LANDSCAPE DESIGN: JONAS SPRING

by Deborah Mesher, Architectural Designer and Jonas Spring, Landscape Designer with Ecoman

Deborah: What does a landscape designer do?

Jonas: A landscape designer works with clients to develop a plan for exterior areas of the property such as gardens and paved areas but can also include rooftop gardens and parking pads too. Landscape designers work in four dimensions as the gardens change from season to season and year after year through time. They do consultations, develop proposals, execute concept designs, construction details and manage projects. 

Deborah: What impact can a small urban ecosystem have?

Jonas: Private residences are small but interconnected green spaces that together form corridors of greenspace connecting larger greenspaces such as parks and ravines. While humans are obsessed with boundaries, birds, bees and other city inhabitants do not respect property lines and rely on small urban greenspaces to get around town, as refugia, food source and habitat. While largely considered a public benefit there are also many private benefits to stewarding your small urban greenspace as an ecosystem. Private benefits can include shading, cooler temperatures, human health and wellness, improved mental health, nature appreciation, small amounts of carbon sequestration, oxygen production, clean air, clean water, reduced erosion, reduced flooding and increased property value. In addition to wildlife habitat other public benefits to consider would be reduced runoff into combined sewers, public health savings, mitigate urban heat island effect, meeting climate goals, biodiversity targets, supports local growers and horticultural professions.

Deborah: What do you wish homeowners knew about plants?

Jonas: Plants are the building blocks of life on planet earth. There are plants likely draped on your body right now as your read this on a device whose exterior was created using the remains of plants while you sip a drink that is likely derived from plants. Beyond your individual connection with plants, they also support all of the interconnected systems that form the foundation of our economy. When viewed in this way it is easy to see the many ways that we interact daily with plants without even thinking about it. Beyond appreciating basic truths about the world we live in I wish people were required to study ecology regardless of their profession. Imagine the world we would live in if anyone who wanted to start a business was required to take into consideration the impact their goods and services have on the environment as a fundamental part of the the planning process. What if all professionals had that requirement? What a wonderful world that would be!

Deborah: What are you most excited about that’s emerging in your field?

Jonas: After decades of horticultural practice focusing on underlying values of beauty, control and uniformity we are seeing a shift towards valuing biodiversity, ecology, natural processes and integrating plants into the urban environment as green infrastructure. In other words we are seeing the importance of the function of plants being valued in addition to the form or look they have. This critical transition opens up possibilities to view plants as critical infrastructure, as kin and as foundational to our very existence. It's an exciting time to be working in horticulture doing front line climate work! 

Learn more about Ecoman here.

CONTRACTOR: ARCHETYPE

by Deborah Mesher, Architectural Designer and Marijan Zelic of Archetype Design and Build

Deborah: What makes a good contractor?

Marijan: Good communication. I feel good communication is essential in delivering a successful project. There should be open communication with all stakeholders throughout the process. Obviously experience, the more a contractor knows about the built process the better he or she can anticipate obstacles throughout the project. This can save a project both time and money. And lastly, integrity goes a long way. 

Deborah: What qualifications or skills does a contractor need?

Marijan: A good contractor needs to be a problem solver, problems will inevitably arise no matter how well a project is managed. As mentioned above, a good communicator. This will add value to your services and help you lead effectively. And you need to be able to multitask, and at times work well under pressure. And last, remain open to learning new things. I started out as a trade. Eventually it allowed me to go back to school to study industrial design. After graduating, I spent time working in architectural offices. Be well rounded, learn something new as often as you can. 

Deborah: What do you wish homeowners knew about renovating?

Marijan: Renovating older homes can be challenging at times, full of surprises under the surface. Manage your expectations, and enjoy the ride. 

Deborah: What are you most excited about that’s emerging in your field?

Marijan: 3D printed houses. The technology has advanced, though still somewhat a novelty. A shortage of skilled labour is an issue the construction industry has begun grappling with, will this be a viable solution?

Learn more about Archetype Design and Build here.

CONTRACTOR: WOMEN WHO BUILD STUFF

by Deborah Mesher, Architectural Designer and Gail Prosser of Women Who Build Stuff

Deborah: What makes a good contractor?

Gail: The best contractors have excellent customer service. This means great communication, being well organized, creating strong relationships with their sub trades as well as having a network of architects, designers and engineers.  I think they should be financially transparent, and fair with their client.

Deborah: What qualifications or skills does a contractor need?

Gail: I consider remaining calm and superior problem solving skills to be at the top of the list.  

Deborah: What do you wish homeowners knew about home renovation?

Gail: That it requires the management of dozens of real life people to renovate a home. All these people have lives outside of work. Whether it be a missed day of work, or having to leave early, or just not having the best work day - we are not robots that churn out perfection day in and day out.  We are still human beings making beautiful homes out of not-so-perfect materials.

Deborah: What are you most excited about that's emerging in your field?

Gail: I am the most excited when people learn to work with the home they have.  A small addition, a garage into an office, a closed off under the stairs area into a wee powder room...I love keeping originality within the home’s architecture - rather than building giant boxes with square rooms. I think homes are being designed this way again.

Learn more about Gail Prosser here.

TREES

by Deborah Mesher, Architectural Designer and Wendi Li, Arborist with Elite Tree Care

Deborah: What is a protected tree?

Wenda: Trees located on private property with a diameter of 30 cm (12 inches) or greater are protected within the City of Toronto’s Private Tree By-law. This means a tree removal permit is required to remove any private tree with a diameter of 30 cm or greater, even if you planted it yourself! The diameter of the tree is measured at 1.4 metres (4-1/2 feet) from grade level. Protected trees also include all trees of any diameter situated on the municipal property or on the municipal right-of-way, as well as trees of all diameters situated on ravine protected land which are protected within the City of Toronto Ravine and Natural Feature Protection.

Deborah: How do renovations or additions impact trees?

Wenda: Root loss and root damage are the most common types of construction related damage to trees. Digging near a protected tree, such as excavating for a new foundation, walkway, or patio will impact tree roots. Similarly, soil compaction, caused by repeated construction traffic, will damage tree roots by compacting the soil and removing the vital air pockets important to retain oxygen and water for the tree roots to grow. Damage to tree roots will impact the tree’s health and stability.  Tree branches in close proximity to construction activities can also be damaged as the result of the passage of equipment and machinery. Protected trees can be pruned prior to the commencement of construction to provide appropriate height clearances to the development activities. The City of Toronto has specifications to protect trees during construction. An arborist report for construction development is typically required to identify protected trees for preservation or removal. The report also includes tree protection measures to minimize the impact of construction to protected trees. It is best to consult with a certified arborist during the early stages of a development project.

Deborah: What do arborists do?

Wenda: An arborist is a professional that specializes in the care and maintenance of trees.  They are able to advise on optimal tree care practices which can include tree pruning; tree and stump removals; fertilization and soil aeration/amendments; installation of tree support systems like cabling and bracing; tree planting; and the treatment of insect and diseases.  Utilizing specialized equipment and gear, arborists typically work at height. In the urban landscape, trees require regular maintenance to promote and to maintain tree health and to provide adequate clearances from building structures and utilities.  Dead, diseased, or structurally compromised trees may necessitate removal.  During storms, arborists are called upon for highly technical and hazardous removals to mitigate potential risks posed by fallen trees.

When looking for an arborist, it is strongly recommended that they are certified.  The most recognized certification is an ISA (International Society of Arboriculture) Certified Arborist.

Deborah: What other specialized services do arborists offer?

Wenda: Trees which are impacted by construction sometimes require an investigative root survey to determine the extent of potential root loss due to the proposed excavation within the Tree Protection Zone. A specialized pneumatic tool, e.g. Air Spade, is used to blow the soil away to expose structural roots with minimal root disturbance.  This type of exploratory root assessment can better determine the viability of root injury on a protected tree.

Deborah: Why are trees important in Toronto?

In the urban environment, trees play a vital environmental and ecological role by improving air quality; cooling the effects of urban heat islands by shading; and promote biodiversity by supporting wildlife, bird, and insect habitat.  Toronto is also known for its green spaces, and trees provide people with that connection with nature and is also known to enhance a person’s health and well-being.   Trees also aid in stormwater runoff and prevent soil erosion. As a part of Toronto’s green initiative, the City of Toronto has a goal of reaching 40% tree canopy coverage by 2050.

Deborah: What do you wish homeowners knew about trees?

Wenda: Trees are a breathing, growing, living organism. 

Learn more about Elite Tree Care here.

NET ZERO HOMES

by Deborah Mesher, Architectural Designer and Carolyn Moss, Architect and Net Zero Consultant

Deborah: What is Net Zero (for residential projects)?

Carolyn: Everyone is talking about Net Zero. Though definitions may differ, the intent is to reduce greenhouse gas emissions in an effort to address climate change.  For homes, this means a house that is energy efficient, uses renewable energy for power and does not burn fossil fuels - ie no propane, oil or ‘natural’ gas.  

Deborah: What are the main barriers to achieving Net Zero while retrofitting existing homes?

Carolyn: One of the biggest problems is a lack of awareness.  Most homeowners and even allied professionals like realtors, designers and contractors, are not aware of coming regulations.  In Toronto, all existing homes will need to be Net Zero (or close to it) by 2040.  Anyone doing renovations a home today should incorporate Net Zero planning.

Deborah: What are changes or upgrades you think every homeowner should plan for before they renovate?

Carolyn: We all need to go electric.  If you have gas in your home for heating, hot water, cooking etc, it has to go.  Insulation, air sealing, and high performance window and doors will help reduce the amount of money you spend on utilities.  Solar panels can help offset electricity costs and provide more resiliency.  The order that these improvements are completed in needs to be well thought out and sequenced.

Deborah: What do you wish more homeowners knew about Net Zero?

Carolyn: Your home will NEED to be Net Zero.  Understanding what Net Zero means and how to get there is really important. But, rest assured, with a bit of guidance - your home can get there! Also - there are currently government incentives like rebates and loads to help make the transition - take advantage of them while you can!

Deborah: What are you most excited about that's emerging in your field?

Carolyn: So many things! I’ve been working with homeowners to make beautiful and sustainable homes for over 25 years - the pace of change in recent years has been incredible.  I believe there are solutions to the climate crisis that will create an amazing world we can all thrive in.

Learn more about Homes to Zero here.

BASEMENTS PART 3: DAMPNESS

by Deborah Mesher, Architectural Designer and Alex Lukachko, Building Science Consultant and Climate Strategist

Deborah: I get a lot of homeowner questions about renovating damp basements in older homes. How to retrofit?

Alex: First action would be to find out how much and where it is coming from. Excess water must be prevented from entering before renovating or finishing a basement. The usual suspects for water into old foundations are high water table (ravine), storm water management (rain water coming in through cracks or saturating the foundation below grade) the grade sloping towards the house, eavestrough routing and downspout improperly directed, soft landscaping areas insufficient for storing storm water, and old clogged weeping tiles at the footing.

Deborah: How to know which type of water infiltration it is?

Alex: On the interior of the basement, you’ll look for particular corners or joints, finishes that are wet or spongy, or areas that have staining or efflorescence and take note of those first. Moving then to the exterior you’d assess the conditions of the eavestroughs and gutters, making sure they being routed down and away from the foundation walls, seeing which way grade generally slopes around the home, including how neighbouring yards drain as well. Doing this while it’s actually raining is even better. You might get lucky and find the main culprit by cross checking the conditions inside and out. Toronto properties are planned tightly together, so a neighbor with a self-watering back lawn could have an impact on your basement water problem. As well, on small lots there just isn’t enough soft landscaping around to absorb the excess volume from a storm, and the ground is really too saturated and comes in with gravity no matter what you do to prevent it.

Deborah: Any other causes of dampness?

Alex: Most downtown Toronto basements are made of brick, block or stone/rubble, and were designed to be cold cellars rather than the habitable warm spaces we need them to be now. In our hot and humid summer, basements stay cooler than the rest of the house and condensation may occur on basement surfaces (including uninsulated cold water pipes) if air from the outside circulates through the house. In winter conditions, basement surfaces may be colder where they are at or above ground level and that might mean that warm, moist interior air can cause condensation in these areas too.

Deborah: What are the best practices for waterproofing older basements?

Alex: Exterior waterproofing, which entails digging up all around the exterior of the house to install new waterproofing continuous drainage mat against the foundation with a new weeping tile at the footing that is diverted away from the house is the top choice. It can be disruptive in some tight urban lots, expensive, impact tree protected tree roots or sometimes be physically impractical due to equipment access. The same technique can be applied in an interior-only way, which involves the same continuous drainage mat on the interior of the bare foundation wall, the chipping up the slab to install an interior weeping tile directed to a new sump pump.

Deborah: If larger scope waterproofing isn’t possible, are there alternatives?

Alex: In older finished basements you will often see wood studs with fiberglass batt insulation between them pushed right up to the foundation wall. This is not a good long term approach for durability because the materials are sensitive to moisture. If the foundation wall is wet or damp, the wood rots, the mold grows, but both take time to notice. Using moisture tolerant materials like steel studs, plastic based insulation such as closed cell spray foam or eps/xps boards, mineral wool insulation can all get wet but take longer to degrade. Using non-paper faced gypsum board is also more durable than regular drywall. Last tip would be to keep the framing and finishes up off the floor by about 3/4” using thin blocks so that they are less likely to be damaged by small basement floods, and it goes without saying that using flooring like tile rather than carpet, vinyl or hardwood. All this said, invest in waterproofing the basement if you are going to be renovating the basement anyhow!

Learn more about Alex Lukachko here.

LANDSCAPE DESIGN: MELANIE REKOLA

by Deborah Mesher, Architectural Designer and Melanie Rekola, Landscape Designer

Deborah: What does a landscape designer do? 

Melanie: A Landscape Designer designs outdoor spaces! We create landscape plans that places all things outdoors aesthetically and functionally. These features could include such things as a swimming pool, patio/path layouts, cabana + firepit + shed placements, outdoor furniture, lighting suggestions,  and tree/garden plant locations. But generally, we don’t provide architectural plans, like the ones needed for deck/cabana construction or engineered site grading plans.

Deborah: Why is soft landscaping design important?  

Melanie: Having a balance between the hard (like a patio or deck) and the soft (planting areas) has more impact on the successful outcome of an outdoor living space than people realize! Backyards without plants are both hot and cold. Hot because there are no plants to absorb heat and cold because they are stark with nothing beautiful or living to look at. Sure, a patio and sofa set can bring you outdoors, but it’s the lovely plant life that makes feel cozy and want to stay outside.

Deborah: What do you wish homeowners knew about plants? 

Melanie: People often ask me ”how large will this tree get?” not realizing that trees don’t just stop growing: they grow until they die. And when the range of mature tree sizes are listed, that could mean 50+ years from now. If everyone considered trees for their long-term sizes, no one would plant any at all.

Deborah: What are you most excited about that’s emerging in your field? 

Melanie: I love all the aesthetic native gardens that are being created! Our native pollinators and wildlife evolved with our native plants, and they need each other to survive. Many commonly seen garden plants have little to no ecological value and at a time when we are losing species daily, planting native could not be more important than it is right now. Native gardens (or even a mix of native and nonnative) can still be stunningly beautiful! But perhaps we need to think outside of what a traditional garden looks like.

Learn more about Melanie Rekola Landscape Design here.

INTERIOR DESIGN

by Deborah Mesher, Architectural Designer and Saara Mortson of Mortson Interior Design Inc.

Deborah: What’s the difference between architectural and interior design?

Saara: Architecture and interiors are closely intertwined disciplines. Generally, architecture deals with the form and function of a house, space planning, additions, exteriors, and building permits. Interior design also covers space planning, and focuses closely on the finer human scale like the detail and function of complex spaces like kitchens, bathrooms, ergonomics, furniture placement, tactile and visual finishes that all work together to enhance everyday life. 

Deborah: Does every renovation project need an interior designer?

Saara: In residential design, a lot of architects do both architecture and interiors, but it depends on the limit of their expertise and services they offer. Interior designer services can range from space planning, furniture layout, millwork and cabinetry design, fixtures and finishes, sourcing and ordering, and even project management. Homeowners need to know the scope of services they are being offered by their chosen design team so that all their expectations are met.

Deborah: Why is interior design important?

Saara: We spend a LOT of time in our homes, and in Toronto---quite small homes! Designing and adding clever storage is important in every single space we do. How each room functions for the diverse needs of a family, the comfort and privacy it provides, how the senses are engaged—all impact how we feel. Interior design connects all of that, and can bring ease and delight to the everyday.

Deborah: What do you wish homeowners knew about interiors?

Saara: How important it is to involve an interior designer as early as possible! Many homeowners contact me when they already have permits, the design is already set and don't realize how much expertise they missed out on that could really make a difference to the final product. Many homeowners have great style and think they can pick a few finishes themselves but don'trealize the tremendous work and experience behind a beautiful look. Interior design influences form and function as well as aesthetics. For the most successful project, interior design should start at the very beginning.

Learn more about Mortson Interior Design here.

Basements Part 1: Underpinning

by Deborah Mesher, Architectural Designer & Zoë Hanneman, P.Eng

Deborah: What is underpinning?

Zoë: To underpin something is to provide strength to it or to provide a solid foundation for it. When applied to a house, it’s a process that widens or extends down the building’s existing foundation.

Deborah: How does underpinning work?

Zoë: Typical underpinning for a house occurs inside an existing basement by installing individual concrete “pins” at specific intervals around the perimeter. A concrete pin is made by locally digging out a small width of soil from below the existing foundation to a desired depth (no deeper than 4 feet but typically not much deeper than 1 to 2 feet), building formwork around the small opening (sometimes reinforcing is added as well), and then filling the pin with concrete. The concrete in each pin has to be tight to the underside of the existing foundations and cured to a set requirement before the next sequence of pins can be worked on. This process is typically repeated for 3-4 intervals until the existing foundation wall is completely underpinned. During this process, the foundations of the existing building are in what we call an “undermined” condition so the existing basement slab and existing soil within the basement need to remain as much in place possible. It is only once the final pins are finished that the rest of the soil can be removed from the interior to fully lower the basement slab.

Deborah: What are some reasons a house might require underpinning?

Zoë: Houses do not inherently require underpinning unless something is changing or the existing foundations were not built adequately to begin with. One change could be adding loads (e.g. a third-floor addition). The existing foundations will need underpinning if they do not have bearing capacity for the additional loads. To visualize bearing, imagine that you are walking on grass in high heels. Depending on how much weight you put on the heel, the stiletto will at some point puncture through the surface of the grass. Adding a third floor to a house can create a similar situation of failure. Underpinning can be used to widen the base of the existing foundation, as a larger surface area has more bearing capacity (widening the shoe’s heel analogy). Another change might be increasing the foundation wall height for higher ceilings to make basements more liveable. Imagine a pair of too-short pants—you want to let out the seam at the bottom of the pant to lengthen it.

Deborah: Can every basement be underpinned?

Zoë: Keeping with the too-short pant analogy, not all pants have additional fabric at the bottom to let out. Similarly, most older homes in Toronto do not have foundations that were built for taller basements. Underpinning to add height to an existing basement is not always practically possible and prompts specific considerations. Some common complications are:

1. Foundation wall capacity: there is a maximum height a foundation wall can reach it before it fails. This maximum height is project specific and depends on items such as the existing foundation wall composition, width, and overall condition and the adjacent conditions outside (height of the soil, roads, etc.).

2. Adjacent structures: residential buildings transfer their loads from their foundations into the soil down as well as well as out horizontally. There are times when adjacent buildings are too close and underpinning is not possible if it will lower the foundation into the area of soil that is “loaded” by the adjacent building’s foundations.

3. Shared partywalls in a semi-detached house cannot be underpinned without the neighbour’s consent.

Deborah: What do you wish homeowners knew about underpinning before starting?

Zoë: Underpinning is serious work and takes time, it requires a lot of careful investigation and site visits, and it isn’t always feasible for every home. It requires a solid team made up of an architect / architectural designer, an engineer, as well as a contractor who have open and regular communication to ensure the success of the project.

Learn more about Hanne Engineering here.

Affordable Laneway Housing: An alternate Vision (Part 1)

We are living through revolutionary times. The 2020 pandemic has unveiled inequity rooted in every system of our society. Colonialism. Racism. The diverging gap between rich and poor. All. Of. It.

Each of us, in our own corner of the world has the obligation to reflect, reimagine and help rebuild the framework for what is to become our new normal post-pandemic.

I design houses for a living in Toronto, and have been digging deep to question the default systems I work in. Who do I actually serve with my work? Who gets to own land in the city and who doesn’t? Why the polarity of tenant vs landlord? Who benefits from this inequity? How can we redistribute housing wealth? How do we build communities where everyone belongs?

I’m starting today by challenging how we think of home ownership— through the lens of laneway housing in Toronto. Here goes.

When Toronto passed a laneway housing by-law in 2018 it was touted as an affordable alternative in established neighbourhoods, well serviced by transit, social and commercial infrastructure, schools and parks. Sounds ideal, right? In reality, laneway suite projects are bespoke luxury builds attainable by very few. The design and construction costs are high, and the primary goal is to get a return on investment as quick as possible. This can take ten to fifteen years, and the rental income needed to get there is unequivocally outside of ‘affordable rent’ limits for most of the population. You must currently be a “have” rather than a “have not” to even own land in Toronto, let alone enough capital to develop land even further. For the traditional tenancy arrangement, you can’t rent out your suite for less than it costs you. Can you?

What if there was a way for the housing secure to tip the balance towards equity for the housing insecure in Toronto? To do it, we need to break out of the own-build-rent-repeat. I propose an alternate vision to laneway suite development that I call the Laneway Lease Network.

How it Works

There are four components of the network: 

The land sharer (formerly known as land owner) offers up the laneway portion of their land for lease to develop a laneway house on. They are matched with a potential leasee based on size and configuration of the lot. For no investment other than sharing the land, they receive a small monthly lease income, and have the future benefit of accruing property value.

The leasee, a former renter accesses a construction mortgage to build the laneway house with the support of the City of Toronto, lives in the laneway house and builds equity in the lease over the next 5-15 years. They own the house they’ve built, and can be lifted out of the rental cycle. 

The lender, a bank or social enterprise lends the money to the leasee to build the house which gets paid back with interest. 

The City of Toronto assesses potential leasees and guarantees the mortgage under its housing affordability program.

The Precedent: The Toronto Islands Trust

The Toronto Islands Trust works in a similar way at a larger scale. The City of Toronto owns the lands of the islands, and offered up a 99-year lease on the lots in 1994. The residents buy a one-time lease, then purchase the house itself. The values of the homes are between 100K-450K and only rise with inflation. When houses trade hands, it’s with a lottery to access the buying of lease when any property gets offered up. There are no windfall profits. The trust controls the buying and selling, helps maintain the infrastructure of the islands, and runs the lottery. Homes are owned by the resident while the City of Toronto owns the land. It’s a long-term land share at a large scale. Learn more about it here.

The Laneway Lease Network uses this model at a smaller, single property scale with a shorter lease of 15 years, ideally supported by the city’s affordability housing plan.

Is this a tenable arrangement for every land owner who wants to build a laneway suite? No. This is closer to co-housing or a social enterprise, so you have to be an outside the box thinker and believe in investing in your community. The Laneway Leasing Network is geared towards those who have land capital and want to contribute to re-balance housing security, house by house, neighbourhood by neighbourhood. Those who want to build longer tables instead of higher fences. Are you one of them?

From Inspiration to Action

To explore the benefits and challenges of the Laneway Leasing Network, I need your help getting a pilot project off the ground. If this idea speaks to you as a land sharer, potential leasee or as a lender/investor, please fill out the form below to join in the discussion. There is a FAQ page to learn more, click here. Get in touch by filling out the form below. Your feedback will shape the pilot project. ~Deborah Mesher, M.Arch BCIN