In Toronto, the absence of integrated garages in homes built before the 1950s is unmistakable. This has resulted due to changing transportation trends, cost considerations, cultural shifts, zoning regulations, architectural styles and a strong DIY culture. As such, many homes in Toronto now feature stand-alone garages, located either at the back of a property or on a laneway. Today, these stand-alone garages face the inevitable effects of aging, requiring either revitalization or complete reconstruction. This article explores the stand-alone garage planning and permitting process in the city of Toronto.
If you’re looking to revitalize your existing garage please see this article.
Survey review
As a first step, any garage build project requires a thorough review of the land survey. We review this in collaboration with our architect to extract important zoning information, including allowable garage size, lot line setbacks, and to identify any potential concerns. This step will help determine whether a zoning variance through the Committee of Adjustments (COA) is necessary. The COA is required for reasons including size of the new structure, set-back encroachments, lessening of mandatory soft scape ratio, etc. If you do not have a survey, you will need to obtain one from a survey record-keeping company or perform a new survey. In many cases, even an old survey can be transformed into a viable site plan for a stand-alone garage.
Site verification/walkthrough
A site walkthrough allows us to assess conditions, identify potential obstacles and gain an understanding of construction logistics. Checking for trees is a vital part of this process as those with a trunk diameter exceeding 30cm at 1.4m above grade are protected and require a permit from Toronto Forestry for removal or injury.
Stand-alone garage architectural design
Collaboration between the architect, client, and/or contractor occurs at this stage to design the stand-alone garage. Considerations include size, style, location, orientation, garage door specifics, entry door(s), windows, and cladding material. Notably, fire code regulations apply, especially if the garage is located close to an adjacent property line.
Common styles for stand-alone garages in Toronto include flat roofs, skillion or shed styles, peaked roofs, and occasionally, barn styles.
Stand-alone garage permit submission/zoning review
You will need to submit completed, architectural plans, along with the necessary forms and fee, for examination and permit issuance. During this process the examiner will review the proposed construction plans and will formalize, or, in the odd case, uncover any zoning variances requiring COA. In cases where COA is unnecessary, the permit process typically takes 2-4 weeks from submission to approval.
Committee of Adjustments (COA) Toronto
If COA is required, application forms are filled, a fee is paid, and the application enters a queue awaiting a hearing date. The hearing date can take several months, therefore it is important to plan accordingly if you wish to have a garage project completed during a specific construction season. The COA process includes posting a sign on the project property and a mailed notification from the city to neighbours. This affords your neighbours the opportunity to voice concerns/objections. While representation at COA hearings may incur costs, it is advisable to have an architect act as a representative.
In our experience, the COA is fair in their assessments and generally approves reasonable variance requests.
Tree considerations and permitting (if required)
Protected trees with a trunk diameter over 30cm at 1.4m above grade necessitate consideration. Construction within the Tree Protection Zone requires a permit from Toronto Forestry. This requires an arborist report, application fee, and potential tree removal or injury, with associated costs.
In conclusion, the process of rebuilding a stand-alone garage in Toronto involves meticulous planning, adherence to regulations, and considerations for unique urban challenges. By navigating through these steps, homeowners can unlock the full potential of their properties while complying with city regulations and contributing to sustainable urban development.
If you are looking for help with your stand-alone garage planning, permitting and construction process, contact us using the form below.
