Boathouses have always been the most visible buildings on the lakes and, even from the earliest times, great effort was made to make them distinctive and appealing. Often more thought was given to their design than to the cottage.
“We have always felt that tastefully done boathouses add to the character of the lake,” states James Pitropov, Smith Architect Inc., “but the rules are changing.”
More and more of our shorelines have been developed and concerns began to be expressed about these structures – resulting in more control by townships and municipalities.
As attractive as they can be individually, too many of them built closely together would dominate the natural environment with “built form.”
Regulations
Changes to the building code placed limitations on construction but these changes are not uniform across municipalities. What is permissible in one municipality is not allowed in another.
“Municipalities want to limit the use of these structures,” states Pitropov. “They do not want them to become accommodations on the water.”
In almost all instances, width, height and use are restricted. Lot coverage comes into play. Projections from the shoreline into the water are limited, including the docks. Setbacks from lot sidelines vary with use.
“Lake of Bays has a new unique planning system called the Development Permit System,” explains planner, Marie Poirier. “It’s designed to expedite the process and not be as cumbersome and costly for the applicant. Because it’s new many are yet to understand it. Planners can assist in guiding applicants through the process and save valuable time,” she adds.
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| Photograph: Courtesy of Shorline Construction |
Site planning
Docks and boathouses must be located on the site accurately. It is impossible to judge where the structure sits 66 feet out into the water relative to the projected side lot lines.
“About there” or “I’m pretty sure that’s OK” is no longer acceptable where a half million dollar investment finishes up on the wrong side of the line.
It must be assumed an application for a minor variance will no longer be looked at favourably, or approved, as a reward for negligence or incompetence. Setbacks are critical.
Good builders will engage the services of a surveyor as standard operating procedure before any construction begins.
“We first do a survey showing the property as it exists and provide a report to the builder and architect,” states Doug Jemmett, Coote Hiley and Jemmett. “Using this document they say ‘OK this is what we’ve got to work with, what can we build?’ Once they have consulted with their client and decide what they want to build, we do a topographic survey which shows contours and the lay of the land.”
Living space controlled where permitted
Regulations for bathrooms and minimal kitchen and wet bar facilities are not all the same. It’s a challenge for designers to wade through these confusing and often contradictory regulations and still come up with a practical great looking boathouse regardless of the size or limitations on its uses.
Pitropov asks his clients questions such as: How much do you entertain? Do you want a dining area? Do you play cards? Is this space for the kids?
These are all factors in the planning of the design that result in a unique space for each family.
“In Muskoka township, boathouses can have a kitchen, but not a cook top or an oven,” states Glen Watkinson, Shorline Construction.
“Most do not have barbecues at their boathouse,” he adds. “Basically a boathouse is just for guests. It’s their own private area. The cooking is done at the main cottage, 90 per cent of the time.”
The boathouse is designed for temporary living – a weekend kind of habitation, not long-term,” agrees Brian Higgins, Cottage Country Construction. “You can have a shower but not a bathtub and you’re restricted to a limited-sized bathroom.
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| Small spaces can be beautiful too. A fireplace adds warmth and charm. Note the built-in entertainment centre (right). Photograph: Courtesy of Smith Architect Inc. |
Windows
“We like to see the customer with a set of their preliminary plans,” begins Eleda Ward, Window Works. “We pull the original files from the home and make sure that we have the same product and same style for the boathouse so that everything flows between the two. We try to match the cottage, or home, to make everything look the same.
“We like to see something maintenance-free,” Ward continues, “like an all-vinyl product on the lower level because of the humidity and condensation factor since it is directly over water. And then, generally, we put something with wood on the interior on the upper level.
“The cost is dependent on options, shapes and styles, and not the quantity of the windows because of the size restrictions on the boathouse itself,” she adds.
Builders need to be experienced
Builders need to be experienced with boathouse construction as never before. The logistics of obtaining the required permits from the Ontario Ministry of Natural Resources, the Department of Fisheries and Oceans (DFO) and from municipalities with different bylaws is time-consuming at best.
It can become extremely frustrating at peak times when the DFO require eight to 12 weeks to review applications. Scheduling has become difficult and needs to be realistic.
Different than the traditional house
“Building boathouses is very different than the traditional house,” states Doug Fitzmaurice, Fitzmaurice Bros. Carpentry.
“When designing a structure that will be out over the water there are different factors to take into consideration,” suggests Pitropov, “including higher humidity levels, wind, driving rain and the actual use of the space itself.”
Adds Fitzmaurice: “We generally use solid wood products like cedar or pine rather than drywall in a boathouse. You have all that water right underneath the base of the boathouse and if you don’t have the right materials it won’t be too many years before it starts to rot.
“You can get drywall for bathrooms – it’s called green board – but if it ever shifts you’ve got a big crack.”
“Proper heating and ventilation are important to combat the moisture,” states Tom Campbell, Ed Campbell Construction. “Many use propane furnaces or fireplaces.
“One of our clients leaves the fire on in the boathouse from September until April when he returns,” he adds.
“We use steel in the main structure of the boathouse to provide solid support for the second floor,” explains Philipp Spoerndli, Nordcap Steel Docks and Homes. “Steel is not affected by moisture; it can be coated to resist rust and is a strong solution.”
“Supporting the upper floor of a two-storey boathouse are engineered beams and brackets,” adds Fitzmaurice. “The beams have to be bolted together and special fasteners are required. Also to consider is the transfer of the weight from the upper floor down through the main floor onto the dock.”
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| Barges deliver materials and machinery throughout construction to waterfront sites – plus provide services to island properties. Photograph: Courtesy of Coulson Brothers Scow Service |
“Hardwood flooring has traditionally been used in boathouses,” states Pitropov, “but we are now looking at a specialty product – an engineered floor with hardwood laminates which minimizes expansion and contraction.
“Tall exposed timber ceilings dramatically increase the feeling of the size of the room,” explains this architect. “An open concept, vaulted ceiling and different timbering systems such as timber framing, traditional post and beam, spaced timbers and cathedral ceilings, create something special and tend to maximize the limited space. It all comes down to how you put it together – how you make use of the space.”
“Consumers often think they can get a lot of good, usable space in a boathouse,” adds Gary Clark, Edenlane Homes, “but they really can’t.”
It’s much more challenging to design two bedrooms, a living room and bathroom plus a small kitchen squeezed into 650 square feet of floor space than it is a 4,000 square foot main cottage. Every square foot must count, no wasted space.
“The design of the boathouse should fit in with the architecture of the cottage and also blend in with the surroundings,” states Russ Gregory, Gregory Designs. “The second floor accommodation is generally more open planning. Incorporated into the lower level design is space to walk around the boats for accessibility and storage for boating equipment.”
“Boathouses have traditionally been a form of building in Muskoka where the art of the craftsperson really shows,” Pitropov says. “Boathouses give the architect and builder a little freedom as to how the structure is expressed.”
“One popular trend is to make a brand new boathouse look old,” states Campbell. “One of my customers requested this. Basswood, a type of wood used in the interior of boathouses many, many years ago, was brought in from eastern Ontario. Basswood is very difficult to work with. We had to use white gloves because the oil from our hands would stain the wood. The idea was to have an “old Muskoka” look on the walls and ceilings. The floor was antique pine.”
Not just accommodation for a boat
“The boathouse used to be simply accommodation for a boat,” states Clark. “The owner looked at it as sun decking.”
“Now, many are treating boathouses like they’re going to live in them all year-round,” adds Watkinson. “They’re installing full sound systems and furnaces. They’re putting double the wire in them than a 1500 square foot home. They’re dressed to the nines!”
“We have clients that actually shut their cottage down for the winter and use the boathouse because it’s a smaller living area and a little more economical to maintain,” states Cary Cain, Casey Construction. “These boathouses are insulated, have air conditioners, a bathroom and a bar area!”
Cost
“People ask, ‘What does it cost per square foot to build a boathouse?’ continues Watkinson.
“Stated per square foot, the price of a boathouse can be mind-boggling.
“You’re dealing with only 650 square feet but the work involved is huge. It’s a smaller building, yet detailed and complicated. It’s a small design and we fit a lot into it.
“There is nothing simple about boathouses.”
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| Photograph: Courtesy of Ed Campbell Construction |
The Muskoka terrain
Muskoka has beautiful cliffs, rocks, hills and waterways. This area is, according to many, the most beautiful place in the world, but to a builder, the terrain can present challenges that require creative solutions.
As mentioned briefly in our last issue, boathouses, because they’re naturally located “down” at the waterfront, can be difficult to access by land for delivery of building products and needed equipment. This means barging becomes an integral part of the building process.
“We take fully-loaded cement trucks, tri-axles with asphalt for tennis courts, asphalt spreaders, excavators – whatever is needed to the building site, by water,” explains Arnie Coulson, Coulson Brothers Scow Service.
“We can take the project right from start to finish,” he continues. “We break ground with the excavator, deliver the cement block, the materials for the foundation… bring in the lumber, install the septic systems and do the hard landscaping with stone steps and contouring.”
While there is current discussion surrounding access to public landings for these barges, one would have to wonder how much more difficult, if even possible, it would be for contractors to get the needed materials and machinery to building sites if this water access was not made possible by barging.
How many steps?
This same terrain can present challenges in day-to-day life, as well. Just how many steps are there to get from the main home to the boathouse?
“Travel, without climbing stairs, in an inclined elevator,” suggests John Weinstein, Inclined Elevations. “Some people have nothing but an inclined elevator. No stairs for others to climb means privacy and a sense of security.
“If you go down to the gazebo and realize you forgot your sandwich, it’s not a problem going back.” he continues. “It makes the house accessible, like its right there.
“An inclined elevator turns a 20-minute huffing and puffing trip up and another 10-minute trip back down again into a couple of minutes of easy riding.”
Conclusion
Almost everyone wants at least a dock. Boathouses are desired by many and envied by others unable to have one.
A two-storey boathouse with living accommodation is the ultimate dream but attainable now by only a few with enough water frontage, larger lot size and located in a municipality with bylaws that allow them.
Join us in June when we conclude our focus on boathouses. Learn about docks, decks and more!
Until then check us out at
www.cottagehomeshowcase.com.
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