CANADA MORTGAGE AND HOUSING CORPORATION
Building/Site Selection and Design
Background: Selecting a Site Selecting a Building
The location, dimensions and
The selection of a site for affordable You may also consider acquiring a
condition of the site, as well as
housing should reflect the particular building, whether in use as residential,
the design of the building and needs of the population that your or to be converted from commercial
individual units, will have a housing development will serve. An or industrial.With the high cost of
significant impact on the costs important consideration is the location construction, it can be more affordable
of construction and operation. of the property in relation to the to purchase and renovate rather than
These factors also can influence services residents will need to access, design and build “from scratch.” Consider
livability and marketability, such as shopping, medical, schools and tenant needs when evaluating an existing
transportation. A steep piece of property residential building, including mobility
ultimately determining the
is generally not suitable for elderly or issues, size and type of units, amenity
viability of your project. physically disabled residents. Location of areas and proximity to services. Be sure
the site may also have a significant impact to conduct a thorough technical analysis
on the cost of your project. You will of structure, building materials, plumbing
Once you have determined the need and have to strike a balance between meeting and electrical to find out the extent of
demand for affordable housing in your the needs of your residents and the final renovations that will be needed.When
community, you will have in hand the location of your project assessing a non-residential building, you
information you need to identify the best need to take into account the previous
The shape, slope and soil conditions of a
location and design to meet the need. use, including building and room layout,
piece of property will all have an impact
You will know the characteristics of the potential environmental hazards and
on the practicality of development. An
population to be served and the types of modernization of utilities that may be
odd-shaped lot may present design
programs and services you plan to offer. required to convert to the new use.
challenges and the cost to remediate a
These factors will drive the evaluation of
polluted site will have a serious impact Selecting an appropriate site or building
potential properties and the development
on project viability.The availability of and developing the design will be strongly
of the design program.This fact sheet
services to a site is another important influenced by the land-use restrictions of
outlines what you can expect to consider
consideration, as it is expensive to bring the municipality. In some provinces and
as you make these decisions, which will
or upgrade water, sewer, power and territories, cities and towns will have
affect the long-term operations of your
other utilities, as well as roads and an official plan that defines the local
affordable housing project.
sidewalks, to a piece of property. government’s vision for the land within
Building/Sit e Selection and Design
its boundaries. Zoning bylaws will Selecting Design Consultants*
provide guidelines for a particular area,
*The method used to develop your
Suggested Activities
neighbourhood, or in some cases, a
project will dictate how a group deals ■ Review potential architects’
specific property with respect to building
with the design aspects of the project. previous work, both plans and
design, including the maximum amount of
In a “turnkey” scenario for example, the actual buildings, and talk to past
floor area any building will be permitted
contractor/builder will be responsible for clients to learn about past
to occupy, as well as maximum height and
employing the design professionals required. approaches and practices.
minimum distance from property lines.
Also, the amount of funding available to ■ Take an active role in selecting an
Sometimes a piece of property can
the group will dictate its ability to hire architect who understands the type
be rezoned to suit your development of housing you plan to develop.
professionals, such as project managers or
plans; however the process could add
development consultants, to take on various ■ Refer to the Ontario Association
significantly to the time and cost
coordination activities. of Architects website
involved. Some municipalities might www.OAA.on.ca on "Selecting an
actually encourage increased density, The design consultants will include an Architect"
which would allow you to add units to an architect, a variety of engineers and
existing development or build additional often a landscape architect.The architect
buildings on the property. will use the information you provide
The Building Design Process:
about your intended resident population
Key Areas for Consideration*
and the programs and services you
Suggested Activities intend to provide, along with the *The key areas listed below all have an
restrictions and requirements of the impact on the overall cost of the project,
■ Involve potential residents in municipality, to develop a design for the including long-term implications as building
identifying particular housing building. In most cases, the architect will components will require repair and
and service needs. be your “prime consultant” and will replacement. Your group, in conjunction
■ Refer to your need/demand coordinate the work of the other design with your professional resources, will
analysis to make sure you look consultants like structural, electrical, and need to assess how these areas will affect
at sites that meet the need. mechanical engineers and the landscape costs today, as well as in the future. This
■ Analyze potential site(s) diligently. architect.You should consider that you assessment should be completed prior to
The ideal site is level, regular, will be working together with the finalizing contracts to have the project
unpolluted, with a solid base upon architect for at least two years, so you constructed.
which to build and will not result want to ensure that he or she will be
Affordability: The design of the
in a financial or scheduling burden. a good fit.
building and individual units has a
■ Check with the local planning If you do not have a dedicated staff significant impact on the costs of
department to learn what parts of construction and operation.The smaller
person for the development process,
the city or town will allow higher- a unit is, the more affordable it is to build
now is the time to consider engaging a
density residential development.
development consultant, who will help and maintain. As well, the unit layout can
■ Determine the willingness of local you to manage the work of the design influence affordability and livability. For
council and staff to consider consultants.This is also a good time to example, combining spaces such as the
changes to zoning before acquiring identify a cost consultant to estimate living and dining areas, can reduce floor
property that is not zoned for the construction costs of the design space requirements, and high ceilings,
your intended use. as it is developed. built-in furniture and compact appliances
■ Check out the CMHC Local make small units more livable.
Planning Process and Approvals
fact sheet.
2 Canada Mortgage and Housing Corporation
Building/Site Selection and Design
Neighbourhood Impact: The shape, and the views from the windows should Public Open Space: The areas in and
height, rooflines, exterior finishes and also be carefully analyzed. A broad mix around the building intended for shared
setbacks from the street of nearby of unit types will provide variety and use by all residents and their visitors
properties should be taken into account flexibility. Materials and appliances should should be as thoughtfully designed as any
to make sure the visual impact of your be chosen to maximize health and safety other “space” in a development. Consider
building is not disturbing to your future of residents, while also taking into account ease of access for residents from their
neighbours. long life and ease of maintenance. individual dwelling units. Make sure that
there are boundaries that clearly indicate
Building Size and Shape: The overall Resident Program: It’s important to
what is public and what is private space.
scale and massing of a new building consider what activities future residents
Maximize the visibility of public spaces
should try to match that of the will be engaged in and what on-site
from units to provide surveillance,
surrounding neighbourhood.The form services are planned or anticipated. In
especially for play areas. Design for use
of the building should incorporate as supportive housing or assisted living,
at night as well as during the day by
much variety as possible and avoid large think about how residents will access
providing adequate lighting. Sensitively
expanses of flat wall or roof. the building and their units. For family
designed public open space can turn a
housing, you should plan for a children’s
Building Appearance: How a building good development into a great one,
play area that is designed considering
looks is critical to its acceptance within providing a lasting amenity for residents
access and surveillance.
a community and to the “pride of place” and neighbours alike.
it creates among residents.Think about Design for Operations: Consider
Private Open Space: Individual
visual elements like the windows, roof efficiency and productivity of cleaning,
outdoor areas where residents can
shape, trim, materials and colour so that housekeeping, cooking, dining, recreation,
enjoy sun and sky in relative privacy is
your building is generally compatible with and support services. Make energy
essential to quality of life. Patios, porches,
the surrounding neighbourhood. Provide efficiency a priority in the design because
decks, balconies and yards should be of
individual identities to the dwelling units the savings you will see in utility costs
adequate size, with easy access from each
and pay attention to front doors, as these will pay for any added building costs.
dwelling unit.Wherever possible, provide
convey strong messages about the quality Plan for maximum life-spans of building
fencing or landscaped borders for added
of a development and its residents. components like roofs, safety systems,
privacy and to indicate clear boundaries.
heating, ventilation and air conditioning,
Building Layout: Think about making Well-designed balconies balance the
appliances and floor coverings–sometimes
entries both welcoming and secure. Make need for light and view with safety
designing for operations means spending
sure common areas, including amenity considerations.
a bit more on capital costs to save on
spaces, stairs, elevators and hallways, are
long-term operating costs. Landscaping: The thoughtful design
easily accessed by all residents. Design to
of the grounds will complement and
help, rather than hinder, on-site security. Parking: Parking areas when properly
enhance the development and its
designed can be fully functional, accessible
Unit Layout: Within each unit be sure neighbourhood.Think about the selection
and safe while not dominating the
to consider the design of every room and location of plantings, and make sure
property or streetscape. Affordable
based on its intended use and make sure they are appropriately suited to the
housing development may require less
that each room can be furnished in at demands of future residents. Paths and
parking; depending on the municipal
least two distinctly different ways. outdoor seating should match the
requirements, it may be possible to
Natural light and ventilation are critical abilities, interests and activities of the
reduce the amount of parking from
factors in the health and well-being of people who will be living in the building.
what would be required for a market
residents.The relationships between Make sure to provide storage for
development.
rooms, the circulation within each unit, equipment and materials.
Canada Mortgage and Housing Corporation 3
Building/Sit e Selection and Design
Sustainability: There is a wide and reduce negative impacts on respiratory Conclusion
growing range of technologies, strategies, ailments or allergies.The design stage is a
There are many areas to consider when
products and techniques to reduce a good time to think about the ability to
selecting a site and design for your
building’s environmental impact to an make future changes easily and with
affordable housing development—from
absolute minimum. Strive to choose minimum expense, to meet the evolving
the cost, location, condition and shape
building materials and practices that needs of residents.
of a property to the layout of individual
units and the selection of building
materials/systems used in construction.
Suggested Activities These considerations will help keep you
focused in meeting the affordability
■ Before the design process begins, examine the lifestyles, health, needs and
objectives of your project.
expectations of the people who will be living in your development.
■ Identify how the building will be operated and maintained to suit these needs The aim of the site selection and
and expectations, what services will be offered, how employees will carry out design processes is to achieve a unique
duties and tasks, and long-term energy costs. harmony between the building site,
■ Analyze the neighbourhood surrounding the potential site. Identify existing building design, people who will live
neighbourhood character through the lenses of history, architecture, service in the building and the surrounding
provision and demographic profiles. neighbourhood character and residents.
Reflecting on these various “pieces”
■ Identify the relationship(s) between your proposed development layout and
will assist in working together with
population and the existing neighbourhood characteristics.
your local planner to identify what key
■ Review the effectiveness and safety of open or public places for healthy social considerations will need to be addressed
interaction as well as private areas for recuperation. in your proposed development or
■ Identify whether it is possible to reduce the amount of parking required conversion and if the existing zoning
by the municipality. requirements will require any changes.
■ Identify risks and opportunities for the affordable provision of units, both With some additional background
at the beginning and end of the site selection and design processes. research, these reflections will also
help you to select an architect who
will work for your project.
4 Canada Mortgage and Housing Corporation
Building/Site Selection and Design
Further Resources
CMHC Website: CMHC conducts or supports a wide range of research aimed at improving the quality of Canadian
housing. Through the Building and Design section on the CMHC website you will find information related to highrise
construction, operation, maintenance and repair as well as information related to Healthy HousingTM and Flex HousingTM:
www.cmhc-schl.gc.ca/en/inpr/bude/index.cfm
CMHC’s Affordable Housing Ideas is a collection of concepts that may help you develop a plan of action to address
local housing issues. It presents a range of strategies, illustrated by real case studies, that have been used by private,
non profit and public sectors in varied contexts and for diverse purposes:
www.cmhc.ca/en/inpr/afhoce/tore/afhoid/index.cfm
Ontario Association of Architects: Selecting an Architect:
www.oaa.on.ca/client/oaa/OAAHome.nsf/web/Selecting+an+architect!OpenDocument
Tenant involvement in estate regeneration (U.K.):
www.jrf.org.uk/KNOWLEDGE/findings/housing/H132.asp
Working with tenants to build strong, healthy communities: Toronto Housing Company:
www.torontohousing.ca/tenant_life/
Bringing the Power of Design to Affordable Housing, SPARC BC, 2005:
www.sparc.bc.ca/index.php?option=com_docman&task=doc_download&gid=30&catid=105&Itemid=110
Affordable Housing Techniques: A Primer for Local Government Officials:
www.ginsler.com/documents/textaht.html
Affordable Housing Design Considerations Checklist–The United States Department of Housing and Urban Development:
www.designadvisor.org/check/check.html
Good Neighbors: Affordable Family Housing, the first book of its kind to focus on design quality in affordable housing.
A glossy, 270 page “coffee table” book, Good Neighbors was first published in Australia by The Images Publishing Group
and subsequently in North America by the McGraw-Hill Companies.
Canada Mortgage and Housing Corporation 5
