What can your property support?

What an architectural multiplex feasibility review should examine: existing conditions, unit layouts, access, servicing and the next steps for a Toronto property.

Jahan Mehr Architects

Questions to resolve

What is known about the lot and existing building?
Is a conversion, addition or new building being considered?
Can each home have workable access, light and privacy?
How will structure and building services affect the options?
What property-specific approvals and consultant input are needed?
What information will support the next budget and design decision?

Begin with the actual property.

Start with the address, a current survey and any reliable drawings or permit records. Existing layouts, floor levels, structure and visible alterations help define the questions that need measured investigation. A real-estate plan can be useful background, but it should not silently become the basis of technical design.

Applicable planning and building requirements must be reviewed for the particular site and proposal. Avoid using a general unit allowance as a promise that a specific number of homes, additions or a garden suite will work on every property.

Compare ways of creating the homes.

An existing building conversion and a new building can lead to different layouts and construction scopes. Study the implications of retaining structure, changing levels, adding stairs or enlarging the building before settling on a direction.

Test the quality of each home as well as the count: entrances, circulation, room proportions, daylight, privacy, storage and outdoor space. Building access and shared areas need to work as deliberately as the individual units.

Bring technical questions into the study early.

Structural work, basement conditions, fire separations, exits and servicing can materially influence a scheme. Record the issues that need input from structural, mechanical, electrical or other consultants instead of assuming they will be resolved within an already fixed plan.

A useful study identifies what is known, what remains uncertain and which investigations are needed. That gives the owner and cost adviser a more reliable description of the work to price, including differences between the alternatives.

Use a real project as a reference, not a template.

JMA’s East York Multiplex Residence combines three homes in the main building with a garden suite. The published project record describes architectural design, zoning and code review, permit documents and coordination, with a building permit obtained.

Its value as a reference is the way those issues were considered together. A different lot or existing structure will call for its own response. Bring the property information and your objectives to an initial conversation so the feasibility scope can address the decisions you actually need to make.

Prepare for a conversation

Bring the information you have.

Property address and current survey
Existing drawings, photos and permit records
Desired unit mix and intended use
Known structural or servicing concerns
Budget objectives and timing constraints