Domicile's urban condo is packed with design smarts, design riffs and one crazy sculpture.

John Doran is back in his comfort zone.

The gregarious storyteller and president of Domicile Developments is launching one3one Holland (131 Holland for the design challenged), an eight-storey condo with environmental smarts, design riffs and a $50,000 stainless steel sculpture that will be hooked to the south wall of the condo and depict the crazy flight of the Chimney Swift, a bird that has adapted to urban spaces.

It's also a non-smoking building, possibly the first in the city.

Doran wants a building for residents, not necessarily an investment haven.

It is certain there will be some investors, a buying group that has driven the majority of sales for some urban condos, including Central by Urban Developments on Bank Street and Soho Lisgar by Bruce Greenberg and Mastercraft Starcraft.

"I would like a building dominated by homeowners," says Doran, who started renovating buildings in Sandy Hill in 1976, crafting a reputation for smaller, infill urban condo buildings.

"We know who we are.

I am comfortable," says Doran.

Domicile is a company at ease with building and serving 160 condos a year.

The pace is brisk, but manageable to meet construction deadlines and after-service obligations, adds Domicle executive David Chick.

Good service means happy buyers and referrals, says Chick, important sales to builders.

The building, which was designed by architect Christopher Simmonds is almost an even split between one- and two-bedroom condos, with six penthouses on the top floor.

Condos will start at 657 square feet for $293,000, topping out at 2,200 square feet, with construction costs hovering around $450 a square foot.

Some of the 1,000-plus square feet condos have been designed to be easily merged together.

There will be three levels of underground parking, included in the price.

A few of the smaller units do not include parking.

Domicile has upped the design factor at one3one Holland, with the main floor featuring a slick party room with floor to ceiling windows, a fireplace set into the wall and a one-bedroom guest suite for visiting family or friends.

There will also be a yoga room on the lobby level and retail space that will likely be taken up by a book store.

The building will have 71 condos and apartments with huge terraces looking over Hintonburg to the east and towards Tunney's Pasture to the north.

It will be built to strict guidelines set out by the Leadership in Energy and Environmental Design (LEED), reducing energy consumption and promoting public transportation.

Doran plans to include a pair of Virtu cars for residents.

Doran bought the site from Tartan, hiring Simmonds, an award-winning architect, to reconfigure the glass and brick building.

Simmonds originally designed the building for Tartan in 2008, but he modified the design, pulling the rear away from a giant oak tree, stepping the walls back from the street, while creating huge wraparound terraces for some units on the fifth floor.

Simmonds wanted to integrate the building into the neighbourhood, making it feel lower on the north side so as not to overpower the neighbouring homes and businesses, while allowing it to rise to fit into the higher buildings getting closer to Wellington Street.

"I like the integration," says Simmonds, who also suggested Doran hire Adrian Göllner to create a wall sculpture.

"It was actually the Hintonburg community association that suggested a piece of art," says Simmonds.

There are five galleries nearby and the community is pushing to become known as an arts district.

There was a launch earlier this week.

The sales centre opens June 5, with construction set to begin in the spring of 2011.

ONE3ONE HOLLAND

What: 71 condos, including six penthouses

Developer: Domicile Developments

Where: 131 Holland Ave.

Prices: Starting at 653 square feet for $293,000.

Prices for most condos includes one parking spot, the HST, stainless steel appliances and front loading Energy Star washer and stacked dryer.

Sales centre: 131 Holland Ave.

Hours: Monday to Thursday, noon to 6 p.m., Saturday and Sunday, noon to 5 p.m. Closed Fridays.

Call: 613-237-0088 or visit domicile.ca or one3one.ca