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Ryan Jabs

@ryanjabs.bsky.social
353 followers 619 following 509 posts

Dad who's fascinated by urban planning. Runner of a small #YYJ home development company. Trying to build the right things. www.lapishomes.com Art by Elizabeth Upton (www.instagram.com/living.whimsicall…)

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Ryan Jabs @ryanjabs.bsky.social · 02/10/2026
My first had seven staircases, including a wild shared set accessed off two of the suites’ powder rooms. Zero logic as the upper floors, which triggered the two staircase per suite requirement, were still only accessible by a single set and had no other means of egress.
2nd floor of a sixplex showing seven staircasesThird floor of a sixplex showing four staircases
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Ryan Jabs @ryanjabs.bsky.social · 06/09/2026
Again, I’ll point to Saanich’s current fourplex policy. Despite most single detached lots now qualifying for this level of density, single detached prices are actually still dropping in the municipality because the biggest drivers of land costs are buyers of single detached homes—not developers.
A table showing average benchmark prices dropping in Saanich over the last 12 months.
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Ryan Jabs @ryanjabs.bsky.social · 31/08/2026
When you see something like this in a staff report, you know that the city cares nothing about home costs. It’s a straight admission that they know it’s another impossible standard that the city can’t meet… so they exempt themselves from it while applying it to construction.
A screen shot from the city’s staff report on their proposed new sound bylaw saying that city work will be exempt from the bylaw’s requirements.
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Ryan Jabs @ryanjabs.bsky.social · 16/07/2026
The minister has threatened actual action in a letter sent to municipalities last October, but so far the @bcndpcaucus.bsky.social has not taken this step despite municipalities scaling this housing form back and introducing additional requirements. esquimalt.ca.legistar.com/View.ashx?M=...
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Ryan Jabs @ryanjabs.bsky.social · 16/07/2026
One of the big reasons middle housing is missing is that local govs' treat them like they're six to 26 storey builds, micromanaging them with conflicting directions. There's not enough money in middle housing to allow for this, so builders avoid them. The latest recommendation:
Esquimalt's consultant is recommending more site specific requirements for missing middle housing. This will make these homes more expensive and more difficult to build.
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Ryan Jabs @ryanjabs.bsky.social · 16/07/2026
Fascinating to see a breakdown on who provides feedback to local governments as it clearly shows why they continue to restrict housing. Only 413 of Esquimalt's 17,533 residents responded to their survey on missing middle homes. The comfortably housed (owners) made up 80% of responses.
Two charts showing the results of a survey Esquimalt held about how to further restrict provincially required missing middle housing. 80% home owners and only 13.5% tenants responded.
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Ryan Jabs @ryanjabs.bsky.social · 09/07/2026
Research by Urban Systems for the City of Victoria's new (2024) development cost charges show that homes built would fall by 6% by 2050 b/c of the $5-10K new DCC. Add on all of the other new taxes, CRD fee & policies (there are many) w/ this new $10-20K fee for parking, we'll see a further drop.
A slide from Urban Systems developed for City of Victoria's 2024 development cost charge bylaw shows that the new development tax increase adopted in 2024 would reduce the number of homes built by 6% by 2050
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Ryan Jabs @ryanjabs.bsky.social · 16/06/2026
Unless they realign, it’ll be 40-80 years before that sidewalk is widened as the city waits for new residents to pay for it when the properties are redeveloped. Sidewalks are tight up against property lines, except in a couple spots, and they won’t underground those power lines b/c of huge $$$.
Overhead satellite image showing staggered property lines, many right up against the sidewalk limiting widening.
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Ryan Jabs @ryanjabs.bsky.social · 26/05/2026
Browsing @conradspeckert.bsky.social's www.singlestair.ca (a must for housing advocates/designers/builders) & came across the BEST rendering. Why don't governments let us build homes where people can happily read books and shove chips into their faces in bright, airy, socially connected homes?
Man shoving chips into his face while child and woman sit reading books.
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Ryan Jabs @ryanjabs.bsky.social · 20/05/2026
In small footprint, taller buildings, garbage rooms can exceed 10% of a storey. All bike rooms in small SES builds here would exceed this. And if the munis find total storage and "broom closets" add to more than 10% of a floor, then absolutely they would treat storage as a major occupancy.
Code citation stating that if a single storey of a building has more than 10% of a particular occupancy (IE storage) the entire building is classified as that occupancy.
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Ryan Jabs @ryanjabs.bsky.social · 19/05/2026
So no coffee shops or restaurants, fine. Let's build one of these very safe, more socially connected, brighter, happier buildings with just apartments! Hold on! BCBC's Group F, Div 3 includes parking and storage rooms as being a "light industrial" major occupancy. So what does that mean?
Group F, Division 3 list of major occupancies classified as light industrial
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Ryan Jabs @ryanjabs.bsky.social · 19/05/2026
Great! I can build single egress apartments and condos if I follow the rigorous additional requirements in that section. Hold on! This section in the existing building code says that if a building has another "major occupancy" in it, it is no longer considered "only" residential occupancy.
Section 3.1.2.1 - classification of buildings definition in the BC Building code.
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Ryan Jabs @ryanjabs.bsky.social · 19/05/2026
To make this change, @davidebybc.bsky.social's gov. deposited a ministerial order with 3.2.10 added to the B.C. building code. The key part here is that single egress buildings must be considered to have "only residential occupancy" (apartments or condos).
A section from the BC Building code that governs whether a single staircase building can be built
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Ryan Jabs @ryanjabs.bsky.social · 09/05/2026
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Ryan Jabs @ryanjabs.bsky.social · 02/05/2026
Getting close to being finished -- 9 homes replace one. We call this little community Folk. I'll have more info soon, but it's pretty wonderful to experience the direct connection between the front doors and balconies and the sidewalk, which aren't buried behind driveways and garages.
A photo of a few townhouses, doors and stoops connected to sidewalks in our Folk buildingA photo from another angle of a few townhouses, doors and stoops connected to sidewalks in our Folk building
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Ryan Jabs @ryanjabs.bsky.social · 29/04/2026
We spent a lot of time on the interiors of these homes, both on the adaptable suites and the family sized homes. One of my favourite features is fitting in a couple of bonus spaces (office and rec/TV room) down the hall from the living room to keep the painful lego pieces out of the way.
Living room in KindredKitchen photo from KindredA photo of a shower and cabinet at Kindred. A photo of a bed in one of the Kindred bedrooms
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Ryan Jabs @ryanjabs.bsky.social · 29/04/2026
Victoria is blessed with two great car share services -- an incredible amenity for people who live their lives without owning a car. We partnered with Modo to bring one of their first fully electric vehicles to the city and installed a charger right out front (www.modo.coop).
A photo of the Modo vehicle out front of Kindred.The Modo car locater app displayed on a cell phone.
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Ryan Jabs @ryanjabs.bsky.social · 29/04/2026
Convenient, one touch roll-up garage door entrance, with automatic lighting, pull down cord reels and a slat wall for hooks, shelves and storage -- this bike room has it all. The cord reels, in particular, allow for easier charging access in case the space is full of wide cargo bikes and trikes.
A woman putting on her helmet in the Kindred bike room. Shown behind her is the bike room's slat wall with helmets, hooks and lifejackets. Simple but full tooled bike repair station with removable repair arm.The slat wall has room for more than just helmets -- this photo shows a scooter hanging on it too.Pull down charging cord reels, conveniently placed for cargo bikes.
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Ryan Jabs @ryanjabs.bsky.social · 29/04/2026
We're one of the first in the city to build without parking, so we focused considerably on amenities for people to not need a car. That started with the bike room.
Roll-up door into Kindred bike garagePhoto of the bike room at Kindred
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Ryan Jabs @ryanjabs.bsky.social · 29/04/2026
We thought about how people get around the site & how they might subtly bump into each other & have longevity inducing little conversations. We designed a wide walkway to the bike garage and suites, oriented the entrances along the path & placed the mail area and refuse area along that pathway
Cargo bike exiting the bike and pedestrian pathway at KindredCentral mailbox area at Kindred.
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Ryan Jabs @ryanjabs.bsky.social · 29/04/2026
A lot of push and pull, but we landed on a building location and tiering system that both increased onsite soil and provided a variety of social areas. We also are big on kids and families, so sprinkled in a number of stepping rocks for kids to play on without trampling the shrubs (too much😄).
A child's feet running through the garden areaBackyard tiering - upper sitting area under the cedar, picnic and BBQ social space in middle tier, and play area in lower tier.
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Ryan Jabs @ryanjabs.bsky.social · 29/04/2026
Initially, we struggled with the topography of the site. The property was on a rock leading to a tiered yard and a massive cedar in the corner. We wanted to take advantage of the geography to create levels of social spaces, as well as preserve the natural beauty and shade of that tree.
A Himalayan cedar in the rear yardSite prep work underway, showing the rear yard cedar and tiered back yard.
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Ryan Jabs @ryanjabs.bsky.social · 29/04/2026
When we started our concept was simple: Let's design a building for people of all ages and use the space typically dedicated to cars and parking for people and social connection. Inspired by @happycities.com, we got to work with our team at Christine Lintott Architects and Biophilia Collective.
Girl on Kindred stairs, tying her shoes with people talking in the background.One of the small semi-private porches at Kindred.
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Ryan Jabs @ryanjabs.bsky.social · 29/04/2026
Welcome to Kindred! A six home houseplex in the heart of walkable, bikeable, transitable VicWest in #yyj. These homes took 30 months for rezoning and permitting and 18 months to build. Now this building is home to 15 adults and children of all ages. www.lapishomes.com/projects/633...
A concept rendering of our Kindred sixplex in VicWest first designed in 2021.Our final Kindred sixplex building in Victoria, B.C. that looks very similar to the rendering.
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Ryan Jabs @ryanjabs.bsky.social · 19/03/2026
The crossing has a specific bike button that controls the pedestrian crossing light as well. (The pathway through Doncaster green here is also super muddy and slippery, so this may be an intersection for a planned formal cycling connection).
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Ryan Jabs @ryanjabs.bsky.social · 12/02/2026
We have a remote-operated garage door here, near the recycling/garbage area and mailboxes. Kind of the hub of activity in the morning and evening. It also ties into access to all of the entrances. Design is geared around shared circulation to create opportunities for social connection.
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Ryan Jabs @ryanjabs.bsky.social · 11/02/2026
The site plan? Yep, it's a photo taken from the corner, right around where we have this upper sitting space down towards the centre (circled with an arrow). We modified the final design to minimize the impact to surrounding trees but held to the tiered multiple social spaces intent of the design.
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Ryan Jabs @ryanjabs.bsky.social · 10/02/2026
These policies & new fees are constantly being added. Saanich, as an example, required us to cap a terminated service with this $300+ piece of equipment rather than a typical cap that is 99.9% effective and every other jurisdiction uses. It's this type of thing that is everywhere around housing.
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Ryan Jabs @ryanjabs.bsky.social · 30/01/2026
920 is great for double window walls. They give so much flexibility to minimize wasted hallway space. I’ve seen a really livable 3 bed, 1 bath in about 750-800 square feet (with a roughly 280 sq ft living area and kitchen). I built this 690 square foot 2 bed, 1 bath, which works quite well too.
2 bedroom floor plan
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Ryan Jabs @ryanjabs.bsky.social · 28/01/2026
Our exterior space is all about pedestrians and encouraging social connection: wide walkway, shared backyard with kids play area, large community eating area and an upper sitting area -- as well as some semi private covered porches for each home. Here's one of the backyard.
Rear yard view at Kindred from upper sitting area looking down towards eating area and kids play space.
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Ryan Jabs @ryanjabs.bsky.social · 28/01/2026
We use Pro Slat on our back walls for shelving and hooks so people can store smaller mobility devices and equipment (scooters, kids bikes, strollers).
Pro slat backing for extra storageCargo bikes with pull down charging reels in bike garage
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Ryan Jabs @ryanjabs.bsky.social · 28/01/2026
We're not in the US and only do smaller builds, but myself and another developer have been proposing and building parking free buildings, with largest in city (per home) bike/etc storage. This one's our recently finished sixplex. Cargo bike spaces, 14 standard, room for strollers, scooters...
Overhead landscape drawing of Kindred site. Drawing of a large bike room for six homes.
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Ryan Jabs @ryanjabs.bsky.social · 17/01/2026
An absolute killer:
A clip from the City of Victoria zoning bylaw showing the requirement to include a 7.5-9m setback with side yard windows.
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Ryan Jabs @ryanjabs.bsky.social · 23/12/2025
Here’s a garbage can option, as an example, that many municipalities use for $160… $4600 vs $160. Does anyone even bother to challenge their suppliers?
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Ryan Jabs @ryanjabs.bsky.social · 23/12/2025
An image showing the BC transit garbage can costs municipal governments $4600.
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Ryan Jabs @ryanjabs.bsky.social · 01/12/2025
This one in downtown Vancouver is pretty close to that, with the stadium right across the street. ;)
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Ryan Jabs @ryanjabs.bsky.social · 09/10/2025
I had 2 window walls in this little 3-storey PBR, with 5 extra ft of length on one side. That allowed me to redesign 4 1-beds into 4 2-beds. I love the large one-beds in this building, but the 2-beds are more flexible. Unfortunately, my footprint was closely scrutinized so I couldn't do both sides.
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Ryan Jabs @ryanjabs.bsky.social · 05/07/2025
Standard designs are great! For the two storey, this hallway really hurts that kitchen. Was that a standardization trade off so it works on more lots? If you could move the door to the side, the kitchen opens up, especially by moving laundry to the plumbing wall. Just curious as a YYJ builder.
Floor plan with hallway circled to illustrate how it pinches the kitchen area.
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Ryan Jabs @ryanjabs.bsky.social · 12/12/2024
Victoria has pointed out that they didn’t comply with the SSMUH legislation b/c they rezoned the muni before the leg came in. Their bylaw is nearly impossible to work with and they’ve seen very few or no BPs because of it. Province needs a single zone for all munis. www.victoria.ca/building-bus...
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