STURDEE STREET DUPLEX
A small logger shack from the early 1900's was torn down to allow for a compact modern duplex on this 3000sf site that was zoned for higher density. The main unit was designed for the owners with the living and kitchen on the top floor and the bedrooms at opposite wings of the main floor. The lower unit was designed with strong outdoor connections and privacy from the main unit.
Year: 2015-2016
Square Footage: 1750 sf (A- 1100 sf, 2 bed, 2.5 bath. B-650 sf, 1 bed, 1 bath, + den)
Neighbourhood: Saxe Point, Esquimalt BC
Design: MDRN Built Ltd.
Structural Engineer: John Scott, Scott Engineering
Millwork: Ted Dyer Cabinetry
Renders: MDRN Built Ltd.
SITE
The lot for this project was a 30' x 100' corner lot that was an anomaly on a block where all other lots were 60' wide. Despite the small lot size the zoning allowed for higher density than single family, but to design a feasible building required extensive setback variances and development permits.
PROGRAM
The clients wanted to maximize the potential of the density allowed within the zoning, while having suites that were as open and spacious as possible. They desired a sense of privacy and separation between suites with a form and character to the building more in tune with urban forms.
DESIGN
The decision was made to flip the typical 'Townhouse' archetype and split the units horizontally rather than vertically. This reduced the area devoted to interior stairs and hallways as well as created more opportunities for sound deadening between units. In the owners unit the living spaces were placed above the bedrooms, both to take advantage of the olympic mountain views to the south and to create more distance from the street plane for privacy concerns. Entrances were treated as voids pushed into the envelope of the building, both to create a more dynamic building and to protect the inhabitants. Window placement and design was critical for the expression of the building as modern and for capturing passive solar and ventilation.
CONSTRUCTION
The 16'-6" wide building required extensive blasting and deep foundations and to allow for a full height basement with a walk-out patio. The structure utilized LVL flush beams in the joist space for ceiling height windows as well as different ceiling heights on the main floor so the 2nd floor patio had a flush transition. Both units were heated with radiant in-floor hydronic heating in polished concrete floors. Cladding materials were chosen for durability and low maintenance, except when accent materials were used in the protected voids of the envelope.