Ottawa Cohousing will gather future cohousing members into Affinity Groups and match them to development sites. Then... it's time to role up our sleeves and design your new community.
Does the Affinity Group establish the Design Criteria for the development project that will become their cohousing community and home?
Yes and No. There are two major things to consider before establishing cohousing: the fundamentals of cohousing and the development industry. The Design Criteria for dwelling units and shared spaces are established by each specific Affinity Group, but they must work within the development limitations of the site, development law, building codes, and budgets. These limitations inform the design just as much as the Affinity Group's criteria.
Development Industry: The project will be built to comply with Ottawa's Official Plan and zoning bylaw, the Ontario Building Code and all other governing regulations. It will have the legal structure of a condominium with a unique mix of owner occupied and rental units. In order to secure financing, it will need to have similarity to other condos, just with a greater proportion of common spaces and a significant design nuance to allow for its community intent. The project will sell at market rates and each unit will have to carry it's share of the cost of common spaces.
Each Affinity group will have additional specific Design Criteria, pertinent to their group, but all groups under Ottawa Cohousing will have the following general criteria:
Each private residence will contain a kitchen, bath, living/dining area and bedroom(s)
A common amenity space will include (at a minimum) a kitchen area, a dining room, and mail boxes
Additional indoor common space, programmed as per needs of the Affinity Group
Outdoor space designed to be shared
Some semi-private outdoor spaces (decks, patio, balconies, garden beds)
Parking (less parking than typical condos, space for car share parking as possible)
Spaces designed to allow for casual interactions (both indoors and out)
A delightful, welcoming place that feels like home
So what does all this mean then? What will the place be like? What's left to design? How will it look and feel?
Design work will be divided into two phases: Schematic Design & Design Development.
Schematic Design Phase
In this phase, our general criteria and your Intake Forms provide the necessary information to complete the schematic design for any site. Urban lots are tight, and schematic design is very much dictated by building codes, budget constraints, and by-laws. The architect will consult with City planning staff and industry experts to design the volume and massing for a proposed cohousing development. An experienced project manager or developer will provide cost estimates for the development.
The Affinity Group will be presented with potential options for the cohousing development on the identified site.
The schematic design provides an analysis of what could be built, but not what it would look or feel like. It's pretty dry and impersonal, but a necessary first step to make sure that a site can meet the basic criteria for the group; number and size of dwelling units, size and orientation of common spaces, amount of parking, green space, costs. This material is necessary to make the hard choice... is this the right site? Are we all in?
TIMING: The schematic design phase can move slowly, waiting for the right piece of property. But it moves very quickly once properties are up for sale.
Design Development Phase
Once a site is selected, and one of the options chosen, work can begin on designing the look and feel of the development, as well as loads of fine tuning. THIS is the fun stuff!!
In this phase, the architect will facilitate the Affinity Group in making decisions about the size and organization of the shared amenity spaces, the precise number and size of all units and the number of bedrooms in each, balconies, exterior features, the materials, fixtures, finishes and design details.
The architect will complete the design work, and provide the group with a site plan, building plans, unit plans, common area plans, and a 3D model of the outside of the building and key interior shared spaces.
TIMING: The design development phase takes approximately 2 months and 4 group meetings to complete.
"Most of us know what we don't want… but what we do want is pretty fuzzy" - Radical Resthomes