at the centre. "We wanted to offer a high-quality, urban concrete building but at affordable prices for irst-time buyers and upgraders," says Grif iths. The construction pricing correction in 2008/2009 due to the global inancial crisis combined with a selection of smaller, ef iciently designed suites meant the company was able to achieve its vision. ■ Congratulations to Ledcor Construction Limited & Chard Development Ltd. We are pleased to have provided Electrical Engineering Services for The 834 project Applied Engineering Solutions Ltd. Specializing in Electrical Engineering for Institutional, Industrial, Commercial, Recreational, Technical & Health Care Facilities 250.381.6121 | 604.569.6500 aes@appliedengineering.ca www.appliedengineering.ca The 834 1/23/12 10:37:36 AM