BAAKFIL
BAAKFIL
www.bjalstudio.ca/BAAKFIL
What am I doing?
I am addressing the housing crisis and densification agenda in mature urban neighbourhoods.
How am I doing this?
I have created a new business model and an architectural design tool-kit.
Why is this important to society?
The benefit is increased affordability and a gentle densification agenda for mature urban neighborhoods.
My discovery that land cost is the major barrier to affordability impacts everything.
This thesis is all about the big idea of eliminating land cost.
What evolves from this journey is a new land acquisition model and housing typology called BAAKFIL.
BAAKFIL creates affordability by removing land cost from the developer proforma, passing the savings to new purchasers.
BAAKFIL
BAAKFIL
ACK
LLEY
DVANTAGE
INSHIP
AMILY
NTEGRATED
IVING
BAAKFIL
Retains
an existing house, backfilling new housing to yield densification options that align with current demographics
Develops
a backyard strategy for underutilized land, maintaining street and neighborhood character
Creates
a new business model where the landowner partners with a developer to contribute backyard space for development
Utilizes
back alleys as skinny streets with sidewalks, addresses, safety, social supports and mixed use
Promotes
city building through neighborhood revitalization, giving agency to residents to self-organize
BAAKFIL
"My life journey has included almost every type of housing available across Canada, including what we call the missing middle and infill today."
"The typologies that enable some of my fondest memories are however scarcely available or even permitted in some cities today."
BAAKFIL
BAAKFIL
- Original house retained
- Neighbourhood character maintained
- Landowner partners with developer
- Landowner does not need to move
- Land cost is removed from the proforma
- Savings passed along to purchasers
Infill
- Original House demolished
- Neighbourhood character disrupted
- Landowner sells
- Landowner is displaced
- Land cost is up to 50% of the proforma
- Land cost is passed along to purchasers
BAAKFIL costs up to 50% less than infill of same size and quality
ITS ALL ABOUT THE LAND.
BAAKFIL
The BAAKFIL Tool-Kit
- spatial principles with a unique infrastructure core
- ordered, flexible and scalable
- adaptable to socio-economic and site conditions
- responsible site planning and multi-use design
- BAAKFIL flexibility begins with a compact 24’ x 24’ footprint - a foursquare 12' module that yields efficient room sizes, side by side on standard 30’ – 50’ lot widths
The Pinwheel Plan
The Pinwheel Plan
- a ‘torqued’ plan can be oriented to climate and site
- porches, doors, windows and decks can be positioned for views, wind protection or to capture the sun
The Pinwheel Plan
- planning module allows room expansion or contraction with different roof, window and wall configurations
The Pinwheel Plan
- enables unit options and interchangable layouts
- the 24' x 24' footprint is equivalent to a standard double car garage
- community groups quickly understand the compatible scale of BAAKFIL
The Pinwheel Plan
The Infrastructure Core
- the core is an integrated service strategy
- the servant space is a collection of stairs, kitchens, millwork, baths, storage, and energy infrastructure
- services are stacked
- components can be mass customized
The Infrastructure Core
- the served spaces – living, working, eating, and sleeping are open or enclosed with a 12’ module
- core element integration leads to economies of scale and efficient service distribution
The Infrastructure Core
- BAAKFIL is net zero ready
- the core accommodates nature-based or technical innovations
BAAKFIL
Let's meet Nana and Papa, 5 years after moving into their BAAKFIL unit on the Pie Lot demonstration project.
"With a separate work studio and roof deck, a large kitchen, compact living space, trees, small yard and sunshine – it’s a delightful and energy efficient place to live."
"The apple tree is the centrepiece of the trellised courtyard and our apple pie block party every fall is a great pot-luck feast under the trellis."
"Our daughter lives in the original house and it was an easy decision to move next to them. She and her mom use our roof porch for their morning coffee."
"Two more units each have a lower suite. The middle unit is owned by Ricardo and Maria from Brazil and both are eligible for Canadian citizenship next year."
"Jaycee lives in the unit by the alley with her engineer husband. Her Mom rents Ricardo and Maria's Lower Suite. Jaycee runs a little hair salon off the back lane."
"Jaycee set up a coffee klatch on the weekends when her patio is open for business – just like a mini Parisienne café. We are a closely knit micro-community."
"We have a new sidewalk on one side of the alley paid through our neighborhood improvement levy. The community league is planning an e-bike depot next year."
"There are four BAAKFIL projects on this block alone and the neighbors are thinking about it now too."
"The neighbours come together. We tore down the fence on the property line. Both properties feel larger and we see more of the existing trees."
"We are working to have city surplus land leased to the Community League for more housing. There is some exciting talk of a design competition."
"Residents are incentivized to improve their properties. Our neighbor just cleaned out his garage and built a pottery studio for his wife."
"The best thing is that existing owners are not displaced and the houses are not torn down. Land is better utilized, communities are safer and more active."
