What are the changes in Vancouver Bylaw, and how would it affect your project?
The city of Vancouver is going under new changes on the VBBL starting on January 1st, 2022.
Some of the changes are for new home constructions and some can affect the renovations as well. How would these changes affect your project?
The city of Vancouver is changing Vancouver Building Bylaw to improve energy efficiency and reduce emissions for new lowrise homes on the new lowrise buildings (single-family homes, laneway homes and infills). That can be achieved by improving the performance of the homes. A simple explanation for this is that they are moving away from natural gas heating sources in homes. By electrification of the domestic hot water and space heating systems, the new homes will be more energy-efficient and reduce greenhouse gas emissions.
Use of an electric heat source heat pump which can produce heat during cold weather and cooling during hot weather is encouraged. The move is to build homes to energy step code four standards, making homes more airtight with higher R-value on the building envelope; specifically, the new changes apply to the roofing systems.
If you are planning to construct a new house after January 2022, these changes will affect your project.
You might ask, “what about a renovation?” If your renovation is not major, like replacing a bathroom, kitchen or small interior renovation, these changes will not affect your project. However, if you are adding floor area or the roof is being affected by these renovations, the new bylaw has to be followed. As per walls, the city would ask to improve the performance of the walls and the house in general anyway.
A heat pum unit installed outside a house.
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Home recovery ventilation system is commonly used these days in the city of Vancouver and it will be mandatory in all newly constructed homes. It helps to circulate the air throughout the house, and it will reduce the waste of energy by reusing the conditioned air within the house and combining it with fresh air. The air quality in homes with HRV is much better and improved and will reduce the need to use individual fans in each bathroom.
If you are thinking of building your new home or renovating it after January 2022, stay in touch with us and take advantage of our 30 minutes free consultations to learn about your options.
We also offer a low-cost consultation which gives you a roadmap of what to expect before getting into more extensive commitments. All you need to do is fill the form below, and we will contact you to arrange a time to talk or meet.
Have you spotted these small homes showing up where there used to be a garage? They are Laneway Homes and they are becoming quite the thing. The concept of a Laneway House is very compelling. Small, well designed spaces we can use for a family member to live in (Aging In Place), or a space to rent out as a mortgage helper or a beautiful fresh space to downsize into while you rent out your original home on the property. In this article, we’re going to take a look at what’s possible in the world of Laneway Homes.
The exciting news is that the district of West Vancouver joined other Lower Minuciplaities and starting January 2022, will accept the construction of Coach Homes in any single family lots as part of their new bylaw changes!
The question remains, How to start a laneway home/ coach home project?
First let’s ask - What is a Laneway Home?
A laneway house, coach house, garden suite or accessory dwelling unit is a suite built within a single family lot which is not connected directly to the main dwelling, but cannot be separated, stratified or sold separately. They will share the same main water line, sewer and storm line. Laneway Homes should have their own meter and are generally built for long term residency
Here’s the fun stuff that will make you want one!
Laneway homes and accessory units became very popular within the last 10 years because of the options they have to offer. The return on investment is attractive when balanced with the costs of construction. Basically, if you have a lot that qualifies for a laneway home, well it’s like a lottery ticket to generate passive income for years to come. Our expert team of designers focuses on design ideas to create a set of drawings that makes clever use of all spaces to provide a smaller space that feels expansive. We inject design features and finishes that excite and give that #aah feeling of “being home”.
Working with clients is where we shine….we define your style and mix it with our expertise. Whatever your objectives are…..renting, downsizing, Aging In Place…..your satisfaction is our goal.
Photo Credit to: Tierra Mallorca
So, what can you do with a laneway home?
You can rent it out and collect residual income
You can have your loved ones living close by to enjoy their company and help out the younger generation
You can move into a new smaller home when it’s time to downsize and rent out the bigger house to enhance your retirement income
So what’s possible within the building envelope?
The size of an accessory unit (laneway home) depends on several factors and the most important of all depends on which municipality your lot is in.
In Vancouver standard lots are about 640+-sf. and for a larger lot up to 950+- sf. The city of North Vancouver allows an even larger home, up to 1,000 sf. At this stage, it’s time to do your due diligence. To get a better idea of what’s possible for you can take advantage of the free 30 min consultation and we will help you to get a better idea of the process and your options.
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Important bits to know
Regulations around feasibility (lot size, parking rules, etc) Each municipality has different rules about the lot size, the set-backs and the parking requirements.!
Discuss costs – when would you use high end finishes, or be more economical (ie: rental unit vs Aging in Place option)
Is there an impact to property taxes? Property tax will be calculated based on the value of the lot and the value of the buildings on it. The value added to your property will more than offset the rise in property taxes.
The size of the structure impacts the project costs less than other issues. The issues that impact the budget are infrastructure considerations such as services, demolition, excavations and essential structure of the building. A few hundred extra square feet won’t make a huge difference to cost. There will of course be an increase in materials and labour which will be directly related to the number of square feet.
Another important factor that impacts costs is the finishing and style of the home. Most homes today are built with high performance standards. These are important issues to discuss with your designer.
In the preconstruction stage the cheapest company often ends up the most expensive one. Oftentimes people will try to by-pass the input of a designer or engineer, not understanding that at this integral stage expert input can make the project more affordable in the short term and the long run. A professional design will give the contactors iron clad drawings to work from. This will make the most out of small spaces so every square foot matters. Input from a professional designer will point the way to the most cost efficient, effective finishes and choices for the project.
What are the first steps?
Book the 30 min free consultation with our lead designer Aryo and leave the rest to us. We will make sure you are taken care of as we offer a 100% customer satisfaction guarantee.
Will Changes to West Vancouver’s By-Laws affect your plans?
You may have heard about the West Vancouver zoning changes. These new zoning by-law changes are going to affect what is possible when building a new home in West Vancouver. If a new build is on your radar you NEED to be aware of this. As of January 31, 2022 these changes will become law.
We all know that ownership of land doesn’t mean you can do what you want with it and from time to time the rules get changed. Well, that’s what’s going on now and as Home Designers it is our responsibility to be up to date on what the changes are and how they will impact your project. The My Home Designer team can advise clients about what they can do and more importantly, what they can’t do as these changes come into effect.
Some of the zoning changes will enhance the beauty and walkability of our neighbourhoods. For instance, there are new opportunities for Secondary Suites, Coach Houses and Laneway Homes, in addition to neighbourhood beautification guidelines…..
Floor Area Ration
However, in this article we are focusing on the changes to Floor Area Ratio (FAR). At My Home Designer, we are looking at what those changes will mean for you as you design your home.
With the looming deadline, there is still time to complete your design and have it submitted for approval before these restrictions become law.
Here are the changes in point form:
The recommendations call for a reduction in the FAR for new houses from the current 0.35 to 0.30 on lots larger than 7,285 sq. ft.
For lots between 4,500 sq. ft. and 7,285 sq. ft., the buildable area for the house would be a fixed 2,200 sq. ft, reduced from 2,550 sq. ft.
To encourage housing diversity, the working group suggested a bonus FAR for a secondary suite of up to 500 sq. ft. or a 0.05 FAR bonus, whichever is less.
Coach houses are recommended to come at FAR bonus of 800 sq. ft. or 0.10 FAR, whichever is less.
Of course, our expert team, at My Home Designer will create an architectural masterpiece in West Vancouver by taking a deep dive into your desire and expectations of your life ahead.
If you need to learn more about this we would love to hear from you. You can book a free consultation with our expert designer Aryo Falakrou. Aryo will be able to answer all of your questions and support you in the next steps.
Is it possible for different generations to live together and still maintain healthy levels of privacy, social life, and lifestyle as a whole? When you hire a designer who thinks outside the box, is able to observe every issue from different angles and find a solution to any problem – then the answer is YES. A multigenerational home can be a very convenient option for a family. Even more so, if the layout plan pays proper respect to everyone’s needs.
Considering economic fluctuations and a sustainable approach to modern lifestyle, today’s families are attracted to flexible house plans that can offer additional comfort and cover for any unexpected circumstances. Parents often have in mind their children. Young adults may return home after college, looking for a risk-free base while setting up their own lives. Similarly, young couples might be preparing to welcome newborn family members or a possibility of housing the senior ones.
Multi-family house plans, in contrast, include several independent living suites. These are typically separated within the same structure, usually featuring one unit per floor or placed next to each other.
In contrast to multi-family residences, a multigenerational home offers manageable housing options that can suit many different needs. Cleverly planned, it easily accommodates different generations under the same roof, requiring no major divisions or further adaptations. It’s possible to create privacy in many ways, including dividing living and sleeping zones into separate wings, adding a bathroom to every bedroom, and similar. At the same time, communal areas such as the kitchen, dining rooms, and others can remain shared.
And that’s what Theo was looking for.
Multigenerational Home in Coquitlam – front facade
Why Theo Wanted a Multigenerational House
Theo arrived in Canada to study, filled with the hope of starting a new, prosperous life after graduation. Five years later, his dreams began to develop in a perfect way.
He met and married a beautiful girl, and the couple decided to settle in Vancouver. The idea of building a house of their dreams – customized by their desire, a perfect place where they can grow old – kept lurking in the background, waiting for the right moment to shine. Finally, after receiving happy news about a baby on the way, the couple decided that it’s time to act.
They wanted a place where their kids will grow stable and safely, having a courtyard to play in, and rooms to call their own. But that wasn’t all. The family aspired to stay close and be always at hand with each other. So the final decision was to build a multigenerational home for both the young family and Theo’s in-laws. Its plan should secure sufficient space and high levels of privacy for all.
What Could Go Wrong?
Aware of all issues that might emerge from the generation gap, the couple decided to prevent rather than cure. They understood the importance of a good layout plan, and the benefits it might bring to everyone. That’s why finding the right designer was essential.
Theo wasn’t sure where to start, not even whether to hire a builder or an architect first. He was spending hours exploring the abundant offer on the market, looking for someone that could fit his ideas. One day, a certain Houzz profile caught his attention.
It seemed like a perfect match, a designer who cares and understands the needs of his clients. Apart from possessing abundant experience and knowledge about ageing-in-place, he was also an expert in traditional approaches and wellbeing philosophies such as Feng-Shui.
His name was Aryo.
Modern/ Contemporary Home in Coquitlam – interior
Developing an Ideal Plan For Theo’s Multigenerational House
Aryo turned out to be everything Theo was looking for, not only a designer but also a certificated builder, versed in each and every aspect of designing and constructing a house. The best part of the offer was the possibility of having a free 30-minute consultation. Theo was able to meet Aryo, describe his wishes, and make sure that he had found the right person. After the first meeting, there was no more doubt – they were a match made in heaven.
So the project started.
The common ground for all future residents was their wish for a bright, airy, elegant space, filled with daylight. However, some challenges were on the way.
The young generation wanted to follow the latest trends. Their idea of an ideal home implied a super modern design. It involved a computerized smart-home filled with the latest technology, life-changing gadgets, and cutting-edge devices. The couple was interested in the practical side of things above all, without much thought of theories behind the function.
Naturally, the seniors were not sharing the same level of excitement. Their preferences lied in lasting values, long-term opportunities, and traditional, familiar ways. Cultural heritage and habits were important to everyone, and diversity needed a middle ground.
Luckily, Aryo had more than one ace in his sleeve. The project he offered was an ideal marriage of ancient philosophy with the indulgence of modernism.
Custom Home in Coquitlam – living area
Aryo and Theo Found the Perfect Solution For All
The older generation’s desires have been covered in several vital aspects. By using quality materials, Aryo ensured that their home would be a long-lasting quality structure, reliable and comfortable. Every segment was composed in line with the philosophy of Feng Shui, filling the space with harmony and spiritual peace.
Clean lines, lightweight furnishing, and a black-and-white colour scheme gave the house a modern flair. That, of course, sparked the joy of the younger generation. In contrast to seniors who followed Aryo’s lead, they wanted to know the reason for everything. As a result, Theo and his wife learned a lot about Feng Shui and ancient living philosophies. They developed a passion, along with a deep understanding of how and why all those principles still matter today.
Technology solutions were incorporated discreetly and convenient for all residents. Between ancient philosophy, modern culture, and bridging a generation gap, Aryo made sure that the project will comply with all local zone codes and restrictions. Hard work and devotion to find the right common ground and satisfy all parties, getting over hurdles and red-tapes, paid off in a gorgeous new structure and ecstatic residents.
The final result is a high-quality design. Distinguished by paying respects to the old ways, it successfully combines them with the modern lifestyle. Theo’s home is now a perfect fusion between traditional and modern, Western and Asian, functional and aesthetical. Feng Shui and West Coast embodied in one multigenerational home, provide a perfect place for in-laws to enjoy their grandchildren. In his own words, the project exceeded all Theo’s expectations.
Kitchen design Coquitlam Home
Why Choosing a Multigenerational Home
Sharing a home with in-laws, parents, or adult children can be challenging – but it also bears a plethora of advantages.
Sharing living expenses and other responsibilities provides a possibility to invest in other spheres of your life. Along with other improvements, it also offers an easier path to acquire a newly built house of your own. When it comes to families, surely it’s more affordable to maintain a single multigenerational home than two or more. There’s just one mortgage, more manageable to pay off with a shared set of utility bills.
Along with being an affordable, cost-effective choice, a multigenerational home provides peace of mind with shared responsibilities. Everything counts, from maintenance and repairs to taking care of supplies and child-sitting. Ageing in place is also more relaxed when having someone at hand for support at all times.
Finally, one of the best things about living in a multigenerational home is the ability to share with family members. We live in an age when loneliness has become a severe social issue. A house full of conversations, laughter, action, meals, customs, good and bad times – sometimes seems like a true sanctuary. Living together gives a chance for older family members to pass on their (and family’s) history to the younger ones. It can help them to strengthen their identity and create a shield against the uglier part of the world.
Communal living in a multigenerational home brings many psychological and physical health benefits.
For seniors, ageing in place with their children and grandchildren helps them stay active and sharp for longer. It also diminishes loneliness, which is a common problem and a source of fear for seniors.
The younger generation can also benefit from having other adults in the house. Sharing the burden means lower stress levels and more time for good things in life. Strong family relationships are a source of comfort and peace, leading to a healthier life for everyone.
Do you want to learn more about the ways to get a multigenerational home of your own? Follow Theo’s path and schedule a free consultation with Aryo today.
