To construct a laneway suite on your property, a clear access route must be available for first responders to reach the structure in the event of an emergency. Whereas a property may satisfy all the zoning requirements for a laneway development, this emergency access is a building code requirement, so is often overlooked by the average homeowner doing their due diligence.
The basic principle here is that a fire truck may not access a laneway, so the apparatus must be able to park on a street, extending a hose in one direction to the principal entrance of the laneway suite and in another direction to a hydrant.
A laneway suite can be accessed in one of two ways:
- A level, unobstructed walkway from the front street of the property, down a side yard (between houses) from the street curb to the principal entrance of the laneway suite at the rear yard.
- A travel route via the laneway, measured from where the laneway meets a public street to the principal entrance of the laneway suite at the laneway.
In both scenarios, a fire hydrant must also be located within 45m of the fire apparatus, measured from its location on the street.
Until recently, the side yard access route (scenario 1) had to be a minimum of 1.0m wide and with a clear height of 2.1m. The maximum travel distance measured from the street in both scenarios was 45m (measured from the street curb to the principal entrance). In December 2020, the municipality published two major amendments to these requirements:
- The side yard access route clearance was reduced to 0.9m (from 1.0m previously).
- The maximum 45m travel distance via the laneway route can be extended to 90m by providing design provisions that delay the spread of fire, allowing an extended response time for emergency personnel without compromising the safety of the laneway suite tenants or neighbours.
Scenario 1: Side Yard Access
The new amendments still require a maximum 45m path of travel in this scenario. Fire mitigating design provisions can not be employed to increase the path of travel when gaining access from a side yard.
Ideally, you can provide a 0.9m wide by 2.1m high clear walkway wholly within your property (measured between the side of your house to the shared lot line). If your lot line is less than 0.9m from the face of your house, but you have the clearance measured to the neighbouring building you can enter into a Limiting Distance Agreement with your neighbour which designates the common area between your buildings for a mutual access route. This is a standard legal agreement that is made available by the city and registered on title. It does add some minor cost and time to the approvals process, however it is a straight-forward document that is specifically tailored to homeowners in this situation. You will require this agreement to be in place prior to submitting a building permit application.
Scenario 2: Laneway Access
In the laneway access scenario, the principal entrance of your laneway suite is ideally located within 45m of the end of the laneway abutting a street. In this instance, you do not require any additional design provisions. Prior to the December 2020 amendments, this ultimately meant that if your lot was mid-block and did not have a side yard access, you unfortunately were unlikely to qualify.
With the new amendments in place, this travel distance can be increased from 45m to a maximum of 90m, by providing one of two alternative design provisions:
Option 1: Automated Sprinklers
The first option mitigates fire spread with the use of an automated domestic sprinkler system. Three key items must be provided in this option:
- An automatic sprinkler system designed by a professional engineer in accordance with NFPA standards.
- An exterior strobe light activated by an interconnected smoke alarm/warning system designed by a professional engineer to CAN/ULC standards.
- A residential fire warning system designed by a professional engineer and is inspected, tested, and maintained in accordance with CAN/ULC standards and provisions in the Ontario Fire Code.
Option 2: Increased Fire Protection Materials and Building Methods
This option mitigates fire spread through increased fire ratings in the building envelope and reduced unprotected openings (windows and doors) in certain conditions. Under option 2, the building’s design must provide:
- Where an exterior wall is located less than 2.4m from a shared lot line or the centerline of the laneway, that exterior wall may not have windows or doors.
- Where an exterior wall is located more than 2.4m from a shared lot line or the centerline of the laneway, the maximum permitted openings is half of that typically allowed by the Ontario Building Code and the wall must provide a 3/4 hour fire resistance rating.
- Non-combustible cladding where an exterior wall is located less than 1.2m from a shared lot line or the centerline of the laneway.
- An exterior strobe light activated by an interconnected smoke alarm/warning system designed by a professional engineer to CAN/ULC standards.
- A residential fire warning system designed by a professional engineer and is inspected, tested, and maintained in accordance with CAN/ULC standards and provisions in the Ontario Fire Code.
Choosing your Option
Choosing between providing a sprinkler system or increased envelope protection really depends on your site conditions, use case, and project budget.
Generally, an automatic sprinkler system can dramatically inflate your budget, considering the cost of design, installation, maintenance, and a likely upgrade in water service from the street. On the other hand, those with strong aesthetic inclinations for certain design features or specific exterior cladding materials may have to opt for a sprinklered solution.
Our team typically opts for the second scenario where creative design and a thorough comprehension of the standards inform the project’s design from the outset. In most cases, a laneway suite is unlikely to be less than 2.4m to a centerline of the laneway and where walls are less than 1.2m to a lot line (often the side walls), fire resistance ratings and non-combustible claddings are already basic requirements. The cost increase in this scenario is relatively minor in capturing the design and installation of a visual strobe and interconnected smoke alarm (which is also required in the sprinkler option).
The Takeaway
The technical requirements of providing emergency access to the laneway suite are best navigated by an experienced design professional, however it is important to understand the basic principles that can define your lot’s eligibility or determine the simplest means of ensuring your suite is safe for the occupants. In reviewing thousands of properties, we have found that these new amendments allow over 80% of lots to now satisfy the access. We commend the municipality for continuing to evolve the parameters toward allowing more homeowners to create new housing responsibly and safely within our existing neighbourhoods.
If you are unsure if your lot qualifies or if you think it may now qualify with these amendments, be sure to send your address or survey to info@lanescape.ca. We will provide a free property report, confirming your eligibility and an approximate buildable area.