Types of Seniors Housing in Ontario
Seniors’ Apartments, Life Lease, Retirement Homes, and Long-Term Care – an Architect’s Guide for Seniors Housing Developers
A lot of landowners, after visiting our website for the first time, approach us for advice on how to develop a “Seniors Housing Project” on a site they own. Our very first question often baffles them:
What type of Seniors Housing Project did you have in mind?
Developers are not always aware of our area of specialization's broad range of building types. Perhaps your expertise is in condos but you want to know more about Life Lease. Perhaps you have experience developing Long-Term Care and Retirement Homes but are less familiar with Seniors Apartments.
We offer this basic primer on the Seniors Housing development sector to accelerate and elevate the conversation. This guide will cover:
1. Introduction to Seniors Housing in Ontario
2. Seniors’ Apartments – Independent Living and Independent Supportive Living
3. Life Lease - Independent Living and Independent Supportive Living
4. Retirement Homes:
○ Independent Living
○ Independent Supportive Living
○ Assisted Living
○ Memory Care
○ Short-term and Respite Care
5. Long-term care (LTC) homes (known as nursing homes in other regions)
6. Seniors Housing Zoning By-law (ZBL) and Site Plan Agreement (SPA) Considerations
7. Seniors Housing Structural Systems Considerations
8. Seniors Housing Heat, Ventilation, and Air Conditioning (HVAC) Considerations
9. Reducing Risks and Delays in Seniors Housing Development Projects
1. Introduction to Seniors Housing in Ontario
Canada’s 65+ and 85+ old population is growing at a rapid pace. There is a severe housing shortage in the country, and this negatively impacts the well-being of seniors. Most seniors choose to age at home, but many will require high levels of care that are too costly and complicated to provide at home.
Source: Statistics Canada
Multi-unit housing designed for seniors can deliver care services with economies of scale. In Ontario, these are developed and operated mostly by private corporations, the majority of which are for-profit and some of which are not-for-profit. For example, of Ontario’s 627 Long-Term Care homes, 16% are publicly owned, 57% are owned by private for-profit organizations, and 27% are owned by private not-for-profit organizations. (June 2021 data from the Canadian Institute for Health Information)
The chart below lists the largest operators of Seniors Housing in Canada, many of which also operate in Ontario.
source: Cushman & Wakefield – Seniors Housing Industry Review Canada March 2023
What Legislation Applies to Seniors Housing in Ontario?
All new construction and some renovation projects in Ontario are governed by The Fire Code, the Ontario Building Code (OBC) Accessibility for Ontarians with Disabilities Act (AODA), and other bodies like the Electrical Safety Authority (ESA). Each municipality has its local Zoning ByLaws (ZBL) that control uses, setbacks, height, gross floor area, number of suites, parking, loading, waste removal, Stormwater Management (SWM), sewage, and other requirements.
The OBC classifies Seniors Housing in the following way:
Seniors Apartments (SA) and Life Lease (LL) are classified Group C Residential
Retirement Homes (RH) are classified Group C Retirement
Long Term Care Homes (LTC) are classified Group B2 Care and Treatment
Retirement Homes (RH) are governed by the Ontario Retirement Home Act. Long-Term Care Homes are governed by the Fixing Long-Term Care Homes Act 2021 (at the time of writing, replacing the 2007 Long-Term Care Act). All housing is governed by the Ontario Human Rights Code (OHRC) and the Ontario Residential Tenancies Act (RTA).
The OHRC protects tenants from age discrimination. However, Section 15 of the OHRC allows housing operators to restrict tenants’ age to 65 and above:
(OHRC) Age sixty-five or over
15 A right under Part I to non-discrimination because of age is not infringed where an age of sixty-five years or over is a requirement, qualification or consideration for preferential treatment. R.S.O. 1990, c. H.19, s. 15.
Many Seniors Communities restrict tenants' age to 50 or 55 and above. There is legal precedent to allow operators to do so. We advise developers and operators to consult with legal experts for a full understanding of the legality of minimum age restrictions.
The RTA protects tenants from unlawful evictions. There are situations where residents who used to only require meals and perhaps laundry services grew older and now require higher levels of care. In these cases, the RTA allows landlords to transfer tenants out under the following conditions. We advise developers and operators to seek legal counsel for a full understanding of their rights and responsibilities.
(RTA) Transferring tenancy
Application
148 (1) A landlord may apply to the Board for an order transferring a tenant out of a care home and evicting the tenant if,
(a) the tenant no longer requires the level of care provided by the landlord; or
(b) the tenant requires a level of care that the landlord is not able to provide. 2006, c. 17, s. 148 (1).
Order
(2) The Board may issue an order under clause (1) (b) only if it is satisfied that,
(a) appropriate alternate accommodation is available for the tenant; and
(b) the level of care that the landlord is able to provide when combined with the community based services provided to the tenant in the care home cannot meet the tenant’s care needs. 2006, c. 17, s. 148 (2).
This Architectural Guide Aims to Help Developers Consider the Most Appropriate Type of Seniors Housing Project for their Site.
Seniors Housing options offer different income models (lump sum, rental, care services packages) and different levels of care. Some types are funded and\or subsidized by governments while others may offer tax breaks (e.g. HST, development charges).
For developers, each type differs in project financial planning (proformas), operational requirements, and design requirements/ considerations. Continue reading for summaries of each type of Seniors Housing as well as planning, structural, and HVAC considerations in Seniors Housing projects. Developers can use this information to choose the right type of project for their site.
2. Seniors’ Apartments
Central Health Lines provides the following definition:
Seniors' apartments are generally for seniors, 55 years and over, who are able to live independently.
They are typically rental and sometimes provide rent-geared-to-income suites in addition to market rates. Seniors’ apartments may provide meal plans and other seniors-appropriate amenities but do not provide the higher levels of care provided by Retirement Homes and Long-Term Care homes. While Seniors Apartments offer Independent Living and Independent Supportive Living packages similar to Retirement Homes, the floor area for amenities is usually lower than in Retirement Homes. Seniors Apartments attract residents who can take care of themselves and leave their suites to run their daily affairs.
The following characteristics are typical to Seniors Apartments
Income – monthly rent and occupancy fee (similar to condo fee). Residents pay their utilities, property taxes, and content insurance.
Typical forms – low-rise townhomes or slabs. Mid-, and high-rise slabs or point towers
Floorspace efficiency (suites / total above-ground area) – around 80% depending on building size and the number of amenities provided.
Residential suites include full kitchens and washrooms. They are considered Dwelling Units in municipal Zoning Bylaws.
Barrier-free features such as accessible showers and wider corridors are often standard.
Ontario Building Code classification – Group C Residential
Parking – often subject to higher parking rate requirements than other seniors developments. Lower parking rates may be negotiated through Minor Variances or Zoning Bylaw Amendments. This is warranted because retired seniors use their cars less often than younger residents.
3. Life Lease
Ontario.ca provides the following definition:
In Life Lease housing, the buyer purchases an interest in that property—which gives the buyer the right to occupy a unit for a long period of time, often for their lifetime. . .
Life leases are usually priced lower than similarly sized condominiums in the area. This could be due to the lack of availability of conventional mortgages and the exemption from land transfer taxes.
Life lease housing is usually developed and operated by nonprofit or charitable organizations called “sponsors.”
Life lease buyers are often seniors looking to move into smaller homes.
Life Leases offer a balance between rental seniors’ apartments and condo ownership for seniors looking to downsize. While the Life Lease sponsor (usually a non-profit or charity) owns the suites, the holder of the Life Lease interest can sell or allow their heirs to sell the right to occupy the unit, preserving equity. Life Lease prices are usually more affordable than condos in the same areas because the potential to flip the suites for a quick profit is lower to non-existent. Since sponsors own the entire building (there are no condo boards), interest holders have fewer maintenance responsibilities, similar to renting. The charitable nature of many Life Lease sponsors results in buildings that may cater to religious or ethnic groups, with civic and religious facilities at the heart of housing complexes.
Life Lease developments allow developers to pay off their construction loan upon occupancy when buyers close on their suites (similar to condos). Developers should incorporate design, escalation, and construction contingencies when determining the price of suites. Failure to incorporate contingencies may result in very small profits or even losses. Unlike rental income which can be adjusted over the years, once a Life Lease building is occupied, the most significant portion of income is paid to the developer/operator at a rate set several years before.
I spent close to 10 years working on the design and construction administration of several buildings at the St. John’s McNicoll Centre (SJMC) site. SJMC is a non-profit Developer Operator that caters to Chinese Christians (though anyone over a certain age can find a home in their buildings). The non-profit chose to place a one-storey chapel in the middle of their site, losing significant development and profit potential, because their mandate included cultural and religious goals.
The following characteristics are typical to Life Leases
Income – lump sum for the right to occupy the unit. Monthly occupancy fee (similar to condo fee). Residents pay their utilities, property taxes, and personal content insurance.
Typical forms, efficiency, residential suites, features, OBC classification, and parking are similar to Seniors Apartments.
4. Retirement Homes
Central Health Lines provides the following definition:
Retirement Homes (or retirement residences) offer rental units for seniors, ranging from Independent Living with little or no outside help to more complex care.
Each Retirement Home is different, but most offer supports for daily living and other helpful services. Costs vary, and not all services may be included in the basic fee. Seniors can receive care within the Retirement Home from external providers, including publicly-funded health services.
The following charectaristics generally apply to Retirement Homes
Income – monthly fees depending on the level of care provided. The operator pays for taxes, utilities, and repairs. Higher levels of care generate higher monthly fees.
Typical forms – typically low- or Mid-rise slabs. Can be high-rise slabs or point towers for Independent Living suites as there is less concern with care staff traveling long distances in elevators.
Floorspace efficiency (suites / total above-ground area) – around 60% depending on building size and the amount of amenity area provided. Floors with higher levels of care (Assisted Living and Memory Care) require more area for amenities. All Retirement Home floors require more amenities compared to Seniors’ Apartments and Life Leases.
Barrier-free features such as accessible showers and wider corridors are standard.
Ontario Building Code classification – Group C Retirement
Municipalities often have lower parking rates for Retirement Homes compared to apartments. Developers should investigate the number of parking spaces required for operational efficiency at the beginning of projects.
Retirement Homes may contain a variety of unit types defined by the level of care provided to residents. Groups of suites of the same type are often called neighborhoods. Below is a summary for each type of unit, though standards vary between different operators:
Independent Living
Aspira Retirement Living provides the following definition:
Independent Living is a flexible retirement living option that offers seniors the joy of an active, fulfilling life free from the demands of daily chores and responsibilities. It's a wonderful choice for those wishing to maintain their independence, but who also want to enjoy a range of life-enhancing amenities, services, and programs. With lively social activities, cozy private suites, and a variety of support options, Independent Living lets seniors focus on what truly matters: making the most of their golden years.
Retirement Home Independent Living (IL) suites often look similar to Seniors Apartments: they often include a bedroom and a full washroom with wheelchair-accessible roll-in showers. The main difference is that instead of a full kitchen with a stove, IL suites usually have a kitchenette with a small fridge and small countertop appliances if any. Meal plans are often included in basic fee packages and can be provided outside the neighborhood. For example, residents of a 3rd-floor IL neighborhood may dine in a central dining room on the ground floor. Some recreational spaces (e.g. multipurpose room) may be provided inside the IL neighborhood while others are located on the ground floor.
Independent Supportive Living
Cogir Senior Living provides the following definition:
Independent Supportive Living gives you the autonomy to live your life, your way, in a Retirement Home designed to suit your needs and preferences, with the added benefit of easy access to the services you may need. Whether it’s housekeeping, laundry or transportation sourcing, or assistance with more personal services such as grooming or dressing, choosing Independent Supportive Living gives you the options to help you be your best.
Retirement Home Independent Supportive Living (ISL) suites are similar to Independent Living suites. Some operators may choose to provide more amenity areas on ISL floors/ neighborhoods. ISL offers more services compared to IL packages, the differences depending on the operators.
IL and ISL get confusing because they are used to describe Seniors Apartments and Life Lease suites as well as Retirement Homes. A Retirement Home IL or ISL suites will usually only have kitchenettes compared with full kitchens in Seniors Apartments and LL (though this may be changing with new market demands). RH floors will also usually contain more amenities. For example, large multipurpose rooms on each RH residential floor compared with SA and LL residential floors which usually contain as much rentable (suite) floor area as possible.
Assisted Living
Chartwell Retirement Ontario provides the following definition:
Supporting moderate-to-heavy care needs—as well as seniors managing mobility challenges
and mild cognitive impairment—some of the valuable services you may typically see our
Assisted Living residents opting into include:
Medication management and distribution
Assistance with morning or evening routines
Showering or bathing assistance
An escort to meals and activities
Hand and foot care
And many more specialized services
In addition to our own nursing and support staff, you or a loved one can also benefit from
access to on-site physicians and nurse practitioners, meaning most of your health care needs
can be attended to within your own home. Rest assured, our Assisted Living Managers are here
to partner with you to build a custom plan of care and will review it with you often to ensure we
are safely meeting your unique needs and preferences.
Retirement Home Assisted Living (AL) suites tend to be smaller (studios) than IL and ISL but may still have kitchenettes and full washrooms. Laundry, central bathing (spa), recreational, and dining facilities including serveries and food preparation areas are located inside each AL neighborhood. Spaces for caregivers and medication are also required.
Memory Care
Amica Senior Lifestyles provides the following definition:
Memory Care provides specialized care and services to assist seniors living with a type of dementia such as Alzheimer’s. Staff members are specially trained to understand the needs of people at all stages of dementia, and to support seniors who may be experiencing frustration, anxiety, aggression or communication issues as a result of cognitive aging. Memory Care facilities typically offer extra security measures to keep residents safe from wandering, one of many symptoms of dementia. Memory Care in Canada is available at nursing homes, Long-Term Care facilities and at private senior living residences like Amica.
Retirement Home Memory Care suites have full washrooms but no kitchens or kitchenettes as they pose risks to residents living with dementia. Neighborhoods are designed similarly to Assisted Living with additional amenity spaces given that residents cannot leave by themselves. For example, in Amica Taunton (Whitby), we designed large 3 season rooms, one at each end of the corridor, with secured terraces that allow residents to safely enjoy the outdoors. The corridor circulation system ensured residents were always guided back to the centre of the neighborhood for staff oversight.
Short-Term and Respite Care
Central Health Line provides the following definition:
Caregiver support services that provide a break or temporary relief, such as short-stay residential, day programs, as well as in-home supports.
Short-term stays are simply vacant units generating income from short-term rentals. They can be any of the above-mentioned types of suites. Operators market this service to reduce losses from vacancies.
Structural and Plumbing Transfers in Retirement Homes
Careful consideration should be given to the placement of neighborhoods during schematic design to avoid structural and plumbing transfers as much as possible. In our design for Amica Taunton in Whitby, for example, typical two Memory Care suites on level 7 fit over two Assisted Living suites on levels 5 and 6 which fit over one Independent Living suite on levels 3 and 4. Despite different layouts for the three types of suites, no structural transfers and minimal plumbing transfers were required. Similarly, Memory Care and Assisted Living dining rooms and serveries are located above Independent Living suites without causing costly structural transfers.
5. Long-Term Care homes (known as nursing homes in other regions)
Central Health Line provides the following definition:
Long-Term Care homes care for people with significant health challenges and cognitive impairment who need 24-hour access to nursing care and supervision. While homes are publicly funded by the government to provide primary health care and nursing care, support with the activities of daily living, a variety of therapies and activities, and special diets residents also pay a fee for their accommodation. Long-Term Care homes are also known as Homes for the Aged or Nursing Homes.
Long-term care homes are the most stringently regulated type of Seniors Housing project. The Ontario Ministry of Long-Term Care (MLTC) sets the amounts operators can charge residents monthly, the amounts operators receive from the MLTC per bed, and the amounts of capital costs funding available per bed. In addition, the MLTC sets minimum standards for design, care, and care staff which translates to capital and operational costs.
Long-term care homes also typically house residents in need of high levels of care. According to the Ontario Long-Term Care Association,
more than 1 in 2 residents entering Long-Term Care require a high level of care. Only 5.7% of all residents . . . could potentially be cared for elsewhere. 3 out of every 4 people . . . have 3 or more different medical conditions. 80% of people . . . need support with Activities of Daily Living (ADL). 75% of people . . . require eight different medications, with 30% requiring 13 or more. And 76% of people entering Long-Term Care have mild to severe cognitive issues.
As architects, we understand how important it is to design Long-Term Care homes to be cost-effective and operationally efficient. We also understand we are designing for seniors who may spend years at their new homes, with ample daylight, generous dining and activity spaces, and respect for privacy and autonomy.
Income – monthly fees fixed by the Ontario Ministry of Long-Term Care. The operator pays for taxes, utilities, and repairs.
Typical forms – low- or Mid-rise slabs. Courtyard designs are growing in popularity as they provide circular paths for wandering residents living with dementia as well as shorter paths for care staff. As demand increases in urban centres high-rise Long-Term Care homes may increase in numbers. For example, we conducted a Needs and Options review for Nisbett Lodge in Toronto, a 13-storey Long-Term Care and Retirement Home.
Floorspace efficiency – since the area of bedrooms does not impact income like Retirement Homes and seniors’ apartments, Long-Term Care developers typically measure efficiency with square feet per bed. This ranges between 600ft² and 850ft² depending on the amount of funding the developer can secure from the government for capital costs. Construction costs escalation, reaching double digits during COVID-19, is pushing the area per bed towards the bottom range. Updated MLTC standards may require more areas in the future.
Bedrooms do not have kitchens or kitchenettes and include barrier-free powder rooms with water closets and lavatories only. All bathing is done in centralized facilities, usually one bath and one shower per residential home area (RHA - typically with the maximum allowed 32 beds). Dining is done in centralized areas serviced by serveries that receive food from a central kitchen or offsite.
Barrier-free features such as accessible showers and wider corridors are standard.
Ontario Building Code classification – Group B2
Parking rates for Long-Term Care homes are usually lower than both Retirement Homes and apartment parking rates. Developers should investigate the number of parking spaces required for operational efficiency at the beginning of projects.
6. Seniors Housing Zoning By-law (ZBL) and Site Plan Agreement (SPA) Considerations
Now that you know a little more about each type of Seniors Housing, which one is the best suited for your site?
Zoning Bylaw Analysis
One of the first tasks in our Client Needs and Options Review is performing a local Zoning Bylaw analysis. Each site has a Zone Label/Code which includes the general use (Residential, Commercial, etc’), figures that control bylaw requirements, and exceptions (if any).
For example, 1238 Queen St. E, Toronto, is zoned CR 2.5 (c1.0; r2.0) SS2 (x2224).
CR stands for Commercial Residential
2.5 is the total permitted maximum Floor Space Index (FSI) (density) for all uses on the lot
c1.0 means that the total FSI permitted for non-residential uses is 1.
r2.0 means that the total FSI permitted for residential uses is 2.
SS2 is the Development Standard Set applied to this site.
x2224 is the zoning exception that applies to this site, meaning it overrules other zoning provisions that apply to other sites.
Site Plan Agreements
A Site Plan Agreement (SPA) is an agreement between a site owner and a municipality that confirms the local conditions to develop the site. SPAs are mostly concerned with the Public Realm (outside of the building) while Building Permits are concerned with the building itself. SPA is handled by Planning Departments while permits are handled by Building Departments. An owner must get SPA approved before a full permit is granted.
Once we find out your site’s zoning code, we can investigate what you may get approved for SPA as of right. This includes allowed uses, setbacks, height, gross floor area, number of suites, parking, loading, waste removal, Stormwater Management (SWM), sewage, and other requirements.
Now comes an important question –
Are you interested in building as of right, applying for a Minor Variance, or going through a full Zoning Bylaw Amendment (ZBLA or ZBA)?
As of Right: this is the easiest planning approval path. You accept all the restrictions and provisions that the Bylaw requires and demonstrate how they are met in your design. This approach may save considerable time in getting a Site Plan Agreement approved. Some sites, however, have outdated Zoning Bylaws that do not reflect current conditions such as the height of neighboring buildings or the density required to achieve economies of scale in today’s housing market. Other ZBLs such as shadow requirements may create significant challenges to your proposed massing.
Minor Variance through a Committee of Adjustment (CoA): Developers may apply to the CoA to amend parts of ZBLs that are deemed minor. The local planning staff will usually communicate their support or lack thereof for a Minor Variance application. For example, a developer seeking to build a 16m high building on a site that allows only 14m in building height may apply to the CoA and avoid going through a full Zoning Bylaw Amendment. A developer seeking to build a 40m high building on the same site will likely require the full ZBLA. The CoA process will require a few weeks to a few months for the architect to prepare a drawing package and likely a few months for the CoA to deliver a final decision.
Zoning Bylaw Amendment (ZBLA or ZBA): Zoning Bylaws are not set in stone. Developers determined to seek major amendments to the ZBL governing their site may engage local Planning Departments and apply for ZBLA. If the negotiations with Planning Departments are unsuccessful, developers may argue for the value their proposed projects bring to the community through political representatives. Similarly, neighbors and other stakeholders may work against the proposed change. Municipal councils may overrule their Planning Departments (with limitations) if they find merit in the proposal. Developers may also take the matter to the Ontario Land Tribunal (OLT) or the Toronto Local Appeal Body (TLAB) which may overrule local Planning Departments. Finally, certain ZBLA may be expedited and approved in principle by the Ontario Government through Minister’s Zoning Orders (MZO). In some cases, ZBLA must be preceded by an Official Plan Amendment (OPA), though an OPA usually tackles the most controversial elements in proposed developments, for example, height and density. ZBLA may take years to complete, but economical rewards to developers may justify their time and cost.
Typical Seniors Housing SPA Approval Strategies
Which of the 3 options is best suited for your site? Assuming you have an idea of the desired number of beds/suites, your architect can provide different design options. Always examine the amount of parking required and proposed in the design and whether costly underground garages are called for. You can then compare these designs with the current zoning requirements for your site to determine your next step.
Long-Term Care homes are typically 1 to 4 storeys high. If the site is already zoned for LTC use then the number of beds, gross floor area, and height requirements likely allow for the desired number of beds as of right. In some cases, a Minor Variance is required to get a little extra height and/or relief from stringent shadow requirements. In one of our LTC projects, for example, we are requesting an increase of a few metres to the current height restriction based on the fact that ventilation requirements for Long Term Care homes drastically increased in recent decades and modern LTC homes must accommodate larger ducts in ceiling spaces. If the site is not zoned for LTC use, adding that use may be a simple Minor Variance. If the desired number of beds, however, requires height and density above and beyond the current ZBL, a full Zoning Bylaw Amendment may be needed. Since LTC homes are in dire need across Ontario, Planning Departments may agree that SPA approval for LTC homes is above particular ZBL non-compliances.
Retirement Homes take many forms, from 1-3 storeys light-frame construction to mid- and even high-rise towers. Higher levels of care, however, are more effective operationally the closer they are to the ground. This is because meals, laundry, and care staff must travel vertically to reach each floor. An Assisted Living neighborhood on the 15th floor will take precious time to reach. An Independent Living neighborhood that invites residents to dine at a ground-level dining room, however, may work better. Lower-rise RH may build as of right and have shovels in the ground quickly. Higher and denser RH may require CoA or ZBLA to allow for their desired suite count.
Seniors Apartments and Life Lease projects often require Zoning Bylaw Amendment. This is because they usually provide lower levels of care compared to LTC and RH so high buildings are of smaller operational concern. This is also because this type of housing competes more directly for land with condo developments, and land costs may be high. To make the project work, additional density is often required. I worked on an OPA for a Life Lease project in Mississauga that resulted in an increase in the allowed Gross Floor Area (GFA) and height - from 9 storeys to 18. Once the OPA was confirmed, getting the ZBLA approved took far less time. Another project I worked on changed the allowed use of land zoned for Employment to include Residential use through OPA and ZBLA, which allowed for several Life Lease buildings up to 18 storeys high with reduced parking requirements. Interestingly, in the latter example, the developer ended up building 12 and 14-storey high buildings due to financial, market, and parking constraints. In both cases, the developers were successful specifically because they were proposing Seniors Housing projects.
Site owners may have big dreams for their site. Hiring an architect to conduct a Client Needs and Options Review will help those dreams take shape. A Realistic design cannot occur without understanding what is and is not allowed on a given site.
7. Seniors Housing Structural Systems Considerations
(Special thanks to Anthony Mirvish of Honeycomb Group).
Each type of Seniors Housing takes different shapes and forms. Origin at Longwood Retirement Home is 4 storeys with pitched roofs. Amica Peel Village retirement home is a 7 storeys L-shaped slab. Our design for Revera Bradgate Arm Retirement Home calls for a 16 storeys point tower. The summary below intends to provide basic information about different structural options. Cost may vary between sites, a preliminary analysis with a structural engineer is recommended once the desired massing is confirmed.
Wood Frame Construction (stick framing)
1 - 4 storeys (taller if on top of 1-2 floors supported by a different system, e.g. cast-in-place concrete).
Not suitable for Long-Term Care homes that are larger than the area and/or height maximums set by the Ontario Building Code Group B2 classifications that allow for combustible construction.
Light Steel Frame Construction
1 - 4 storeys (taller similar to Wood Frame)
Noncombustible (OBC)
Can generally mimic wood frame construction.
Mass Timber (manufactured heavy timber products)
Includes Cross Laminated Timber (CLT), Nail Laminated Timber (NLT), Glulam, and other products. Sometimes referred to as woodcrete.
The supply chain for this type of product is expanding and they are becoming more competitive in Ontario.
6 storeys is currently the range for most common usage although taller is permissible if the design is demonstrated to provide performance satisfactory to authorities (alternative design criteria).
Group C (Residential, not Retirement) and Group D (Business) can go to 12 storeys per OBC.
In BC, an 18-storey building was constructed but it has a concrete core.
Cores (stair/elevator) are more complex to do in wood, so those elements remain concrete, steel, or masonry.
Steel Frame – Slab on Deck
Concrete slab on metal deck on Open Web Steel Joist (OWSJ) or beams on columns.
No actual upper limit – has been used in offices to 100+ floors.
Floor-to-floor heights are greater than CIP or Deltabeam-type systems (See below) so they’re more common on commercial (office) buildings where long spans are required and services are distributed across the floor plate.
The height issue is of less concern with lower buildings – the additional height on 2 storeys is less significant than on 6.
Tend to be a bit lighter than precast systems for the same height once toppings on precast are considered or precast is 250 or thicker.
Steel Frame – Precast Slab
Precast concrete slab (e.g. Hollowcore) on metal beams on columns.
Have been used to 30+ storeys in the states but practical limits tend to be lower because the system is (or can be) a bit heavier than slab-on-deck and has deeper assemblies.
Tends to be thicker floor assembly than slab-on-deck (latter is ~150 for slab and deck + beam/OWSJ versus 200-250 for hollow-core).
Thin-type proprietary systems like Deltabeam or Girder-Slab reduce floor assemblies to the thickness of the slab (the beams are embedded between precast units). They have been used on taller buildings.
Such systems are less efficient above 12 storeys where frame action benefits from continuous columns.
We find thin-type proprietary structural systems to be very efficient for Long Term Care homes as they provide long spans with minimal floor assembly depth. LTCs are usually low to mid-rise so well within the system’s limit.
Load-Bearing Walls
Precast slabs or slab-on-deck. This structural system replaces columns with load-bearing masonry units (e.g. concrete blocks) or load bearing studs
4 storeys is a practical limit before the masonry becomes very heavy but can be used up to 6 storeys
A major limitation is that masonry behaves differently than concrete and so is less strong in seismic conditions – which tend to govern shorter buildings – while the mass of the masonry adds to the seismic and foundation loads.
Load bearing studs can also be used for 4-6 storeys. The floors tend to be framed with their own type of “joist”, usually the stud itself turned on its side.
Load-bearing walls may negate the need for beams, reducing floor assembly depth.
On the other hand, load-bearing walls may require strip footings (foundations) under the entire wall compared with smaller spread footings under columns.
Cast-in-place Concrete (CIP)
No real height limit.
Tends to be economical for mid-rise from about 8 storeys depending on the type of building and amount of repetition.
High-rise to 100+ storeys.
Flat soffits and relatively thin floors are the main advantages but also more forgiving of modification.
Spans are less than steel unless post-tensioned for longer spans.
Tends to be economical to an 8-9 m bay without post-tensioning. For thin (200mm) slabs a common bay size is 6.4m for apartments.
Weight is greater than steel systems
The thin floors provide significant reductions in total building height for higher buildings. Floor layouts are more flexible to design since beams are usually only required under structural transfers, reducing potential clashes with mechanical elements. CIP Concrete is also inherently fire-rated.
8. Seniors Housing Heat, Ventilation, and Air Conditioning (HVAC) Considerations
Source: Adobe Stock
It is important to remember there are three components to HVAC.
Temperature control (heating and cooling)
Air circulation and air quality control (oxygen levels, odour, and toxins removal)
Moisture control
The highest health and comfort levels are achieved by separating the supply of each component. This full separation, however, may be expensive for Seniors Housing projects. A realistic good practice is to separate heating and cooling from ventilation and moisture control. This separation allows for continuous ventilation without continuous heating or cooling.
The following HVAC systems are summarized for consideration in Seniors Housing projects
Wall boxes – deliver all HVAC components directly from outside. They are cost-effective to install but energy inefficient which may create difficulties in meeting rising energy performance standards (e.g. Ontario Building Code, Toronto Green Standard). The inefficiency also translates into higher operational costs. Exhaust air is done through washroom exhaust fans.
Centralized forced air – large rooftop units provide all HVAC components through ducts running down to all floors and spreading through ceilings to reach all areas. For higher energy efficiency, return ducts can run parallel to supply ducts to allow for energy recovery (moisture and heat) in the rooftop units (more on ERVs below). This system is cost-effective to install but requires space to run ducts vertically and horizontally. This space increases as ventilation requirements increase. For example, duct shaft spaces in multi-storey Long-Term Care homes can take up a significant amount space which increases costs for structure, cladding, etc’.
Fan coils heating and cooling – central boilers and chillers deliver coolant via pipes to fan coil units which provide heating and cooling only to different areas in the building. Fan coils do not provide ventilation or moisture control; those are separately supplied by forced air (without heating and cooling) or by suite ERVs. When the latter approach is used, duct space requirements are significantly reduced in the building, providing cost savings that balance the additional mechanical costs.
Energy Recovery Ventilators (ERVs) – temper supply air with recovered heat and moisture from exhaust air. Large models can be installed in centralized forced-air rooftop units. Small models can be installed in individual suite ceilings and ducted to supply and exhaust air directly from outside the suite. While small individual models add to mechanical costs, they may save a lot of floor area and height by removing the need to ventilate spaces centrally from the roof via large ducts. As overall construction costs continue to escalate and energy performance requirements rise, we see suite ERVs becoming more popular in senior housing development. Getting fresh air directly from outside each suite may also reduce health concerns created by long ductwork in centralized systems.
9. Seniors Housing Development is Complicated - How can Developers Reduce Risk and Delays on Their Sites?
No site is like the other. A developer once asked us to use the same design from a previous project; Bob Murphy (President at MPI) answered that if the developer gave us the same site we could do the same design. Different sites mean different projects.
This is why it is important to do a thorough analysis of a site including zoning, code, environmental, and geotechnical reviews. If there is an existing building on the site and renovations are contemplated, preliminary phasing should be discussed as well as strategies to limit disruptions to existing structural, mechanical, and electrical systems.
Does Your Company Own a Site It Wants To Develop But Is Not Sure Of The Best Seniors Housing Option and Does Not Want To Commit To A Full Architectural Contract?
You just want to know the basics:
Rough idea of the number of suites and average size
Rough idea of gross construction area
Rough idea of the number of parking spaces
Analysis of existing building compliance to code and other mandatory standards
High-level zoning and code analysis to determine Planning Departments' paths forward
Which specialty consultants and reports are needed? (e.g. Noise, Environmental)
Murphy Partners can provide a low-commitment Client Needs and Options Review for your site to determine the above. Contact us to schedule an initial consultation to discuss your next project.
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