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ALL ABOUT
LANEWAY HOUSING
in TORONTO
416.504.0405
tabc.ca
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
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?
We’ve been making small homes long
before Laneway Housing came to town
LANEWAY HOUSING IS HERE!
INCOME PROPERTY
STUDENT HOUSING
MULTI-GENERATIONAL HOUSING
AGING-IN-PLACE
RETIREMENT PAD
WHY BUILD A
LANEWAY
SUITE ?
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?
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...
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
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
There are lots of laneways in Toronto!
300+ kilometres of lanes
49,000 properties
How many
lots are
really
eligible?
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
LIMITS ON
SIZE & SHAPE……..
2-STOREY LANEWAY HOUSE
1-STOREY LANEWAY HOUSE
LIMITS ON
SIZE & SHAPE……..
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….
Beautiful, BUT….
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
WHAT’S ON THE ROOF?
What about parking?
1 or Zero...
Your choice*
2+ Required
But my property is in a
Heritage Conservation District….
DESIGN &
ENGINEERING
SERVICES CONSTRUCTION FURNITURE,
FIXTURES,
APPLIANCES
%OFPROJECTCOST
LAND HST
Project Cost ≠ Construction Cost
So, Let’s talk about money...
CONTINGENCYPERMIT &
FINANCE
What about Development Charges?
Laneway Suites benefit from an
indefinite deferral of DCs
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=
Incentives for Affordable Housing
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) = $380 per month gap
SO, THE CITY IS MEETING YOU HALFWAY
Complicated?
Risky?
It doesn’t have to be!
CUSTOM DESIGNED OFF THE RACK
VS.
BZACHCLOTHIER.COM SWWILSONCLOTHIERS.COM
READY-TO-BUILD DESIGNS
THE
‘BUNGALANE’
THE LANEWAY COLLECTION
THE
‘BUNGALANE’
● Perfect for Aging-in-place
● 1 Bedroom + Loft for Guest Bedroom
● Full bathroom with accessible
walk-in shower
● Clerestory windows
● Minimum lot width: 18 ft.
READY-TO-BUILD DESIGNS
THE ‘CLASSIC
COACH HOUSE’
THE LANEWAY COLLECTION
THE ‘CLASSIC
COACH HOUSE’
● 1 Car Garage
● 1 or 2 Bedroom Options
● Open concept
kitchen/living/dining
● Full bathroom with tub
● Minimum lot width: 16 ft.
(1 Bedroom)
● Minimum lot width: 18 ft.
(2 Bedroom)
READY-TO-BUILD DESIGNS
THE ‘GARDEN
COTTAGE’
THE LANEWAY COLLECTION
THE ‘GARDEN
COTTAGE’
● Perfect for young family or student
living
● Master Bedroom + 1 Bedroom
● Open concept
kitchen/living/dining
● Full bathroom with tub
● Minimum lot width: 16 ft.
READY-TO-BUILD DESIGNS
THE ‘CLASSIC
COACH HOUSE’
THE
‘BUNGALANE’
THE ‘GARDEN
COTTAGE’
THE LANEWAY COLLECTION
DOES GREEN DESIGN
COST MORE?
DURABILITY
&
LONG TERM SAVING$
TORONTOROOFER.COM
HOUSELOGIC.COM
ENERGY
EFFICIENT
DESIGN
SAVES
MONEY
SOLVEST.COM
WHAT’S SPECIAL ABOUT OUR DESIGNS?
Energy Model - Eco-Designer Report for
Coach House - Code Minimum SB12
Annual Energy Use:
13,313 kWh
WHAT’S SPECIAL ABOUT OUR DESIGNS?
Solar Study - HelioScope Report for
Coach House
Annual Energy Production:
8,471 kWh
‘ENERGY DEFICIT’
● Demand = 13,313 kWh
● Solar PV = 8,417 kWh
Shortfall = +/- 5,000 kWh
SOLUTIONS ?
WHAT’S SPECIAL ABOUT OUR DESIGNS?
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?
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?
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
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
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
3. FIT IT TO YOUR LOT
We can take it in or let it out a little
to suit your lot.
4. CHOOSE FROM OUR
CURATED INTERIOR &
EXTERIOR FINISH
PACKAGES
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!
6. STICK-BUILD or MODULAR?
Just remember
to invite us to
the party!
ENJOY YOUR
BEAUTIFUL
NEW LANEWAY
HOUSE
7.
A LITTLE MORE ABOUT MODULAR
OR PRE-FAB HOUSES…..
IT’S NOT YOUR UNCLE’S
TRAILER PARK
MODULAR BUILDINGS CAN
BE SO MUCH MORE
● Modern design
● High quality
● Energy efficient
● Healthy & Airtight
● Durable materials
● CSA certified
● LEED v4 certified
HOW LONG DOES IT TAKE TO BUILD A 6-PLEX?
● Predictable quality &
schedule
● Quick installation
● Less hassle for the
neighbours
A SOUND INVESTMENT
MODULAR BUILDING + LANEWAY HOUSES
TOGETHER,
WE WILL
TRANSFORM
TORONTO’S
LANEWAYS
+
CREATE MORE
HOUSING
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
More information:
➢tabc.ca/laneways
➢daniel@tabc.ca
➢416.504.0405
Questions?

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Laneway Housing - Guest Speaker Presentation

Editor's Notes

  1. 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
  2. Daniel’s background - Architect and Carpenter TABC history an mission focussed on making modern green design accessible to all
  3. Lots of Buzz - and it’s justified
  4. Extra income Accessible suite for ageing gracefully in place Private space for parents or kids Just curious
  5. 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.
  6. 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
  7. Ask “ Who here has a laneway behind or beside their home?”
  8. 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
  9. 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
  10. 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….
  11. 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
  12. *no priority for street parking if you give up off-street parking Minimum 2 bike spaces.
  13. Showing full size second storey - full potential
  14. 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
  15. It depends….
  16. 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...
  17. 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.
  18. 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.
  19. 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.
  20. 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.
  21. 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
  22. 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.
  23. What everybody else is building...
  24. What we are building...
  25. OK, so it’s really a 6-step process, but 7 always sounds better.
  26. You need to decide: Are we the right fit for you. Not every LWH project will be right for us. Consider if
  27. 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)