For Multifamily Investors in Ottawa: How Many Units Can You Build On A 33 x 100 Lot?

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Navigating the Complexities of Small Lot Construction in Downtown Ottawa

Building on small lots in the bustling environment of downtown Ottawa presents unique challenges that require strategic planning and creative problem-solving. From shoring expenses to accessibility requirements, every aspect of the project demands careful attention. Here’s an overview of the key challenges and how to tackle them effectively.

1. Shoring Expenses: A Costly Necessity

One of the most significant hurdles in small lot construction is the need for shoring. When space is tight, maintaining a safe slope away from adjacent properties may not be possible, necessitating the installation of shoring systems to stabilize the excavation site. These systems can be expensive, often adding a substantial cost to the project. In downtown Ottawa, where lots are small and densely packed, shoring becomes an unavoidable expense that must be factored into the budget early on.

2. Gaining Neighbor Consent for Encroachment

Another major challenge is obtaining consent from neighboring property owners if your project requires encroaching on their land. This can happen when you need to achieve a certain excavation slope or require additional space for forming footings. Establishing and maintaining a positive relationship with your neighbors is crucial. Negotiating an agreement that works for all parties can prevent potential disputes and keep your project on schedule.

3. Unforeseen Excavation Surprises

Excavating in downtown Ottawa can reveal unexpected surprises, such as unmarked utility lines or old infrastructure. For example, in one project, we discovered a gas line that was not detected by Enbridge during their initial site survey. These surprises can lead to delays, increased costs, and additional safety concerns. Conducting thorough site investigations and preparing for contingencies are essential to mitigate these risks.

4. Managing Waste and Parking Logistics

Efficiently managing waste disposal and securing temporary street parking are critical challenges in a crowded urban setting. With limited space for waste bins and the need for smooth logistics, coordinating with city authorities is key. Proper planning ensures that materials can be moved in and out of the site with minimal disruption, keeping the project on track and minimizing impact on the surrounding community.

5. Dealing with Front Entrance Encroachments

If your building’s front entrance encroaches on the City of Ottawa’s right-of-way, additional complications arise. Excavation in these areas may incur extra costs, including city fees and the need for precise excavation techniques like hydro vac due to the proximity of city and utility services. To avoid these complications, consider alternatives that don’t require deep digging, such as using precast stone works or helical piles for entrance construction.

Addressing Accessibility Challenges in Design

Designing for accessibility in a small lot is particularly challenging. Ottawa regulations require that 15% of all units be accessible, which influences the overall design and layout.

• Ramps and Lift Systems: Accessible entrances must feature either a ramp or a lift system. Given the space constraints of small lots, achieving the required 1/12 slope for a ramp can be difficult. Often, this necessitates lowering the building’s foundation, which in turn impacts shoring requirements and overall costs.
• Chair Lifts: While chair lifts provide a solution, they can detract from the overall aesthetic and functional space of the dwelling. Finding a balance between accessibility and design appeal is a critical aspect of the planning process.

Balancing Form and Function in Suite Design

Creating suites that are both functional and aesthetically pleasing within the constraints of small lots requires innovative design. Meeting minimum room sizes and ensuring sufficient natural light while adhering to accessibility standards can be particularly challenging. Successful design balances these requirements, creating spaces that are livable, attractive, and compliant with all relevant regulations.

Conclusion

Construction on small lots in downtown Ottawa is fraught with challenges, from costly shoring and unexpected excavation issues to complex design requirements for accessibility. However, with careful planning, strong communication with neighbors, and innovative design solutions, these challenges can be overcome. By anticipating potential obstacles and planning accordingly, builders can successfully navigate the complexities of urban construction, delivering projects that are both functional and compliant with all necessary regulations.

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More to come....