Building Design and By-law Updates

Sprout Dwellings kicks off a series of informational webinars with our host and panelists:

Erin Crosby | Partner, Sprout Dwellings
erin@sproutdwellings.com

Patrick Spelliscy | Director of Product Development, Sprout Dwellings
patrick@sproutdwellings.com

Alex Wilson | Planner II – Housing Accelerator Fund, HRM – Planning & Development
alex.wilson@halifax.ca

Questions & Answers

Sprout Dwellings / Building Design

• Is the 13' width the exterior dimension, giving an interior width of about 12' after 2x6 walls?

  The 13' width is measured from the interior of the exterior wall structure, so the overall width of our Sprouts is approximately 14' 3" (the Loft designs are a bit wider).

• Which financial institutions will finance a Sprout Dwelling as a Backyard Suite?

  Typically, we recommend starting with the bank that holds your existing mortgage as many clients refinance their primary home through their current bank, using options like a home equity line of credit (HELOC) as they would for any other style of renovation. We can also recommend mortgage brokers who have helped other clients as well.

• Are skylights allowed in the sloped roof of the loft design?

  Based on climate and increasing rain squalls we don’t recommend skylights in the loft-design based on the 1.5/12 pitch of the standard loft. Instead, we use higher elevation windows in the  double-height spaces to allow natural light while also providing privacy, offering a similar effect to a skylight.

• Do you have clients building a Sprout as a primary residence? Are there restrictions on an empty lot?

  Yes, we’ve had clients build Sprouts as primary residences. In HRM, there are no minimum building size restrictions for any of the by-law areas, but financing is usually the hurdle as the bank would look at the value of the build (on a square foot basis) in combination with the land.  If a Sprout is the only structure on the lot, it’s considered a main dwelling, so it must comply with the by-law requirements for a primary residence, which would include wider setbacks from the side, rear and front property lines.

• How complicated is it to tie into an existing septic tank if the Sprout is behind the primary dwelling and the septic system is at the front?

  It depends on your property layout and septic tank location so best to speak with us about specifics. However, say for example, your septic system is at the front and your Sprout is in the back, you may need a pump or secondary pump chamber to if you don’t have the 2% grade from the Sprout to the tank. In addition, for significant trenching, you’ll need to have access for an excavator to trench for the connection pipe.

• If I add a Sprout to my property, will my property taxes increase?

  The Property Valuation Services Corporation (PVSC) treats backyard suites similarly to other home improvements when reassessing property values. It’s best to consult with PVSC for specific details when it comes to the residential cap program, and if adding a backyard suite as an income property, would fall under such cap.

• Have you encountered the requirement of a drainage plan, and do they add complications?

  As part of our turnkey permitting process, an engineer prepares a lot grading plan, which is required in order to get a building permit.

• Does Sprout include the cost of a survey in the build?

  We don’t require or include the cost of a full survey, but we do include the cost of a location certificate, which marks the placement of the backyard suite in relation to property lines and is all that is required for the purposes of building a backyard suite.

• Can I sell a Sprout separately from the main house?

  No, the Sprout shares the same PID (property identification number) as the main house and cannot be subdivided or sold separately.

HRM By-laws

• Does total lot coverage include driveways, sheds, etc.?

  Lot coverage includes anything with a roof, such as covered verandahs, outbuildings, like sheds and garages, but not driveways.

• Does attaching a Sprout to the main dwelling via a breezeway affect setback requirements?

  It depends. If the attachment is a heated, temperature-controlled hallway, the Sprout becomes part of the main dwelling and must follow primary building setback rules. A simple, unheated breezeway would still classify the Sprout as a separate backyard suite, which has smaller setback requirements, however it would have to meet the setback requirement from the primary building – for example, 8 feet.

• Do setback requirements for accessory dwellings apply the same way as for an addition?

  Setback requirements vary depending on zoning bylaws, but generally, accessory buildings need to be at least 4 feet from the side and rear property lines. Always check the specifics of your zoning area.

• Do backyard suites require a separate driveway, or can they share one with the main house?

  Backyard suites do not have parking requirements so can share a driveway with the main house.

• How can I avoid restrictive covenants when building a backyard suite?

  Restrictive covenants are private agreements and are not enforced by the Halifax Regional Municipality. However, the province has recently granted the power to discharge certain covenants related to density and height. You’d need to apply for this, and the process involves mailing notices to neighbors, with an application fee of around $1,000 (deposit for the mail out, partially refunded depending on actual cost)

• Is lot coverage capped at 35%, and does it change based on the lot size?

  Depending on your by-law area, zoning and lot size, your lot coverage changes. For specifics to your property, feel free to reach out to the Municipality (call 311).

  As it relates to backyard suites, the Municipality is allowing greater lot coverage allowance if the purpose is to add a backyard suite. Your lot coverage may be 40% maximum if contemplating a kitchen renovation, but if you were adding a backyard suite, the Municipality would allow up to 50%.

• How is building height calculated?

  Height is usually measured from the average finished grade to the top of the building, except in Bedford, where it’s measured from the lowest to the highest point. The maximum height for a backyard suite is currently 25 feet.

• If I buy a lot, is there a waiting period before I can build a backyard suite?

  No, there’s no waiting period.