Toronto looks to limit size of underground floors in 'iceberg homes'
CBC
Toronto is closer to placing restrictions on the size of “iceberg homes,” a controversial style of luxury development with massive basements that have drawn environmental concerns over impacts on flood risks and the city’s tree canopy.
Iceberg homes are multi-storey residences that take up more space below ground than above, usually to increase square footage when zoning height restrictions prevent building up.
The city’s housing and planning committee voted Thursday to adopt a motion that would introduce minimum underground building setbacks for low-rise residential buildings, limiting how close they can extend to the property line.
Toronto does not have below-ground setback requirements, but the city has been looking at changing that for years now. A city report to the committee found iceberg-style basements reduce soil health and tree growth, and make the ground less permeable to storm water, increasing flood risks.
Both storm water run-off and tree canopy growth have been major issues in the city in recent years.
Reducing impermeable surfaces like paved lots was something Mayor Olivia Chow wanted the city to look at following major flooding in 2024. Toronto also has a target to increase its tree canopy to cover 40 per cent of the city by 2050 to help fend off the worst heat effects from the climate crisis.
Other issues flagged in the city staff report on iceberg homes include excavation impacts on neighbouring properties, reduced area to plant new trees, and the high carbon footprint that comes with the amount of concrete required to build them.
The iceberg home got its start in the U.K., in London’s well-heeled neighbourhoods, where wealthy homeowners expanded downward to get around heritage and height restrictions.
The multi-storey basements in some cases include luxury amenities like private cinemas, games rooms, swimming pools and parking garages.
London eventually put restrictions on iceberg homes after complaints from surrounding residents.
During the COVID-19 pandemic, when people were stuck at home, the developments started popping up in wealthy Toronto neighbourhoods like Hoggs Hollow, Forest Hill and the Bridle Path. While they aren’t prevalent, they’re still being built. Since 2024, 12 applications have been submitted by homeowners to build mega-basements, according to the city.
Controversy over environmental issues have been flagged for years. In 2021, a 250-year-old sugar maple tree was cut down during construction of an iceberg home in Hoggs Hollow. Neighbours at the time complained about the removal of tree canopy and the possible destabilization of soil.
While several residents spoke at Thursday’s meeting about the need to protect trees in their neighbourhoods, Toronto architect Noam Hazan told CBC Toronto that homeowners should be able to do what they want below ground if developments don’t affect neighbours’ sightlines. He said there are already sufficient checks and balances in place for tree protection.
“To have new bylaws in place for what I don’t think is that widespread seems a little bit overkill,” he said.
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