London OKed more homes on a city lot. One family says now the 5 bedroom cap has to go
Homeowners looking to add living space face numerous hurtles, builder says
When Laura Radtke heard the City of London is moving to allow more dwelling units on residential lots, she was elated.
For the past two years, Radtke and her husband have been looking into the logistics of building one or more new living spaces on their property, something city planners refer to as additional dwelling units (ADU).
She lives in a single-family home in a older north London suburb that features large lots, the kind widely built in the postwar years but not seen in newer subdivisions.
"We wanted to build a second house in the backyard for family members," Radtke said. They are also considering converting the garage to another dwelling.
And while Radtke's lot at almost a half-acre in size is well suited as a place to add density in a fast-growing city, the family soon ran into barriers with city rules that now have her rethinking the plan.
The biggest stumbling block? There remains a limit of five bedrooms allowed on a single property.
The Radtke house has four bedrooms. So the five-bedroom limit would constrain the new structure to a single bedroom, which makes the entire venture impractical.
Your hands are tied. You can't build- Laura Radtke, London homeowner
"I was shocked when I found that out," said Radtke, who'd been following announcements that London will receive millions in federal funding to build new housing. It was money that came in part because London agreed to raise the number of allowable ADU's.
"It's great that they're pushing this and the government is saying 'Here's more money, and this is what we're going to do to create more affordable housing' but really, your hands are tied. You can't build."
The city is moving to address the five-bedroom limit. At the same committee meeting where councillors approved the dwelling unit increase, staff were directed to draft a bylaw that will remove the bedroom limit outside of near campus neighbourhoods.
The revised bylaw is slated to come back before council early in the new year.
Limits on parking, lot coverage
The bedroom limit isn't the only obstacle homeowners like Radtke face as they consider whether or not it's worth it to add ADU's.
One of the contractors Radtke is consulting is Uri Hecht. His company — AE Builders — has seen an increase in inquiries from clients who want an ADU designed and built. He's able to help clients work through the hurdles, but he said the process should be a lot easier for both contractors and homeowners who want to take on the process themselves
Under London's zoning laws, detached structures are currently constrained to 10 per cent of the lot's overall area. This limit can be a problem in older neighourhoods with smaller lot sizes, such as Woodfield and Old South.
"If someone has a 4,000 square foot lot and you want a 450 square feet ADU, which is a nice one-bedroom, then you will have to ask for a variance," said Hecht.
Limits on driveway size can also come into play when adding to the number of adults living on a city lot.
Hecht said homeowners can apply for a variances to the zoning rules, but it's a process that takes time and costs money with no guarantee of approval.
Hecht said most clients who approach him about adding an ADUs aren't doing it to add revenue. Many are trying to create space for family members unable to find a place they can afford to rent or buy.
"A lot of people don't want to do a renovation, but people are finding this is a necessity due to the conditions of the housing market," he said. "They hear the announcements about four units and think this is something the municipality wants but then they find there is more red tape than approvals."