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Council is being requested to decide the final sale price of the plans to Nelson property
owners.
BACKGROUND:
In June 2019, staff launched the Council-approved 2019 City of Nelson Laneway House
Design Competition, which was publicized across the country to solicit submissions of
laneway house designs. To the City’s knowledge, this was the first laneway house-
specific design competition in Canada.
In the first open round of the competition, which closed in September 2019, twenty-nine
entries were received from coast-to-coast, including nine submissions from West
Kootenay-based entrants. By comparison, the City of Kelowna ran an infill design
competition in 2016 that attracted 10 entries and the City of Edmonton’s 2019 Infill
Design Competition attracted 30 proposals in a competition open to the entire world.
All submissions were subject to a blind review (without knowledge of who the entrants
were) by a five-member expert design review panel. Five were invited to participate in
the second round and given from early October to early January to elaborate their plans
and respond to critiques from the panel. At the end of January, the panel made its final
award decisions. The three winning designs will be made available to residents and pre-
reviewed and pre-approved by the City, subject to foundation and siting adjustments in
order to fit onto a given lot, in order to help homeowners with the process of realizing a
laneway house on their property. All
winning entries, however, will supply plans
that accommodate flat and sloping sites
alike.
The second-place winner, which also received the “eco-choice” designation from the
design review panel, is entitled “Nelson Peaks”, submitted by Tyler Reynolds &
Adrienne Gerrits, Intern Architects (NSAA) of Halifax, Nova Scotia. It offers 850 square-
feet of living space:
The third-place winner, which also received the “affordable choice” designation and
people’s choice award, is “The Pica”, designed by Carmen DiPasquale of SNT
Engineering and Rod Taylor of Rod Taylor Design, both Nelson locals. The base design
provides 400 square-feet of living space, with options to add another 165 square-feet of
building footprint plus a basement:
The winning designers are currently transforming their submitted designs into sets of
building plans ready for permit, which will subsequently be reviewed and approved by
Development Services staff. For each design, pre-reviewed plan sets will be available
for various topographies. In most cases, the only required site-specific drawing will be a
site plan. Once purchased through the City, the property owner may also choose to
modify the plans at their own expense.
The competition rules indicated that winning designers will receive a $1,000 royalty
each time the plans are used, paid by the property owner and collected by the City.
As of February 2020, Nelson has 24 laneway houses that are built or under
construction, which includes 11 applications since 2018. In 2018, Nelson received 16
times more laneway house applications per-capita than the City of Toronto did. Nelson
also has nearly double the number of laneway houses per-capita than Vancouver.
The current project timeline is to make the plans available for sale by the end of March
2020. This deadline should be met if Council decides to only charge a $1,000 royalty for
the plans that, as per the competition rules, would be redirected in whole to the plan’s
designers. Council may choose to charge an administration fee in addition to the $1,000
royalty, however this would require an amendment to the Fees & Charges Bylaw that
would delay the release of the plans until April or May. If Council chooses to adopt an
administration fee, it could also consider not delaying the release of the plans by
approving an introductory sale price of $1,000, valid until the final adoption of any Fees
& Charges Bylaw amendment.
Only City of Nelson property owners will be eligible for the sale price set by Council.
Non-residents will be required to negotiate a price directly with the original designer.
2. THAT Council approve refunding the $450 laneway house development permit
fee, when applicable, to applicants who use a pre-reviewed design and achieve
Step 3 or higher of the BC Step Code.
The Zoning Bylaw permits Laneway Houses and Above-Garage Suites on the vast
majority of residential properties, including the R1, R3, R6, CD6, CD8, and CD9 zones.
The Official Community Plan (OCP) encourages residential infill housing and
densification that fits neighbourhood context. Specifically, the OCP supports laneway
housing. The City’s Affordable Housing Strategy (2014) prioritises the adoption of infill
housing policies, encouraging alternative housing forms and construction techniques.
COMMUNICATION:
The competition was heavily marketed to home designers and architects across the
country. These efforts included regional advertising, listing the competition in Canada-
wide design competition directories, and emailing all architecture faculties and design
colleges, Nelson-area designers and architects, and all architects and home designers
across the country who appeared to have an interest in laneway house design.
The People’s Choice Award vote was open for two weeks. Advertising included a full-
page ad in the Nelson Star, social media, a media release (which resulted in an article
in the Nelson Star and the Nelson Daily), an email to all 29 competition entrants, and an
email to the City’s list of people interested in laneway housing as well as the Advisory
Planning Commission.
179 eligible votes were cast, with The Pica coming out as the winner of the People’s
Choice Award:
1. The Pica: 44%
2. Kootenay Three-Step: 36%
3. Nelson Peaks: 20%
Once the building plans are available for sale, additional marketing will take place for a
short period of time to raise awareness of their availability. This will include the
preparation of a brochure.
OPTIONS AND ALTERNATIVES:
1. Approve the $1,000 sale price
2. Deny the proposed resolution and direct staff to return with a Fees & Charges Bylaw
Amendment to increase the sale price above the proposed amount, whereby $1,000
would remain the designers’ royalty and any surplus amount would be held by the City
of Nelson
3. Deny the proposed resolution and direct staff as per the above, but adopt a
resolution authorizing the sale of the plans at an introductory rate of $1,000 valid until
the adoption of a Fees & Charges Bylaw amendment
4. Refer back to staff
ATTACHMENTS:
1. “Kootenay Three-Step” Submission
2. “Nelson Peaks” Submission
3. “The Pica” Submission
4. Call for Submissions (Competition Rules)
STAFF RECOMMENDATION:
That Council passes the following resolution:
THAT Council approve the final sale price of pre-reviewed laneway house
building plans for City of Nelson lots at $1,000 per set of plans, which will be
directed entirely to the original designers as a royalty.
____________________________ ____________________________
PLANNER CITY MANAGER
Our final submission for the laneway
competition is formatted as a booklet.
The booklet would be available for
distribution at City Hall to people
interested in building this laneway
house, and is meant to give them a
thorough and accessible overview of the
design. The model featured here could a laneway home with all the right moves
also be kept at City Hall for interested
property owners to view in person.
1
2 3
4 5
3
2
Living small doesn’t mean you have to give up everything that’s great about living
in Nelson. The key is flexibility. This laneway house was designed with maximum
flexibility in mind. It will feel at home on virtually any site, for residents with any
lifestyle or taste.
The secret behind this flexibility is the stepping floor plan that gives this laneway
house its name: The Kootenay Three-Step. By placing the kitchen on a half level
between the other two floors, this laneway house sits comfortably on a variety of
Nelson’s sloping sites. The design can be mirrored or rotated depending on which
way your property slopes, and works just as well on perfectly flat sites. (For more
information on these options, see pages ii-v in the appendix)
Because of the reduced scale of a laneway house, the spaces inside can sometimes
feel claustrophobic. Not in the Kootenay Three-Step. The stepped plan, combined
with vaulted ceilings, creates spaces that feel connected – with higher ceilings
and more natural light. The stepped plan has other benefits as well. Under the
kitchen floor is a generous crawl space that is a perfect location for gear storage
or mechanical equipment, and the majority of interior spaces have direct access
outside.
6 7
outdoor
balcony living
kitchen / dining
0 1 2 4 ft
section
8 9
bathroom
flex room
closet /
mechanical
bedroom
Flex room
The ground floor has access to the exterior on two sides. On one side is a door
that can be used as a main entry, depending on the orientation of the laneway
house and its landscaping. On the other side is a bedroom and a flex room. This exterior courtyard
flex room can be configured for a variety of purposes: It could be partially finished kitchen / dining
and used for outdoor equipment storage, a partially covered patio, workshop, or
mudroom; or it could be fully finished and used as a second bedroom, guest room
or home office.
0 2 5 ft
ground floor plan
10 *see page viii in the appendix for area calculations 11
outdoor
balcony
living room
Between the ground and upper floors is the combined kitchen and dining area,
also with direct access to an outdoor dining and barbeque area. The upper floor
open to below
features a living room with generous ceilings and a fireplace, space for a small
desk and/or built-in storage, and a covered outdoor deck which, on most sites,
should have a beautiful view of the mountains and lake.
0 2 5 ft
upper floor plan
12 13
*see page viii in the appendix for area calculations
street
front yard
main house
The Kootenay Three-Step is designed to be a great neighbour. On the side facing back yard
the main house, the roof line is low and there are no windows, so privacy won’t
be a problem and the building won’t cast large shadows. The largest windows
and doors have been kept to one side of the laneway house where they can be
screened with landscaping, if necessary. Windows located higher up are smaller
or, in the case of the covered deck, screened completely on the sides for privacy.
The familiar pitched roof form fits well in any residential neighbourhood, and can
be finished off in a variety of materials and colours. The images in this booklet
(and in the model) show painted fiber cement board and batten for the siding,
and standing seam metal on the roof and the dormer of the covered deck on the
upper floor. These materials meet the requirements of the Wildfire Development
exterior
Permit zone.
emergency access
courtyard
entry
parking
laneway house
site lane
14 15
front elevation side elevation
0 2 4 8 ft
back elevation side elevation
16 17
*see page viii in the appendix for height calculations
APPENDIX
18 i
SLOPING SITE CONDITIONS
house
view
downward slope
lane
view
house
lane
upward slope
Because Nelson slopes down towards the lake, the
Kootenay Three-Step nearly always provides scenic
views, no matter its location on a site. It can be
rotated, flipped or mirrored to accommodate most
site slopes and other conditions with minimal changes
to the design. The half step in the floor plan allows for
mechanical and storage space underneath and can be
raised or lowered as needed to match the adjacent
grade. On flat sites, the stepped scheme still provides
view these benefits, plus a raised exterior deck to allow for
house
increased privacy and additional under-house storage.
flat site
lane
ii iii
VARIATIONS
house
exterior living open to
deck below
lane
upper floor
closet closet
storage
bath bath
kitchen /
living / kitchen
bedroom bedroom 1 bedroom 2 dining
lower floor
The Kootenay Three-Step is designed to meet today’s building code requirements Slab Insulation Under Slab: R-15 rigid foam Same as Option 1
for energy efficiency and can easily be modified for even greater efficiency. The
8” Concrete, 2x4 @ 16” O/C 8” Concrete, 2” XPS,
following tables detail two options for meeting Step 3 of the BC Step Code, but Concrete Wall
R-14 Batt 2x4 @ 16” O/C R-14 Batt
these are recommendations only. Additional options (including renewable energy 2” Mineral Wool, 2x6 @ 16” O/C
Above Grade Walls Same as Option 1
generation) could achieve even greater levels of environmentally sustainability. R-22 Batt
Envelope Components
Exposed Floors 2x10 @ 16” O/C R-28 Batt Same as Option 1
Step Code Metric Step 1 Step 2 Step 3 Step 4 Step 5
Flat and Vaulted Flat deck: 2x10 @ 16” O/C R-28 Batt
Same as Option 1
% better than No target Ceilings Vault: 6” ISO, Exposed Framing
0% 10% 20% 40%
reference house (report score)
Air Barrier 6mm poly vapour barrier Same as Option 1
Mechanical
Thermal Energy
No target 52 kWh/ 45 kWh/ 35 kWh/ 22 kWh/
Demand Intensity HRV with 65% SRE at 0 degrees C @
(report score) m²·year m²·year m²·year m²·year Ventilation Same as Option 1
(TEDI)
Mechanical Components
30 cfm min.
Ductless mini-split sir source heat
Heating System Electric Baseboard
pump 8.5 HSPF 16 SEER
TABLE 2 - Projected Step Code Metrics with Design Options Air conditioning or
heat pump
Air source heat pump N/A
vi vii
BUILDING DATA PROFORMA
The data below are based on typical property characteristics and will work for The table below gives an analysis of the construction costs and possible revenue
most sites in Nelson. However, please note that the data will need to be confirmed available from this laneway house design. It compares a custom laneway house
and may require adjustments depending on the specifics of your property. design (on the left) with the Kootenay Three-Step and its one-storey alterative
(on the right). As the calculations demonstrate, the Kootenay Three-Step has
the potential to generate more profit, and therefore higher rates of return, than
comparable custom builds.
SITE DATA
Assumed Site Dimensions: 122.05 ft x 50.20 ft (37.2 m x 15.3 m)
Assumed Site Area: 6,127 sf (570 m²)
viii ix
Nelson Peaks
Nelson Laneway House Design Competition Proposal
Inspired by the vistas of the Selkirk Mountains, the Peak distills the mountain landscape form into a small urban
dwelling. Its unique design creates an architecture that is adaptable to various site and grade conditions, while
establishing a new layer to the residential fabric of Nelson. The Peak’s volumetric and flexible dwelling space composes
a laneway retreat that balances privacy and outlook – a hidden refuge within the City.
The design features an open concept living space with an adjoining loft above. The loft has a skylight at the apex of the
roof, providing skyward views and light to the volume of the living space below. The dwelling layout utilizes adaptable
book-end elements that flank the central interior spaces, such as the kitchen and hearth that frame the main living
space. The bedroom, storage and washroom spaces are situated below the loft, providing privacy from the main living
area. The exterior accessed storage provides dedicated space for active living equipment such as skis or bikes.
The floor plan is organized along a central corridor with exterior entrances at each side, enabling consistent access
to the laneway, yard, and street-front. The dual aspect entry and square proportion of the building footprint allows the
dwelling to be compatible with multiple site configurations. This positional flexibility allows for a various parking options,
courtyard spaces, and landscaping opportunities to compliment the dwelling. Slope variation of the site is accounted for
with exterior steps and grading.
The Peak utilizes a mass timber construction strategy, allowing for the prefabrication of the primary building structure.
With local expertise and production of mass timber, this design is an opportunity to exemplify regional skills and
resources. Materials have been selected with an emphasis on fire resistance, sustainability, durability, economic value
and local availability. Through sustainable building strategies, and efficient systems, the design strives to be environmen-
tally responsible and limit carbon impact.
The design could easily be customized to suit owner preferences. The flexible loft space could be inhabited as a
bedroom, studio space, library or office. The hearth could incorporate shelving arrangements, or home entertainment
options. The front window could become a sliding patio door to allow direct access to an outdoor terrace space. As well,
the facade material and colour could be custom selected, within the suggested guidelines to maintain the architectural
expression.
The Peak is an identifiable and unique design that would compliment the City of Nelson, forming part of a developing
community of laneway housing.
Nelson Peaks
Nelson Laneway House Design Competition Proposal
table of contents
Design Narrative 4
Site Strategy 25
Sustainable Systems 34
Customization Options 42
Quantity & Budget Analysis 47
Appendix 49
2
introduction
Inspired by the vistas of the Selkirk Mountains, the Peak distills the
mountain landscape form into a small urban dwelling. Its unique
design creates an architecture that is adaptable to various site and
grade conditions, while establishing a new layer to the residential
fabric of Nelson.
3
Design Narrative
1. Split mass for internal circulation. 2. Shift mass to connect street + laneway + yard. 3. Flexible book-end programming strategy. 4. Place loft space on high side of slope + lift roof to peak.
5
This is my son, he just moved
into our laneway house !
I heard the new Peaks laneway
home is just down this street !
6
How was the ride at
Morning Mountain !?!
EPIC !!!
7
How was the ride at
Morning Mountain !?!
EPIC !!!
8
Come on, lets go visit Grandpa and Grandma !
9
Time to pull the snowboards
out for the season !
10
0' 2' 4' 8'
0m 1m 2m
Elevation 1 / Lane-side
11
0' 2' 4' 8'
0m 1m 2m
Elevation 2
12
0' 2' 4' 8'
0m 1m 2m
Elevation 3
13
0' 2' 4' 8'
0m 1m 2m
Elevation 4
14
6
5
7
4
3
1 entry foyer
2 kitchen
3 dining
2 9 10
4 living room
window above 5 hearth
6 daybed/seating
1 12 11
7 secure storage (bikes, skis)
8 primary bedroom
9 loft stair
extent of
10 under-stair service space
covered entry 13 11 bathroom
12 coats
13 laundry
14 desk + study
15 storage
16 flexible loft space
(bedroom, study, studio)
0m 1m 2m
14 16
1 entry foyer
2 kitchen
3 dining
4 living room
5 hearth
15 15 15 6 daybed/seating
7 secure storage (bikes, skis)
8 primary bedroom
9 loft stair
10 under-stair service space
11 bathroom
12 coats
13 laundry
14 desk + study
15 storage
16 flexible loft space
(bedroom, study, studio)
0m 1m 2m
Can we hike up
Toad Mountain ?!?
Kitchen Perspective
17
Alright, lets go out to the yard !
!!
woOOF
Hearth Perspective
18
Later tonight we can watch
the stars from up here ?!?
wWR
RR! !
Loft Perspective
19
20
mechanical
0'
0' 2'
2' 4'
4' 8'
8'
00m
m 11m
m 22m
m
Section 1
21
0' 2' 4' 8'
0m 1m 2m
Section 2
22
storage
0'
0' 2'
2' 4'
4' 8'
8'
00m
m 11m
m 22m
m
Section 3
23
storage
mech
0'
0' 2'
2' 4'
4' 8'
8'
00m
m 11m
m 22m
m
Section 4
24
Site Strategy
site layout
The dual aspect entry and square proportion of the building
footprint allows the dwelling to be compatible with multiple site
configurations. The floor plan is organized along a central corridor
with exterior entrances at each side, enabling consistent access to
the laneway, yard, and street-front in each building orientation.
26
laneway laneway laneway laneway
property line
required setback
L-1
L-2
120 ft (36.6m) theoretical site
property line
required setback
L-5
L-1
55 ft (16.8m) theoretical site
L-2
existing home
L-3
L-4
grade mitigation
The City of Nelson is organized on a typical urban grid plan set
upon the steep Kootenay valley slopes. This hillside urban condition
requires the built environment to respond accordingly. We have
studied the adaptability of the Peak concept for three site grade
conditions (2%, 7%, and 15%) which was informed by the average
grade map of the city. The design concept accounts for slope in
two primary ways:
max ht
15% grade
7% grade
2% grade
32
CL CL CL
main level
35
construction system
The Peak concept has been has been designed with a mass timber • Acoustic Isolation: The mass of the cross-laminated timber building volume. Some estimates anticipate cross-laminated timber
system, commonly known as cross-laminated timber. The forests system allows for increased acoustic isolation of the dwelling. to provide 8-10% more habitable space than traditional construc-
of British Columbia offer excellent source material for mass timber, Given the proximity of laneway houses to the street, this is an tion methods.
and the panels are locally manufactured within the province’s important benefit to help limit infiltration of unwanted vehicle and
interior region. British Columbia has become a world leader in this neighborhood noise. • Insulation: Mass timber panels have an insulation value of ~R
type of construction, and this project would provide an opportunity 1.25/inch.
to exemplify regional excellence in both the craft and supply of this • Environmental Impact: Cross-laminated timber has a lower
system. environmental impact than other construction systems. Wood • Aesthetics: Additional wall finishes are not required, as the wood
construction is a sustainable and renewable resource under proper finish can be left exposed, limiting additional material use and
A summary of the benefits of mass timber construction include: resource management practices, and has a low level of embodied costs.
carbon. As well, cross-laminated timber is fabricated by laminating
• Prefabrication: By manufacturing the cross-laminated timber small dimension lumber into larger sections, reducing the demand While we see many benefits to using this system, the project does
building panels off-site there is reduced labour required in the field. for larger logs and the harvesting of old growth forests. The not rely on it and can be traditionally framed as well, with alternate
An efficiency can be gained through the prefabrication process and product is also recyclable at the end of its service life. finishes selected.
having the product delivered to site ready for construction.
• Integral Substrate: The cross-laminated timber panels form Small Dimensional Lumber:
• Schedule: The prefabrication of the primary structure allows it not only the structure of the building, but also provide an integral Laminating and joining multiple smaller
to be erected quickly, limiting site disturbance and labour time on substrate for applying vapour barriers, and support of insulating + pieces of lumber prevents harvesting of old
site. facade materials. This reduces the need for additional plywood and growth forests, and allows utilization of
sheathing materials. wood from sustainable forestry practices.
• Cost: Mass timber systems can be comparable to traditional Local rough sawn lumber is recommended.
framing and construction methods. Advantages are obtained in • Strength: Mass timber panels have a high strength to weight
efficient construction, and reduced labour requirements. ratio. By utilizing this in a laneway home, the thickness of the
assemblies can be greatly reduced, allowing more room within
a restricted footprint size, and reducing floor-floor heights and
floor/wall/roof floor + wall/roof
Efficient Structure:
Less materials are required for complete
envelope and enclosure of the building.
summer
winter
summer
winter
R1
R1
3
eave
F2
top of glazing E1
9
5
E1
E1
E3
2 4
F1 F1 F1
main flr
E2
6 10
8a 8b
E2
5 9
3
1 7
2 4 8 a+b grade
1
7
Detail Legend
Section Details
37
assembly type summary material selection summary
38
natural ventilation
The design concept benefits from an interconnected floor space,
allowing vertical air flow and “stack effect” ventilation through the
operable skylight. The adjacent operable windows also promote
cross ventilation, helping to provide a means of natural ventilation,
aiding in efficient heating/cooling.
cross ventilation
39
solar orientation
Through careful building orientation the dwelling can utilize
sunlight for heat and light, reducing its reliability on electricity. By
the shape of the roof plane, it is a shading element, protecting
from excessive heat gains. East and west exposures are also
limited, reducing early and late day heat gains. As referenced in
the Step Energy Code, site orientation can reduce solar gain by up
to 30-40%.
40
heating and cooling
There are modes of heating and cooling that minimize reliance on
carbon fuels, and maximize energy efficiency. By utilizing primarily
electrically powered heating systems, consumption can be offset
with regional wind and solar power utilities, limiting the reliance
on traditional fuels. The proposed heating and cooling system
strategies include:
41
Customization Options
facade material + colour options
The facade can be customized with different types of materials and
colours according to owner preference. However, it is suggested
that a few key principles be maintained to help with the continuity M2 M1
of the architectural expression.
M2 M1
43
flexible loft space
The loft space can provide multiple program options for the
lane-way house. It can provide space for a bedroom, office,
library, creative studio, or yoga...etc. This provides a high level
of flexibility for the dwelling, and users can easily customize its
use to their preference.
Loft as bedroom
Loft as studio
44
sliding door/glazing with operator
The large glazing frame on elevation 1 can accommodate either a
sliding door, or glazing with an operable window. This allows the
opening to provide a flexibility of use for varying site orientations,
and support side-yard patio/courtyard access if desired.
45
hearth
The hearth box can be customized to have book shelves or an
entertainment unit. This allows the owner to plan the great room
space and customize it to their preference.
Hearth
46
Quantity & Budget Analysis
quantity & budget analysis
There are many variables that contribute to creating a budget for Quantity Analysis:
a concept design. Factors such as site conditions (grade, access,
environmental), interior finish/fixture selections, and exterior Exterior Roof Envelope:
cladding selections significantly impact order-of-magnitude pricing. 1065 ft2, 98.9 m2
The proposed cross-laminated timber building system would
require design-assist work from a manufacturer for technical Exterior Wall Envelope:
engineering and detailed cost-value analysis. There is the option cladding Type 1 648 ft2, 60.2 m2
to pursue traditional framing methods for the project if preferred, cladding Type 2 348 ft2, 32.3 m2
which would also impact the cost.
Insulated Soffit:
There are several strategies integrated in the design with the 62 ft2, 5.8 m2
intention of creating cost savings. By selecting materials with
inherent finish qualities, such as the exposed CLT wall finishes, Fixtures:
and exposed concrete floor, this limits the additional finish and kitchen: sink, dishwasher, fridge
material /costs for these components. The proposed exterior metal bathroom: shower, sink, toilet
cladding system is cost competitive, especially when factoring life great room: wood stove
cycle and savings in its durability.
Casework:
Information is listed below to assist in budget analysis for prospec- kitchen cabinetry
tive owners and builders: stair cabinetry
flex loft desk/shelves
Floor Area: hearth drawers, casework
48
Appendix
hearth
PUBLIC
PRIVATE
soffit
DN 3m
Narrow Footprint for Flexible Placement
9' - 9"
Closet
Movable
Alternative Deck Location
Bath Storage
5.1m (16'-8")
16' - 8"
5.1 m
Addition Option 1
Bedroom Kitchen/Living
Deck
Optional Partition for Studio Closet
or One Bedroom Configuration
Roof Above
Addition Option 2
Primary Layout
Total Footprint: 40m2(400 ft2)
Projected Cost @ $250/ft2: $100,000
DN
Closet
Bath
DN
Addition Option 3
Bench
Addition Options
Deck
Addition Option
Total Footprint: 15.3m2 (165ft2)
Projected Cost @ $250/ft2: $41,250
Alternative Layout
Generous Overhangs
4.3m (14')
10'
Optional Location for Utilities
Varies
Insulated Chase for
Services/Utilities
Where Required
1 2
3 1 4
2
4
the
Exterior View + Floorplans Section + Elevations
3
High Windows
Let in Light Egress Window
but Preserve Privacy
RSI 7 (R40)
Double-Wall Enclosure
w/ HRV
Low Disturbance,
Low-Concrete
Pedestal Foundation Storage Under Bed,
100% Permeable Option for Studio
(Also Available with Configuration
Perimeter Foundation) w/ Foldaway Bed
the
Exterior View + Floorplans Section + Elevations Exploded View + Variations
Pica
Renderings
One Bedroom Configuration Studio Configuration
the
Exterior View + Floorplans Section + Elevations Exploded View + Variations
Pica
Renderings
The Pica Dear Fellow Laneway Housing Enthusiasts,
5.1W/7.5L/4.3H (16’8”W/24’6”L/12’H) We are very excited to share our little Pica with you. Thank you for the
interest in this forward-thinking housing strategy, hopefully it’s up your alley!
38m2 (410ft2)
Whether you are looking to downsize personally, create guest space, or
Building Durability develop an investment that will help Nelson’s housing shortage, Pica could be
a great fit for you. Proudly on the smaller end of the spectrum, it will be a
Specifically designed for high interior
physically and psychologically comfortable home that can be constructed for
humidity levels associated with small
$100,000, which is the maximum mortgage CMHC recommends for Nelson’s
homes
median household income of $56,000.
Enclosure based on engineering and
For those unfamiliar with the charm of smaller spaces, Pica lives larger than
building science principles
its diminutive stature would suggest: private bedroom, excellent
Energy Efficiency and Ecological soundproofing, living room with space for sofa bed, kitchen with ample
Performance counter, storage closets, covered porch, and large overhangs to cover the
entrance and outdoor gear and tools. If that is not enough, there is the
Highly Insulated RSI 7 (R 40) enclosure
option to add additional bedrooms and parking beside or beneath.
90% Reduction in concrete usage of
We too are proud Nelsonites and we want to keep our corner of paradise
traditional foundation (cement
beautiful even with increasing density. Pica’s low-profile will limit sightline
accounts for 8% of world CO2 emissions)
and shading issues around yours and your neighbours’ houses. It will tuck
Locally-produced rockwool insulation into unused backyard corners and create possibilities for small lots.
Life-of-structure, recyclable, reflective You or your tenants will appreciate Pica’s incredible efficiency. It is designed
roof (green roof option) to minimize energy and material use for the life of the building: the size and
simple shape; the thick walls filled with locally-made and fire-resistant
Cost rockwool insulation; the small quantity of concrete (and CO2-intensive
$100,000 assuming $250/ft2 cement); reflective and recyclable metal roof (with green roof option).
Non-Intrusive Aesthetics It will be impossible to reach our climate goals if what we build will not stand
the test of time. Our understanding and experience in building science,
Low-profile especially with high-insulation levels and high interior moisture levels, has
Durable rain-screen cladding approach been harnessed for this design. Pica’s envelope is well-proven, cheaper, and
is flexible to match neighbourhood quieter than other high-insulation approaches, and provides an exterior
familiar to builders of conventional houses. An HRV air exchange system will
Minimal excavation and construction supply constant fresh air and remove pollutants. This is especially critical in
time and noise small spaces.
Function and Adaptability The footing and pier foundation scheme is suitable for almost any site and
minimizes excavation and concrete; save the planet and your wallet! It could
Narrow and small footprint for lot
even be dug by hand if you have no access for equipment, or don’t relish
placement options – great for small
driving equipment in your garden and smelling diesel exhaust. On flat sites,
lots!
little Pica can be elevated on posts or walls to allow parking beneath without
Slopes up to 3:1 in any direction exceeding the bylaw height restrictions. On sloped sites a walkout basement
or garage is possible.
Occupant Health
Should you want to customize the design to match your specific needs, we
HRV and kitchen exhaust to maximize are a local professional design team available for cost-effective site reviews
air quality and assistance navigating the permitting process. We wish you the best of
Excellent sound reduction (density does luck exploring the cozy future of housing, whether that involves Pica or any
not equal discomfort) other homage to efficient living.
Innovative Ideas for Backyard Homes
Laneway Housing Design Competition
All photo/design credits: Smallworks (Vancouver, BC)
CALL FOR SUBMISSIONS
Competition Task: To generate high‐quality, versatile laneway house building plans that will be
purchased by the City of Nelson and offered to the public as “pre‐reviewed plans” to make it
easier and cheaper for the average homeowner to build a laneway house on their property,
thus increasing uptake of laneway housing.
Objective: To generate high‐quality, pre‐reviewed laneway house building plans for the City of
Nelson that will offer exceptional value‐for‐money for homeowners and make it easier for them
to build a laneway house on their property, thereby increasing uptake of laneway housing.
Why Participate: Laneway and backyard infill housing is increasingly popular across Canada and
the American West Coast, both amongst homeowners, renters, and municipalities. This type of
structure is essentially a mini single‐family house, but given the size constraints that they are
subject to as accessory buildings, designing them requires innovative thinking, both in order to
make them liveable, but also to help reduce neighbourhood opposition to this type of infill
housing. In the City of Vancouver, 45% of new homes are being built with an accompanying
laneway house. Other challenges are present, too, such as achieving project costs that are
affordable to enough homeowners and adapting designs to individual backyards and lot
coverage restrictions, as well as achieving energy efficiency for a smaller building. Architects
and home designers would do well to hone their skills in laneway house design and broaden
their portfolio in this market.
Over the course of 2018, the City of Nelson undertook public engagement and best‐practice
research and ultimately adopted significant amendments to its policies on laneway housing,
allowing for more flexibility and larger laneway homes and above‐garage suites. In the past year,
the City of Nelson has received as many laneway house applications as it had in the previous
Innovative Ideas for Backyard Homes in Nelson, BC 1
five years in total. Seven laneway houses have been built in Nelson since 2017, with others
having been approved. In fall 2018, the City published a reader‐friendly “How‐To” guide on
laneway house development. Many Nelson residents have expressed interest and regularly
contact the City inquiring about pre‐approved designs. Nelson is a dense, growing city with a
high percentage of renters, with a vacancy rate well below 1%. City Council has supported
laneway housing as a key initiative to gently densify the city and create new housing in existing
neighbourhoods.
Winning designs will be awarded prize money along with a $1,000 royalty each time the design
and plans are purchased. Winning contest participants may benefit from additional paid work
(at their own set rate) resulting from clients’ desire for modifications. Furthermore, they will
benefit from free, ongoing publicity by the City of Nelson of their winning design through
traditional media, social media, the City’s website, laneway house application documents, and
other events. The City intends to use the contest as an educational initiative, showcasing the
creative, high‐quality architecture generated through this contest as a means to promote
laneway housing. Non‐winning designs from the first and second rounds may also be marketed
by the City, with full credit given to the designers (once the results have been announced and
anonymity lifted) and the original designers retaining full copyright of their designs, to be sold
at their own discretion.
Monetary Prizes
1st prize: $5,000
2nd prize: $3,000
3rd prize: $2,000
Non‐monetary prizes
(awarded to 1st/2nd/3rd prize winners)
People’s Choice: after the above prizes have been
announced, Nelson residents will have two weeks to
vote.
Affordable Choice: the design review panel will award
this designation to the design that it feels will be the
most economical to build.
Eco‐Choice: the design review panel will award this
designation to the design that it feels achieves the
highest ecological standards.
Stages: The competition consists of two rounds. The first round is prototypical: we are looking
for the concept, costs, performance, and design interest of your design. Exterior drawings only
are required. At this stage, you must submit all the documents required in the “Submission
Requirements and Rules” section below.
Innovative Ideas for Backyard Homes in Nelson, BC 2
Up to five of the top entrants from the first round will be invited to continue on to the second
round. If you are invited to this stage, you will be asked to provide interior floor plans, specs,
and a more refined affordability and eco‐sustainability report, and be able to show your
design’s adaptability. Second‐round participants will be asked whether they are interested in
having their contact information shared with other second‐round participants and/or
unsuccessful first‐round participants for possible collaboration.
Only the contest winners will be required to submit complete, buildable plans.
Review Process: Submissions will be evaluated through a blind jury process. The Design Review
Panel will consist of five jurors, plus the competition organizer (Alex Thumm, City Planner) as a
non‐voting chairperson. The five members are:
1. Damon Hayes Couture is Creative Director and Design Manager of Studio North, an
interdisciplinary design + build practice based in Calgary, Alberta. The Studio North team
has been collaborating for the past decade on projects of a variety of scales, from flat
pack furniture and public art installations to laneway housing and mountainside hotels.
Their work has been featured in a growing number of local and international
publications such as Canadian Architect, ArchDaily, and Dwell. Having completed several
laneway housing projects, Matthew Kennedy and Mark Erickson, the principals of the
firm, can now enjoy the fruits of their labour by living the laneway lifestyle themselves.
Damon also lives in a Studio North home, tending to the many tropical plants in the
solarium of their Home Away project.
2. Ross Chapin is an architect and community planner based on Whidbey Island,
Washington, and author of Pocket Neighborhoods: Creating Small Scale Community in a
Large Scale World. Since 1996, Ross has partnered in developing seven pocket
neighbourhoods in the Puget Sound region—small groupings of homes around a shared
commons. Additionally, Chapin has designed more than 40 neighbourhoods across the
U.S., Canada and the U.K. for other developers. Among current work are communities
for multi‐generations, elders and mentally ill clients, and whole neighbourhoods with
connected pocket neighbourhood clusters. His built projects and innovative ideas have
received international media coverage, professional peer review and national design
awards, and are shifting the thinking of homebuyers, builders and policy makers.
3. Jake Fry started Smallworks in late 2005 and became a strong advocate for the
introduction of laneway housing. He established Smallworks Studios and Laneway
Housing Inc., which has built over 100 laneway houses, and worked with the City of
Vancouver and other municipalities to help develop zoning by‐laws based on his
experience and interaction with hundreds of potential small home clients. “My desire in
starting Smallworks was to build simple, elegant modern homes which, with basic
Innovative Ideas for Backyard Homes in Nelson, BC 3
maintenance, would look as good a generation after they were built as when they were
new.” In 2012, Jake was one of two founding directors of SmallHousing BC, a non‐profit
society. In 2014 Jake was named Ernst & Young’s (EY) Entrepreneur of the Year in
Manufacturing. Today, Jake focuses on finding new ways to broaden the range of
housing types in Vancouver to create affordable options for single‐family home
ownership.
4. Ed Olthof of Pacific West Builders is a local builder, chair of the City of Nelson’s Advisory
Planning Commission, and past president of the Nelson & District Chamber of
Commerce. His role on the Design Review Panel is to bring the pragmatic perspective of
a local builder who is intimately familiar with the Building Code and local construction
limitations and costs.
5. Pam Mierau has been the Director of Development Services and Approving Officer for
the City of Nelson for over four years. She previously worked in urban planning at the
City of Calgary and a Calgary‐based architectural firm. She holds a Masters of
Environmental Design, an Urban Design Certificate, and a Bachelor’s Degree in
Communication. Her role on the Design Review Panel is to bring a city planning
perspective to the table, to speak to Nelson’s experience with laneway house builds
thus far, and to represent the City’s broader planning objectives.
In the event of a panel member being unable to continue to act through illness or any other
cause, the Competition Organiser reserves the right to appoint an alternative panel member.
The competition organiser may submit an analysis of the submissions’ compliance with City
bylaws to the panel. The panel will select the competition winners, if possible, by consensus. If
no consensus can be achieved, awards will be determined by majority vote.
All submissions will be judged
anonymously. Only the contest organiser
will know participants’ identity. It is
therefore imperative not to include any
identifying material in your submission.
If there are at least three competitive
entries from designers based in the West
or East Kootenay, the Design Review Panel
will be expected to designate at least one
of the top three prizes to a “local”
submission. Submissions will nonetheless
remain anonymous.
Innovative Ideas for Backyard Homes in Nelson, BC 4
City of Nelson residents will also be invited to vote for their favourite designs (a “people’s
choice” award). This vote will not be anonymous, as it will occur after the first, second, and
third prizes have been announced.
Timeline
* May, under extraordinary circumstances, change without notice.
Date Goal
June 19th, 2019 Official Launch of Competition
July 31st Deadline to submit questions. (Answers will be provided by
August 8th.)
September 2nd Deadline for first‐round submissions
If a satisfactory number of submissions hasn’t been achieved,
the competition organiser reserves the right to re‐open and
extend 1st round.
September Design Review Panel evaluates and narrows down to top 5 for
second round
Approx. October Invite successful candidates to second round and submit
1st feedback to them; the Design Review Panel may direct
questions to entrants continuing on to the second round
st st
Oct 1 – Dec. 31 Second Round
January 2020 Design Review Panel evaluates second round submissions and
announces winners
February 2020 City of Nelson publicizes the winning designs.
Then, public has two weeks to vote for “People’s Choice”.
City awaits full building plans from winners, followed by plan
review by building officials. Prize money is rewarded once
received and approved by the Building Official.
March 2020 ‐ on Plans made available to the public.
Innovative Ideas for Backyard Homes in Nelson, BC 5
2. Most, but not all properties in Nelson back on to a laneway/alley, but lane access is not
required to build a laneway house. Residents may choose to design their laneway house
so that their primary, everyday access is via the lane, but for emergency access purposes
there must be a 1m‐wide foot access from the primary street.
3. We recommend reading the City’s “Laneway House How‐To Guide”:
www.nelson.ca/lwh_guide
4. The competition organiser generally expects the construction costs of a 950‐sq. ft.
laneway house in Nelson to average $220 per square foot.
5. Compliance is required with City bylaws as they pertain to “Laneway Houses” in the R1
zone, the City’s Development Permit Guidelines for Laneway Houses, and the BC
Building Code 2018 (note: Nelson is located in Climate Zone 5).
a. The zoning bylaw can be access at www.nelson.ca/zoning
b. The Development Permit Guidelines: www.nelson.ca/lwh_guidelines
6. In some areas of the City there is a Wildfire Development Permit restricting wood siding,
open soffits, shingles, or shakes are not permitted as roofing or siding. Refer to
Development Permit Area #3 in the Official Community Plan.
7. Site characteristics and variations:
a. Most lots in Nelson are steeply sloped, although many are flat, too. Lots that we
expect to be interested in a laneway house are 500 to 650 square metres in size
and 15‐18 metres wide.
b. In most cases (R1 zoning), the required side and rear setbacks are 1.5 metres.
c. You may wish to consider designs that can easily be modified to be a single‐
storey (4.5 metres in height or less) and designs that include, for example, a
single‐car garage that could easily be modified to be additional living space if the
client so chooses (note that the maximum height drops from 6.1 metres to 5.8
metres if no garage or carport is included).
8. Building restrictions (for terms in quotation marks, refer to their definition in the City’s
Zoning Bylaw for calculation rules):
a. “Height”: 5.8 metres, but 6.1 metres if the “building footprint” includes a carport
or garage
b. “Building Footprint”: 65 square metres (note: the zoning bylaw allows for an 80
sq. m. footprint for laneway houses 4.5 metres in height or under). In most cases,
maximum lot coverage is 35% (in others, this can go as high as 45%). Due to the
lot coverage of existing houses, designers may wish to balance the observation
that not every property may accommodate a 65 sq. m. footprint, and that in
many cases 55 sq. m. may be required, with the general desire to maximise living
area.
c. “Gross Floor Area”: between 26 and 89 square metres
Innovative Ideas for Backyard Homes in Nelson, BC 6
Submission Requirements and Rules
1. Deadline to submit for the first round: September 2nd, 2019 at 11:59pm, PST. Submit by
email to the competition organiser, Alex Thumm (see contact information below).
2. Building specifications are to use the metric system. Drawings should normally be
shown at a scale of 1:50 to 1:200.
3. Submissions shall be in PDF format and sent by email. Files should not exceed 20mb. If
your files are too large to email, please contact the competition organiser. All file
submissions will be acknowledged by the Organiser within 48 business hours (Monday
to Friday). If you do not receive an acknowledgment of receipt, your submission may
have been caught in a spam filter and you should contact the organiser.
4. Submission contents shall not name the entrant(s) or their firm, in order to keep the
contest anonymous. Entrants and their affiliation will be identified in the contest
entrance form and waiver.
5. Initial (first‐round) submissions are to include:
a. A design board [sent as a PDF only], legible if printed in A3 (or 11” x 17”),
including high‐level specifications indicating materials used, compliance with
zoning, the City’s laneway house design guidelines, the BC Building Code, and
other relevant information (e.g. floor area)
b. At least one exterior perspective of the building and/or proposal in context of a
sample site; renderings or quality drawings
c. In addition to inclusion in a design board, any images shall be submitted
separately in .jpeg or similar format; one version high‐resolution and another
low‐resolution version that is easier to email.
d. A written description (between 200 and 1,000 words) indicating how the
evaluation criteria (see below) are met. Entrants may include information on
additional opportunities for affordability, if applicable.
e. Complete and sign the entrance and declaration of authorship and rights form.
Submission of the form acknowledges authorship of the design ideas, and by
signing it, Competitors accept all conditions pertaining to the competition and
agree to abide by the decisions of the Design Review Panel and the City.
6. Second‐round submissions (invite‐only) are to include:
a. Updated first‐round contents, if necessary
b. Interior floor plans and, preferably, interior renderings
c. Exterior: elevation drawings (including height calculation) and renderings
d. (For the above, you may include plans and drawings/renderings for various
configurations, e.g. flat‐lot and hillside; 1‐storey and 2‐storey, as desired by the
designer)
Innovative Ideas for Backyard Homes in Nelson, BC 7
e. Specifications/stats indicating compliance with zoning, the City’s laneway house
design guidelines, the BC Building Code, and other relevant information (e.g.
floor area)
f. May include sample site plan, if desired
g. A written “pitch” (up to 400 words) to interested homeowners. The text’s target
audience are potential purchasers of the plans. Why should they pick your
design? Name the design.
7. Submissions should avoid structure‐specific or site‐specific engineering.
8. By entering this competition, entrants declare that the designs in their submission have
been developed solely for the purposes of this competition and represent no
infringement on any existing copyright or patent.
9. Entrants must be based in Canada and be of the age of majority.
10. Design teams may be modified at the second‐round stage with written notice to the
competition organiser, so long as the primary entrant remains the same.
11. Group submissions are encouraged, as well as student submissions. Student submissions
must be supported by at least one professional, such as a professor or practitioner.
12. Members of the Design Review Panel and their immediate family, employees,
employers, or associates are ineligible to participate. Current employees of the City are
also ineligible.
13. No member of the Design Review Panel may assist an entrant or act in any other
capacity to advise or aid an entrant in the development or presentation of their
submission. Entrants shall not communicate in any manner with any member of the
Design Review Panel regarding this competition prior to the public announcement of the
results.
14. Any submission that is received after the submission deadline, is incomplete, or violates
any provisions of the Competition rules or Terms and Conditions, will be disqualified.
Upon evidence of any infraction of the competition conditions, the entrant(s) shall be
informed, in writing, of disqualification.
If design entries do not meet appropriate
standards, the Design Review Panel reserves the
right to not award one or more prizes. If a
satisfactory number of submissions have not
been received, the competition organiser
reserves the right to extend the contest. Winners
will be announced as soon as possible.
Feedback will only be sent to the winners.
Competitors will be expected to maintain
confidentiality and must not release their designs
Innovative Ideas for Backyard Homes in Nelson, BC 8
for publication, or identify the name of the successful or unsuccessful designers to any third
parties until after an official announcement has been made and/or anonymity lifted. The
Competition Organisers reserve the right to publicise the Competition, any design submission,
and the result in any way or medium they consider fit. Illustrations of any design ‐ either
separately, or together with other designs, with or without explanatory text written by the
Organisers or by the entrant ‐ may be used without cost. Once anonymity has been lifted,
authors will be credited and recognised in all associated media and publicity.
Copyright rests with the author of the submitted design, until and unless a prize has been
awarded. It is a condition of entry that winners will transfer ownership of the design and plans
to the City of Nelson. Prior to the prize money being issued, the plans must be approved by the
City’s Building Official for Building Code compliance. If the winning design ultimately does not
meet regulatory requirements to the satisfaction of the City’s Building Official, the prize will not
be awarded to that entrant and the Design Review Panel may award the prize to another design.
The Architectural Institute of British Columbia (AIBC) has, in writing, reviewed this competition
and approves it for participation by its members, as well as designers.
The deadline for questions is July 31st, 2019. Questions shall be submitted by email and
answers will be posted online on the project page at www.nelson.ca/designcompetition. The
competition organiser is:
Alex Thumm
City Planner, Development Services, City of Nelson
Suite 101 ‐ 310 Ward Street
Nelson, British Columbia V1L 5S4
P: 250.352.8253 | E: athumm@nelson.ca
Post-Competition
The City of Nelson owns the rights to the designs and plans and sells them for $1,000 (reserving
the right to add on an administrative cost‐recovery fee) per project within the City of Nelson.
$1,000 goes to designer as a royalty for each use of the design. The designer may sell the
design/plans (this includes designs/plans that are substantially similar to the winning design)
outside of City limits at the price of their choosing; however, they may not allow the
plans/design to be used for more than 15 individual builds outside of City limits. In the case of a
team submission, payment will be made to the primary entrant or their firm, as desired.
If the City chooses to retire the designs from this program, the rights return to the original
designer.
If pre‐reviewed designs are used, the applicant will benefit from an expedited review process.
Furthermore, the $450 development permit fee (if applicable) will be refunded to the applicant
Innovative Ideas for Backyard Homes in Nelson, BC 9
if Step 3 of the BC Step Code is met. If a plan purchaser wishes to modify the plans, the original
winning designer will be recommended to the applicant by the City. However, the applicant is
free to choose another designer to modify the plans for their building permit. The City may also
indicate to the applicant which builder(s), if any, have built their chosen design previously.
Evaluation Criteria
1. Design: successful designs will be high‐quality, attractive, and practical. Contestants
would therefore benefit from knowledge of the real estate preferences of locals.
Designs will fit as wide of a range of contexts and neighbourhoods as possible (i.e. fitting
with contemporary and heritage primary homes alike), giving consideration to Nelson’s
context and architecture.
2. Good home, good neighbour: successful designs will be appreciated by both neighbours
and occupants of the laneway house. They will have street appeal (attractive design that
will be attractive to most) and afford privacy to both occupants and adjacent neighbours.
Limit bulk. Occupants will benefit from a high‐quality interior that will be as house‐like
as possible (e.g. high ceilings, ‘quiet walls’ to reduce noise within the home).
3. Affordability: in their use of materials, successful designs will strike a balance between
affordability and sustainability that will be attractive to Nelson property owners. The
ongoing costs of maintenance must also be taken into consideration.
4. Flexibility and longevity: the winning designs will be those that are the most elastic,
meaning adaptable to and replicable across a variety of lots, neighbourhoods, lot
configurations, and topographies in Nelson (which are often steep). Maximise
opportunities for easy customisation to accommodate individual appetites for
affordability, finishing, and sustainable design features. Entrants will be rewarded for
designs that show promise of a high shelf life.
5. Eco‐Design: green materials are used where appropriate and maximum possible energy
efficiency is achieved (strive to achieve the highest‐possible step code level). Other
sustainability features (e.g. living roofs) will be rewarded, but weighted against
affordability. Ideally, such features would be including as ‘options’ for the client.
Innovative Ideas for Backyard Homes in Nelson, BC 10