Development of Rental Housing Options in Cities
Secondary Suites on Laneways Raise Density in Urban Areas
Oct 27, 2009
Single family housing is a cherished North American dream and a fantasy for many households with lower incomes. Some municipalities are exploring alternative ways of diversifying housing stock and providing affordable accommodation.
Secondary suites are being investigated not only for their affordability but as a way of increasing density in cities plagued by sprawl. A number of housing options are being considered, including basement apartments, attached main floor additions and renovated or purpose-built garages for use as rental units.
The creation of secondary rental suites is proving a thorny proposition, with objections from homeowners, fire departments, and other civic entities. Land use issues must be resolved before there is any significant number of these built.
European and North American Examples: A Case for Mews Housing
Land has been a scarce and valuable commodity in European cities for generations. Laneway or mews housing is more common as a result, making use of former stables and back buildings. Standing cheek by jowl on closely packed laneways, these streetscapes define a very urban environment and provide "eyes on the street" which deter crime.
The benefits of laneway housing are not lost on municipalities in North America. Redevelopment of alleyways makes use of existing infrastructure, cutting back on the need to build new suburbs. It provides diversity in housing choice and more affordable accommodation for artists, students, and others on reduced incomes.
Proponents of laneway housing argue it increases density without being disruptive to the existing fabric of a community. They believe it supports the realization of Transit Oriented Development (TOD) by eliminating the need for personal automobile ownership in areas well-serviced by public transit.
Objections to Laneway Housing
Most cities use land use zoning to designate what kind of development occurs on individual land parcels. Laneway housing challenges conventional zoning because of its differing requirements. Efforts to introduce blanket development of laneway housing have failed in many cities, with preference given to lot-by-lot land use amendments and site specific design.
Amending bylaw provisions to allow the development of individual sites for mews units is a time-consuming and costly undertaking. Many builders and homeowners are unwilling to assume the risks inherent in the process of redesignation.
Parking is a major concern. In inner city areas where parking stalls are at a premium, laneway housing may bring the need for more spaces. Bylaws based on a suburban model of development require one parking stall per dwelling unit, and often one extra for visitors.
Fire departments and engineering standards can conspire against greater density as well. Emergency medical responders worry their vehicles will not be able to negotiate narrow alleyways. Engineering standards based on suburban requirements are often too onerous for laneway development to meet.
Owners of single family housing purchased their units with the understanding the neighbourhood was exclusively for single family units. These owners believe that attempts to introduce secondary suites will cheapen land values in their area.
Designing Considerations
In spite of objections, designers are investigating design guidelines for laneway housing. Considerations include lot width, sideyard allowances, height and land use, and the provision of curbs, paved alleyways, lighting fixtures and other street elements.
As long as cities continue to use conventional land use zoning tools for regulating growth, potential alleyway development will be frustrated. The need to build more sustainably amid rising energy prices may finally persuade cities that laneway housing is an attractive method for building affordable housing.
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