Laneway Housing - Guest Speaker Presentation
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Laneway housing has revolutionized cities like Vancouver and it’s here, now in Toronto. If you’re not familiar with laneway housing, the concept allows the use of the many laneways, which are typically used to access garages and other spaces, and allows for housing development along the laneway. Laneway housing is important to Toronto as it allows for both gentle densification and meets the requirements of the Official Plan. Savvy developers and seasoned investors are already starting to take advantage of laneway opportunities. Learn how to invest strategically and plan for this massive change to the Toronto housing landscape! We have an expert in the industry, Daniel Hall, coming to teach us all the critical elements of laneway housing. During this meetup we’ll answer questions like: - How do I avoid development fees - I heard the can cost upwards of $30k? - How can I avoid going to the Committee of Adjustments, adding months to my planning process? - What’s the fastest way to build a laneway house? Are there spec builds out there? - How can I identify a potential laneway property? What are the zoning rules? - I heard that you need to be near a fire hydrant, is that true? - What’s the best way to get services like water, sewage, and electricity to my laneway house? - What are the parking requirements for a laneway suite? You don't want to miss this opportunity to learn about laneway housing in Toronto! ----------------------- About our speaker: Daniel Hall, O.A.A. is the founding principal of The Architect Builders Collaborative Inc, a progressive Architecture and Design studio focussed on delivering great green design. As a licensed carpenter, with the perspective of over 15 years hands-on experience building in addition to 20+ years of exploring architecture, Daniel ensures that our designs will be able to be built efficiently and cost- effectively. Most recently, the firm has been developing smart, eco-friendly prototypes for cost-effective Laneway Suites in Toronto. Daniel was invited to present research and designs to an audience of professional planners, architects, and urban designers as part of the inaugural Spacing School of Urbanism seminar series. He regularly provides informational seminars on the ins-and-outs of Laneway Housing.
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Laneway Housing - Guest Speaker Presentation
- 1. ALL ABOUT LANEWAY HOUSING in TORONTO 416.504.0405 tabc.ca
- 2. Your Host this evening: Daniel Hall, O.A.A. The Architect Builders Collaborative Inc. - Licensed Architect - LEED AP (Green Building Expert) - Red Seal Carpenter Working to make great buildings since 1985
- 3. THE ARCHITECT BUILDERS COLLABORATIVE Fighting climate change with great green design ● Healthy, Beautiful Places ● Sound Economics ● Social Impact Daniel Salvador What’s Green Design mean?
- 4. We’ve been making small homes long before Laneway Housing came to town
- 5. LANEWAY HOUSING IS HERE!
- 6. INCOME PROPERTY STUDENT HOUSING MULTI-GENERATIONAL HOUSING AGING-IN-PLACE RETIREMENT PAD WHY BUILD A LANEWAY SUITE ?
- 7. Some of the questions we will cover this evening... ● How big (or small) can it be? ● Where can I build a LWH? ● What about parking? Bikes? ● How do we access the LWH? ● Is this a sound investment? ● How about Net Zero homes? ● How can I assess the potential of an investment property?
- 8. IF YOU ABUT A LANEWAY BY AT LEAST 3.5 m.... YOUR PROPERTY MAY BE SUITABLE! WHAT ARE THE RULES? A LOT OF PEOPLE ASK ABOUT GARDEN SUITES AND COACH HOUSES...
- 9. ACCESS FOR EMERGENCY SERVICES CAN BE PROVIDED IN 2 WAYS: BUT, NOT EVERY LOT FITS THE RULES. ● 1 meter wide x 2.1m high passage beside your house, OR ● < 45m from a public street to the door of the Suite
- 10. BUT...Sometime you can share* Costs include… ● Surveys ● Reference Plan ● Ctte of Adjustment to create new easement (both houses pay $5,850) ● Register easement on title ● Legal fees ● Professional help to coordinate the process ● Budget +/- 20k in total
- 11. There are lots of laneways in Toronto! 300+ kilometres of lanes 49,000 properties
- 13. SO, WHAT IS CONSIDERED A LANEWAY SUITE IN TORONTO? SUPERKUL.CATABC TABC TABC CROFT ST., Toronto occasionaltoronto.blogspot.com CROFT ST., Toronto lga.ap.com
- 14. LIMITS ON SIZE & SHAPE…….. 2-STOREY LANEWAY HOUSE
- 15. 1-STOREY LANEWAY HOUSE LIMITS ON SIZE & SHAPE……..
- 16. WHAT THIS MEANS FOR THE BACKYARD We tend to focus on the object more than the spaces it creates, On the House more than the Garden….
- 17. Beautiful, BUT….
- 18. NEED TO PROTECT OUR TREES ● Existing healthy trees cannot be injured or removed during construction ● Trees > 30 cm in diameter are protected under private tree by-laws ● You may not remove a tree to build a laneway house
- 19. WHAT’S ON THE ROOF?
- 20. What about parking? 1 or Zero... Your choice* 2+ Required
- 22. But my property is in a Heritage Conservation District….
- 23. DESIGN & ENGINEERING SERVICES CONSTRUCTION FURNITURE, FIXTURES, APPLIANCES %OFPROJECTCOST LAND HST Project Cost ≠ Construction Cost So, Let’s talk about money... CONTINGENCYPERMIT & FINANCE
- 24. What about Development Charges? Laneway Suites benefit from an indefinite deferral of DCs
- 25. 8.0% p.a.Return on Investment [ROI] = SO, IS THIS A GOOD $28,000 / yr $350,000 Rental Income - Expenses Capital Cost INVESTMENT? ● $350k project cost ● Low Maintenance costs ● $2,500 / month rent = $30,000 / yr - expenses 0%RISK=
- 26. Incentives for Affordable Housing
- 28. HOW DOES THIS ADD UP? ● $50k mortgage over 15 yr = $350/month payment ● Today’s rents are +/-$2000 for 1 bedroom in downtown ● Affordable housing capped at $1,270 for 1 bedroom ● $2,000 - ($1,270+$350) = $380 per month gap SO, THE CITY IS MEETING YOU HALFWAY
- 29. Complicated? Risky? It doesn’t have to be!
- 30. CUSTOM DESIGNED OFF THE RACK VS. BZACHCLOTHIER.COM SWWILSONCLOTHIERS.COM
- 31. READY-TO-BUILD DESIGNS THE ‘BUNGALANE’ THE LANEWAY COLLECTION
- 32. THE ‘BUNGALANE’ ● Perfect for Aging-in-place ● 1 Bedroom + Loft for Guest Bedroom ● Full bathroom with accessible walk-in shower ● Clerestory windows ● Minimum lot width: 18 ft.
- 34. READY-TO-BUILD DESIGNS THE ‘CLASSIC COACH HOUSE’ THE LANEWAY COLLECTION
- 35. THE ‘CLASSIC COACH HOUSE’ ● 1 Car Garage ● 1 or 2 Bedroom Options ● Open concept kitchen/living/dining ● Full bathroom with tub ● Minimum lot width: 16 ft. (1 Bedroom) ● Minimum lot width: 18 ft. (2 Bedroom)
- 37. READY-TO-BUILD DESIGNS THE ‘GARDEN COTTAGE’ THE LANEWAY COLLECTION
- 38. THE ‘GARDEN COTTAGE’ ● Perfect for young family or student living ● Master Bedroom + 1 Bedroom ● Open concept kitchen/living/dining ● Full bathroom with tub ● Minimum lot width: 16 ft.
- 40. READY-TO-BUILD DESIGNS THE ‘CLASSIC COACH HOUSE’ THE ‘BUNGALANE’ THE ‘GARDEN COTTAGE’ THE LANEWAY COLLECTION
- 41. DOES GREEN DESIGN COST MORE? DURABILITY & LONG TERM SAVING$ TORONTOROOFER.COM HOUSELOGIC.COM
- 43. WHAT’S SPECIAL ABOUT OUR DESIGNS?
- 44. Energy Model - Eco-Designer Report for Coach House - Code Minimum SB12 Annual Energy Use: 13,313 kWh WHAT’S SPECIAL ABOUT OUR DESIGNS?
- 46. Solar Study - HelioScope Report for Coach House Annual Energy Production: 8,471 kWh
- 47. ‘ENERGY DEFICIT’ ● Demand = 13,313 kWh ● Solar PV = 8,417 kWh Shortfall = +/- 5,000 kWh SOLUTIONS ? WHAT’S SPECIAL ABOUT OUR DESIGNS?
- 48. Green Design Upgrades ● Increase Insulation levels ● Reduce Thermal Bridging ● Detail for Airtightness ○ Test, test, & test ● Triple glazed Windows ● Efficient HVAC systems ● Rooftop Solar Array WHAT’S SPECIAL ABOUT OUR DESIGNS?
- 49. Energy Model - Eco-Designer Report for Coach House - Net Zero Annual Electricity Use: 3,930 kWh Surplus of 4,487 kWh WHAT’S SPECIAL ABOUT OUR DESIGNS?
- 50. WHAT’S SPECIAL ABOUT OUR DESIGNS? ● All our designs can be built 2 ways ● Conventionally in 4-5 months ● Factory built & installed on site in just 3-4 weeks
- 51. 1. LANEWAY SUITE SITE ASSESSMENT - Is a laneway suite viable? A LANEWAY HOUSE in 7 SIMPLE STEPS - What you should consider - $450 investment ● Abuts a public lane ● Access for Fire-fighters ● Protected Trees ● 16’ + lot width ● 50’ + rear yard ● Ease of servicing ● Access for building ● Parking needs
- 52. 2. CHOOSE WHAT’S BEST FOR YOU WHYDOYOUWANTA LANEWAYHOUSE? The‘Classic CoachHouse’ The‘Garden Cottage’ The ‘Bungalane’ NO YES Parking? Aging-in- Place? YES NO YES NO CUSTOM DESIGN (skip Step #3) Is your lot 16’ - 24’ Wide? NO2 Storey? YES
- 53. 3. FIT IT TO YOUR LOT We can take it in or let it out a little to suit your lot.
- 54. 4. CHOOSE FROM OUR CURATED INTERIOR & EXTERIOR FINISH PACKAGES
- 55. 5. OBTAIN BUILDING PERMITS AS OF RIGHT DESIGNS Our laneway suites comply with the City of Toronto Zoning By- law and only require a building permit. Committee of Adjustment Application not necessary! BEST GREEN PRACTICES Detailed drawings stamped by Architect & Engineers Made to help you get your permit quicker!
- 56. 6. STICK-BUILD or MODULAR?
- 57. Just remember to invite us to the party! ENJOY YOUR BEAUTIFUL NEW LANEWAY HOUSE 7.
- 58. A LITTLE MORE ABOUT MODULAR OR PRE-FAB HOUSES….. IT’S NOT YOUR UNCLE’S TRAILER PARK
- 59. MODULAR BUILDINGS CAN BE SO MUCH MORE
- 60. ● Modern design ● High quality ● Energy efficient ● Healthy & Airtight ● Durable materials ● CSA certified ● LEED v4 certified
- 61. HOW LONG DOES IT TAKE TO BUILD A 6-PLEX?
- 62. ● Predictable quality & schedule ● Quick installation ● Less hassle for the neighbours A SOUND INVESTMENT MODULAR BUILDING + LANEWAY HOUSES
- 64. WHERE DO I START? We can help you to determine: ● Is your property eligible for a laneway suite? ● How much and what can you build? ● How hard it will be to service? ● Approximate project costs with a $450 (plus HST) Laneway Suite Site Assessment only $250 (tax incl) for Volition Referrals A BONUS FOR COMING TONIGHT
Hinweis der Redaktion
- So what does ‘Green Design’ mean anyway? (may show only the 3 main bullets - i can talk about the details Environmental Stewardship Healthy environments Careful use of resources Economic Sense Energy efficiency Durable, flexible designs for long life Social Impact Making life better for all of us in Toronto Accessibility Affordable Housing
- Daniel’s background - Architect and Carpenter TABC history an mission focussed on making modern green design accessible to all
- Lots of Buzz - and it’s justified
- Extra income Accessible suite for ageing gracefully in place Private space for parents or kids Just curious
- Ask the rhetorical question: “Why are you here this evening”. A show of hands - who wants to make lots of money renting their garage? Who wants a place to store their in-laws? Their adult children? Who has adult children who want a place to put us as we grow old? LWH can be beautiful, accessible, affordable, and green. This evening, we’ll show you how and answer your questions.
- BUT, not every lot with a laneway fits the rules Providing access for Emergency Services when you call 911 is key. Access can be provided by either: A 1m side aisle between your house and the lot line (or an agreement to share the space with your neighbour) OR - access up the laneway from a street - up to 45m
- Ask “ Who here has a laneway behind or beside their home?”
- Is a house on the same lot as a detached, semi-detached house or townhouse, generally located in the rear yard Completely detached from the main house and may have outdoor access via both the side yard of the main house and the lane
- The size and Shape of your laneway house is also restricted as these diagrams show….. A 2-storey house can be up to 6m high - including anything on the roof such as solar panels The side facing the house can only be 4m high before it must slope back at a 45 degree angle. A dormer is permitted. It must be at least 7.5m away from the main house, and can be no more than 10m long. You need to provide a 1.5m setback from the edge of the lane for landscaping
- If the Laneway house is less than 4m high - thus a 1-storey home, then it can be closer to the main house. All the other rules are the same And….
- There are also some implications for your backyard… The minimum 5m or 7.5m separation Minimum 60% (or 85%) of the rear yard must be soft landscaping The space between the laneway house and the laneway itself must be 40% sof landscaping And, you must plant a tree in the backyard FLOOR AREA GROSS FLOOR AREA of ancillary building contained a laneway suite is not included for the purpose of calculating the total GFA and Floor space index for a lot Interior floor area of ancillary building containing a laneway suite must be less than the gross floor area of the residential building on a lot
- *no priority for street parking if you give up off-street parking Minimum 2 bike spaces.
- Showing full size second storey - full potential
- So, Let’s take a few minutes to talk a little bit about money and what it costs to build a Laneway House. First off - Can someone tell me the difference between your construction costs and your project cost? Let’s look at the main things that should be in your PROJECT budget… The biggest cost in Toronto is of course - Land - literally through the roof these days Lets just assume you already have that taken care of - its why LWH make so much sense Permits & Finance costs - maybe 5%-10% of the budget, & HST - Not much we can do about these The so-called ‘Hard’ cost of construction - materials, labour, tradespeople, and Contractors mark-up Furniture , Fixtures, Appliances - the things you’ll need to provide to use the house Don’t forget the Contingency - 5% - 10% is generally good Design & Engineering fees - Typically 12-15% on a custom home - Similar to the HST, but way more fun to work with! It’s clear that the easiest place to control your costs will be in the largest chunks Construction costs are driven by many factors including the site constraints, access, and higher relative costs of making small buildings You have some control over the cost of the F,F, & E by making good choices The key to controlling both of these is of course in the ‘Design’ slice Importance of a skilled Architect who will save you money over using a ‘design-builder’ or a drafting service But we also have solutions to get you the best value for money here as well - more about that shortly
- It depends….
- Marshall McLuhan referred to clothing as an extension of our skin. So if fashion ha become our ‘second skin’ then buildings would be our ‘third skin’ Looking to the fashion industry for inspiration, we see that although one might opt for the couturier unique gown or bespoke made-to-measure suit, most fashion houses also offer a much more affordable ready-to-wear collection I can buy an off-the-rack suit and save lots. Same logic works with design - We can create your tailor-made custom design for you, or...
- We have come out with our Laneway Collection, of ready-build houses to suit most sites and most common needs The 2019 Spring collection includes 3 designs: The ‘Classic Coachhouse’ - Parking downstairs and living space above The ‘Bungalane’ - a one storey fully accessible suite designed for aging gracefully in place to housing people with limited mobility The ‘Garden Cottage’ - a family-friendly 2-storey, 2 or 3 bedroom home Not exactly one-size fits all, but easy to customize We’ll take it in or let it out, maybe change the hemline a bit.
- We have come out with our Laneway Collection, of ready-build houses to suit most sites and most common needs The 2019 Spring collection includes 3 designs: The ‘Classic Coachhouse’ - Parking downstairs and living space above The ‘Bungalane’ - a one storey fully accessible suite designed for aging gracefully in place to housing people with limited mobility The ‘Garden Cottage’ - a family-friendly 2-storey, 2 or 3 bedroom home Not exactly one-size fits all, but easy to customize We’ll take it in or let it out, maybe change the hemline a bit.
- We have come out with our Laneway Collection, of ready-build houses to suit most sites and most common needs The 2019 Spring collection includes 3 designs: The ‘Classic Coachhouse’ - Parking downstairs and living space above The ‘Bungalane’ - a one storey fully accessible suite designed for aging gracefully in place to housing people with limited mobility The ‘Garden Cottage’ - a family-friendly 2-storey, 2 or 3 bedroom home Not exactly one-size fits all, but easy to customize We’ll take it in or let it out, maybe change the hemline a bit.
- We have come out with our Laneway Collection, of ready-build houses to suit most sites and most common needs The 2019 Spring collection includes 3 designs: The ‘Classic Coachhouse’ - Parking downstairs and living space above The ‘Bungalane’ - a one storey fully accessible suite designed for aging gracefully in place to housing people with limited mobility The ‘Garden Cottage’ - a family-friendly 2-storey, 2 or 3 bedroom home Not exactly one-size fits all, but easy to customize We’ll take it in or let it out, maybe change the hemline a bit.
- Don’t forget the ongoing costs to maintain and operate your laneway house Green Design means building for the long term Example - a standard asphalt shingle roof needs replacing every 15 - 20 years A steel shingle roof costs about twice as much, but lasts 60 - 80 years - 4 x as long Plus when its done, it can be truly RE-cycled back into more useful steel product even another roof Whereas the asphalt roof ends up in landfill. Factor in the environmental footprint of having your very own piece of the tarsands on your roof (combined with bits of fiberglass to render it completely un-recyclable, and it puts the question of cost and value into a whole new light
- And then there’s the monthly ongoing operating costs… Some people think of those monthly utility bills as being akin to another mortgage to pay off. Except it NEVER gets paid off and actually costs more and more each month Average utility costs for 1 bedroom apt in GTA according to CMHC was $75 for energy + $10 for water. The Solution - A Net-Zero Energy home (which we hope to have in the Building Ode by 2030 but you can have it today Performance of solar photovoltaic panels keeps increasing like cell phones and internet speeds A Net Zero Ready home can literally cost you nothing each year for your energy to run the house.
- What everybody else is building...
- What we are building...
- OK, so it’s really a 6-step process, but 7 always sounds better.
- You need to decide: Are we the right fit for you. Not every LWH project will be right for us. Consider if
- Before we get to your questions, here’s our thank-you for coming out this evening Take advantage of Our LSSA which is a $450 service, for only $225 if you sign-up this evening. (You can change your mind if you get cold feet before we start)