Innovations in Design & Construction of Missing Middle Housing: Implications for Planners

1. Innovations in the Design and Construction of Missing Middle Housing:Implications for Planners May 9th 2019

2. Missing Middle Housing Our Missing Middle definition would include 6 storey wood construction. And it should include rooming houses as they provide the most effective entry level housing. Incorporating missing middle housing in the so called Yellow Belt will be very difficult. Because Planning is Politics and introducing substantial change to “stable neighbourhoods” is not broadly supported by City Councillors. • Waterloo Planning Pragma Council

3. Waterloo Planning Pragma Council City of Toronto Laneway Suite By-law The boundary of the recently approved City Laneway Suite as of right zoning. The shaded area in the center is an area exempted from laneway permissions at the request of a neighbourhood association and approved by City Council as an amendment to the staff report. The City is moving to extend the by-law to the rest of the City of Toronto – should those areas and their Councillors decide to accept such an extension. It is possible that the City will look to increase opportunities for secondary units by allowing rear yard coach homes under certain conditions – likely a 2020/21 study process.

4. Waterloo Planning Pragma Council The Paddlers Prayer R-Hauz is focused on padding with the current and designing products for property owners that work with City Policy and can be considered “as of right”.

5. Waterloo Planning Pragma Council In the Meantime…Innovation in Construction Demand for the housing industry to improve its productivity performance has been growing for a number of years. There has been a marked increase in the number of companies engaged in Design for Off Site Manufacturing with Pre-Fabricated Elements assembled on site. Karterra is an example of advanced industrialized production that has become a mainstay in the United States. R-Hauz is an early adopter of BIM design and is investing in an industrialized approach to off site fabrication with panelized construction assembled on site. Ii is also investing in BIM led integration of design with its supply chain for Mass Customization selection sales through a web based customer interface.

6. Waterloo Planning Pragma Council Middle Housing InnovationsR-Hauz Product Lines R-Hauz provides a premium quality prefabricated solution – real estate as a product – for property owners to purchase and self solve their housing needs. We take the land cost out of the equation and allow the creation of effective rental housing. The V-6 Six Storey Mass Timber Infill on the Avenues – Pilot commencing June. The V-2 Two Storey Rear Lane Suite Secondary Units – Pilot commencing July The V-1 Rear Yard Coach Homes - 2020 The V-Over Aufstokung for the Avenues - 2020

7. R-Hauz Six Storey Mass Timber Townhomes The V6 is a six storey freehold townhouse that has 900 SF units on each floor serviced by direct unit elevator access. Our slab on grade, 2 car parking, building is erected and finished on site in under five months. Its fast build profile minimizes neighbourhood disruption (it is built from the lane and does not involve road closures) minimizes financing expenses.

8. Waterloo Planning Pragma Council Berlin – the original prototype.

9. R-Hauz Six Storey Mass Timber Townhomes BIM design central to our approach. Built once virtually to identify any design conflicts and ensure fastest and tightest possible construction timeline. While the façade can be endlessly varied the structure and building mechanical and electrical designs are endlessly repeated for maximum cost effectiveness within the supply chain.

10. R-Hauz Six Storey Mass Timber Towns Life Cycle adaptation of use by owner – mixed use with commercial or retail at grade. Owner apartments, rental apartments – different configurations possible over time without major renovation.

11. R-Hauz Laneway Suites V2 Laneway Suites have 15, 20, 25 and 30 foot lot configuration solutions. The pre designed and pre-fabricated lane suite is assembled on site in a 3 to 4 week period. Finishes are similar to the V6 to maximize supply chain efficiency.

12. R-Hauz Laneway Suites BIM strategy repeats itself here.

13. Ryerson CBI May 7th Health & Wellness Wood is Good Design for Natural Light TOD & Stairs – Walk! Energy Design Barrier Free Design Life Cycle & Building Design Flexibility Low flow everything. LED everything. Green Roofs/White Roofs Tier 3 Green Standards Smart app house controls

14. Waterloo Planning Pragma Council Barriers to Middle Housing as a Home • We want to avoid the typical double loaded corridor designs that provide light and ventilation • on one facade only. To do so we have invested in alternate solution building design that allows • an all wood construction. • Building Code Barriers • Planning Process Barriers • Civil Engineering Barriers • Transportation Engineer Barriers • Building Inspection Barriers

15. Waterloo Planning Pragma Council Middle Housing & Construction Innovation • Planning and entitlements will have to be faster to keep pace with the coming industrialization of the process which WILL provide mass customization solutions the market wants. • Smaller infill pattern projects should benefit from a fully pre-zoned status allowing streamlined site plan approvals and faster to building permit applications. This will allow us to unlock the vast potential of unrealized rental housing opportunities on all of our transit avenues. • It was done for lane way suites. • It can be done for six storey wood buildings. • Small is Beautiful.

16. leith@r-hauz.ca • Leith Moore