Webinar: Meet One of Toronto’s Top Multiplex Architects
- 1 day ago
- 4 min read
Updated: 24 hours ago
Event Recording
Slide Deck
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Event Summary
The meeting featured a product-focused presentation where Noam, an architect, discussed his work on missing middle housing projects in Toronto and shared insights on development site assessment and regulations. The discussion covered various aspects of architectural design, including value engineering, accessibility requirements, and energy efficiency considerations for residential properties. The conversation ended with a presentation of three potential real estate investment properties in Toronto, focusing on their financial projections and development opportunities.
Product Presentation: Missing Middle Discussion
Blair introduced the meeting, explaining that it was a product-focused presentation held every two weeks, featuring new opportunities and financial insights. He emphasized that the presentations were not repetitive and encouraged participants to engage by asking questions and turning on their cameras. Blair also mentioned that Noam, an architect, would be presenting and introduced a QR code for participants to scan and provide their contact information for a follow-up call. Noam was set to discuss a piece he had written for Toronto Stories about the missing middle and citizen developers.
Architectural Insights on Missing Middle Housing
Noam presented his architectural background and experience, highlighting his work in missing middle housing projects in Toronto. He shared insights on assessing potential development sites, emphasizing minimum site widths and depths for efficient layout designs. Noam also discussed the challenges of navigating city regulations and the importance of proper site evaluation for maximizing land use. Participants were encouraged to ask questions via chat, but no specific questions were recorded in the transcript.
Rental Property Design Strategies
Blair and Noam discussed the importance of designing efficient and functional living spaces in rental properties, emphasizing the need for adequate kitchen and living areas to reduce vacancy rates and increase tenant retention. They explored the benefits of building three-bedroom units or dens in smaller sites, noting that such adaptations can be cost-effective and market-driven. Noam shared insights on zoning regulations, site requirements, and the advantages of seeking variances through the Committee of Adjustment to maximize density and value. He also highlighted the importance of side yard setbacks and recent changes in federal bylaws affecting residential development.
Fourplex and Garden Suite Project
Noam presented a project involving a fourplex and a garden suite, detailing the challenges and variances encountered during the approval process. He explained how they maintained the existing building setback, achieved the desired width, and addressed development charges by phasing the project. The site's steep slope allowed them to demonstrate reduced impact, and they obtained variances for setbacks and angular plane requirements. The project was ultimately approved unanimously, resulting in a 114 by 25.5-foot structure with 12 bedrooms and 8 bathrooms for the main building, and a 690-square-foot garden suite with 2 bedrooms and 1.5 bathrooms. Blair emphasized Noam's expertise and passion for the project, highlighting the team's dedication to due diligence and collaboration.
Value Engineering in Architectural Design
Blair and Noam discussed value engineering in architectural design, focusing on balancing aesthetics, functionality, and cost efficiency. Noam explained how eliminating shared egresses and individualizing unit access can save significant costs, such as eliminating a rear staircase and avoiding the need for an accessible unit. They also explored ways to maintain design aesthetics while reducing expenses, such as finding cheaper alternatives for corner windows. Blair highlighted the importance of creative design solutions for challenging lots, emphasizing the value of Noam's expertise in maximizing space and functionality.
ADU Parking and Accessibility Requirements
The discussion focused on parking requirements and accessibility for ADU and multiplex projects. Noam explained that parking is not required for multiplexes, but it can be a business case decision depending on the area's transit accessibility. Blair and Noam discussed the challenges of parking on city property without a garage, noting that a variance is often needed for exterior parking pads. Ranbir inquired about converting an existing attached garage into a multiplex, and Noam suggested this should be feasible with proper setbacks, though further site-specific guidance would be needed. The group also touched on CMHC accessibility requirements, which Noam noted he was less familiar with, but mentioned that compliance often involves elements like brighter colors, signage, and door widths for visually impaired accessibility.
Real Estate Accessibility and Efficiency
Blair and Noam discussed the financial implications of accessibility and energy efficiency in real estate investments, noting that while accessibility improvements may not provide a strong return on investment, energy efficiency remains the most viable option due to its 85% loan-to-value ratio. They explored the challenges and benefits of building four-story structures without elevators, emphasizing the need for strategic planning due to building codes and development charges. Noam highlighted the zoning differences for major streets, mentioning the impact of side yard setbacks and the potential for reducing these requirements based on European models. The discussion also touched on the upcoming changes to energy efficiency requirements for MLI Select in September, with Blair promising to provide more details after consulting with his energy expert.
Housing Development and Regulations
The meeting focused on discussing housing development and building regulations. Blair and Noam discussed the ease of obtaining energy efficiency certifications and the availability of incentives from various political parties for housing development. They addressed questions about basement parking access, confirming it is possible, and explored the pros and cons of flat roofs with patio areas, noting structural considerations and city regulations. The conversation ended with Blair mentioning several properties suitable for CME Select, including potential 7-plexes and a 6-plex with an ADU.
Toronto Real Estate Investment Analysis
Blair presented three potential real estate investment properties in Toronto, focusing on their financial projections and development opportunities. The properties, located in Woodville, between Pape and Donlands, and on Parkside, were analyzed for their rental potential, construction costs, and return on investment. Noam provided insights on zoning regulations and lot severance requirements, while Blair explained their fee structure and the three types of client relationships they offer. The presentation concluded with guidance on understanding financing, construction, and rental income as key pillars for successful real estate investment.
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