How to Build Multifamily and Laneway Suites in Toronto!! (feat. Expert Architect).pdf

How to Build Multifamily and Laneway Suites in Toronto!! (feat. Expert Architect - Adam D. Brander)

For the first time ever, Volition Properties is hosting an event that will focus on the architectural design, development, and approvals process of transforming single-family homes into lucrative Multifamily Investment properties. The "4+1" business model (i.e. 4plex + Laneway Suite) is quickly becoming one of the most popular development opportunities in Toronto. That said, if your aspirations are even larger, we will also be touching on development opportunities up to 10 units, and also up to 30 units as well!!

We're thrilled to introduce Adam Brander, a pioneer among development-focused architects in Toronto, specializing in multifamily conversions. Adam's expertise lies in navigating the complexities of building design, approval processes, and permit acquisition. Adam has helped many Volition investors design and get approvals for Legal Luxury Triplexes and Fourplexes in Toronto.

While the City of Toronto has made recent legislative changes which make multifamily conversions more accessible and cost-effective, the process still remains intricate and fraught with pitfalls. Adam will be covering a range of important topics, including:

☑️ What to look for in a development site and in an existing building
☑️ How big are you allowed to build?
☑️ The impact of recent changes brought by Bill 23
☑️ How to save hundreds of thousands of dollars in development charges
☑️ Navigating the Committee of Adjustment (COA) approval process, and the new rules that limit appeals by NIMBY neighbors
☑️ Understanding the HST exemptions applicable to multifamily building projects
☑️ Designing for energy efficiency to qualify for CMHC MLI Select, securing significantly more favorable financing terms

And that's just the beginning. Whether you're curious about the potential of laneway suites or the intricacies of building 4+1 structures, this event is your gateway to informed investment and architectural design.

Don't miss this opportunity to learn from the best & network with like-minded investors who are already doing these types of development projects. Reserve your spot today and transform your vision into reality by taking your first step toward multifamily real estate development success!

1. @volitionproperties
www.volitionprop.com
How to Build Multifamily and
Laneway Suites in Toronto!!

(feat. Expert Architect - Adam D. Brander)

Apr 23, 2024

2. @volitionproperties
www.volitionprop.com
●Support local! Order food and drinks and PAY YOUR BILL! ????????????
●Washrooms: Same floor
●Cell phones: Put on silent mode and step out if you need to take a call
●Recordings: This presentation is being recorded and slides will be available.
●Make sure you’re on our e-mail list to get the recording!

E-mail [email protected] or use the QR code



Housekeeping Items

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Who is Volition? We’re Investor Realtors!
●Financial Modeling - Advanced proformas and modeling
●Financial Planning and Advisory - We help our clients use
real estate as an input towards a larger financial plan
●Construction and development - Zoning, laneway suites,
additional dwelling units, property setbacks, etc.
●Data based decision making - We root the values that plug
into our modeling in real data
●Community - Investors helping investors
●We Come From Experience - We’re all investors ourselves
and have sizeable portfolios across various types of real
estate investments. Learn from our successes and
mistakes!

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How do you work with Volition?
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Guidance
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Have a plan Advisory
Realty Community

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The Volition Team
Toronto’s Leading Real Estate Investment Advisory & Realty Firm


Matthew Lee
Founder &
Managing Partner
Ming Lim
Head of Realty
Florence Lee
Senior Advisor and Realtor
Alykhan Jinnah
Realty & Leasing Services


Alcina Sung
Interior Design
Wilson Ching
Realty & Leasing Services

Sally Xu
Administrative Assistant
JC Robas
Transaction Coordinator

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What are our results?
●Realtor Awards: Chairman Award, President Award, Top Producer Awards 2017, 2018,
2019, 2020, 2021, etc, etc.
●Industry and Media Accolades: Featured on HGTV, REIN, RISE, Property Profits Real Estate
Podcast, Michael Millenear Real Estate Investing Leadership Award nomination, etc, etc.
●We Practice What We Preach: $32M+ personal holdings in Toronto Real Estate (55+ doors)

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Exclusive Volition Inner Circle Whatsapp Group

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Ming’s Market Minute

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Sales Volume

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Average Resale Home Price

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New Listings

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Sales to New Listings Ratio

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Sales to New Listings Ratio vs Avg Home Price

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Volition Market Data

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Volition Metrics - Downtown municipalities

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Volition Metrics - Downtown SF Detached

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Volition Metrics - Condos

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Volition Metrics - Toronto - Everywhere else

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Volition Metrics - Uptown SF Detached

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How to Build Multifamily and
Laneway Suites in Toronto!!

(feat. Expert Architect - Adam D. Brander)

22. @volitionproperties
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Please welcome: Adam Brander, Brander Architects!
Over the past 10 years, Adam has been building Brander Architects
from the ground up. As the practice expands across residential,
multi-unit, mixed-use, commercial and institutional project sectors,
Adam is truly appreciative of the range of projects assigned to the
office. He is positive that the diversity of design work strengthens the
practice and the project outcomes alike. The team persists diligently on
each project to ensure the best design and project delivery is realized.
Adam is a licensed architect with the Ontario Association of Architects
and Brander Architects Inc. is a registered corporation in the Province of
Ontario.
Adam D. Brander
OAA (B.Arch, M.Arch)
Principal

24. Agenda
➢Brander Architects

➢Multi-Unit Residential
•3 project scales (4+1, <10, <30 units)
•examples

➢BREAK

➢“4+1” Breakdown
•Archetype
•Approaches (site specific)
•Alternatives

➢Q&A

25. Who Am I – Adam Brander
•Licensed architect in the Province of Ontario
•Building designer and collaborator
•McGill University, University of Toronto, Tec de Monterrey

Who Are We – Brander Architects
•Boutique group of designers based in Toronto
•Practicing for 10+ years
•Hold a certificate of practice with the Ontario Association of
Architects
•Planning – design – construction – sustainability
•Problem solvers and creators with an appreciation and
sensibility for working on projects especially where we live
•Corporation

26. 2014 Jeff Jimmy BlainAdam
How it started

27. 2014 Jeff Jimmy BlainAdam

28. Project Types


Seneca College Newnham Campus Works
Education / Institutional


Boulton Avenue Addition and Renovation
Residential Houses


River Street Midrise Infill
Mixed-Use

29. Project Types


A Kaleidoscopic Odyssey
Winter Stations 2024, The Beach, Toronto
Public Art Installation

30. Project Type




Multi-Unit Residential

31. Multi-Unit Residential
Project Scales (Art) Chart Graph






# of Units (X)




Why (Y)


5 10 15 20 25 30

32. Multi-Unit Residential
Project Scales (Art) Chart Graph






# of Units (X)




Why (Y)


5 10 15 20 25 30


5 (“4+1”) UNITS
FOURPLEX + LANEWAY HOUSE OR GARDEN SUITE
•Laneway Houses (2018)
•Garden Suites (2022)
•Parking Rates (2022)
•Increased building height permission +1 metre (2023)
•Multiplex Bylaw permissions (2023)
•CMHC preferred rate & special amortization financing (2023)
•Development Charge Exemptions (2024)
•GST exemptions for rental (2024)
•Potential to stratify/condominium

33. Multi-Unit Residential
“Multiplex Bylaw” 474-2023

34. Multi-Unit Residential
“Multiplex Bylaw” 474-2023

35. Multi-Unit Residential
“Multiplex Bylaw” 474-2023

36. Multi-Unit Residential
Project Scales (Art) Chart Graph






# of Units (X)




Why (Y)


5 10 15 20 25 30


UP TO 10 UNITS
LOW-RISE APARTMENT
•Parking Rates (2022)
•Site Plan Control Application exemption (2023)
•CMHC preferred rate & special amortization
financing (2023)
•GST exemptions for rental (2024)
•Potential to stratify/condominium

38. Multi-Unit Residential
Site Plan Approval Checklist Items
(Not a joke)

39. UP TO 10 UNITS
LOW-RISE APARTMENT
•Context ++
•Urban Planning Rationale ++
•Official Plan criteria
•Peripheral and/or larger sites
•Zoning Bylaw consideration

40. Project View – 148 Glenlake
10 units – 6x2 bedroom, 4x1 bedroom/bachelor
Lot size – irregular x 120’ deep

41. Multi-Unit Residential
Project Scales (Art) Chart Graph






# of Units (X)




Why (Y)


5 10 15 20 25 30


UP TO 30 UNITS
MID-RISE APARTMENT, 6 STOREYS
•CMHC preferred rate & special amortization
financing (2023)
•GST exemptions for rental (2024)
•EHON (2024) Expanding Housing Option in
Neighbourhoods

43. Project View – 41 River Street
5/6 storey, 26/27 residential units
65’x117’ lot size

44. Multi-Unit Residential
Excerpt from EHON Major Streets Study Urban Design

45. @volitionproperties
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But Wait… What About The Numbers??
This is just Part 1: Adam Brander. Architectural, Design, and Approvals.
What you are ALLOWED to build.

Future Part 2: Volition Properties. Business model, solution, financials,
tenant profile, location, acquisition costs, build costs, timelines, refi process,
where this works, how to mitigate risk, etc. Are you interested in this as a
future meetup topic?

46. @volitionproperties
www.volitionprop.com
Networking break!
See you in 15 mins!

47. Multi-Unit Residential
Project Scales (Art) Chart Graph






# of Units (X)




Why (Y)


5 10 15 20 25 30


5 (“4+1”) UNITS
FOURPLEX + LANEWAY HOUSE OR GARDEN SUITE
•Laneway Houses (2018)
•Garden Suites (2022)
•Parking Rates (2022)
•Increased building height permission +1 metre (2023)
•Multiplex Bylaw permissions (2023)
•CMHC preferred rate & special amortization financing (2023)
•Development Charge Exemptions (2024)
•GST exemptions for rental (2024)
•Potential to stratify/condominium

48. 5 (“4+1”) UNITS
FOURPLEX + LANEWAY HOUSE OR GARDEN SUITE
•Laneway Houses (2018)
•Garden Suites (2022)
•Parking Rates (2022)
•Increased building height permission +1 metre (2023)
•Multiplex Bylaw permissions (2023)
•CMHC preferred rate & special amortization financing
(2023)
•Development Charge Exemptions (2024)
•GST exemptions for rental (2024)
•Potential to stratify/condominium
•Perception shift (some places in progress)
•Larger residential projects currently on hold, adding to
need and desirability for some units to be added
widespread
•Escalated construction costs, lack of availability of
skilled trades

49. Zoning Changes

50. 4+1 Archetype




Multi-Unit Residential


•See what the site gives you –
consider existing conditions
•Existing VS new construction
•As-of-right VS minor variance
•Any other Authorities Having
Jurisdiction – TRCA, Urban
Forestry, Metrolinx
•Property lines
•Fire access – old vs new
•Building egress requirement
•Constructability
•Economy
•Neighboring properties – above
and below grade
•Indoor and outdoor spaces
considered

51. LOT SIZE STUDY FOR 4+1 MULTI-UNITS:
MINIMUM 120’
MINIMUM 20’-25’
4’-11”
PROPOSED
GARDEN SUITE
FRONT YARD
REQUIRED
SETBACK
MINIMUM 24’-7”
PROPOSED
MULTI-UNIT
DWELING
MINIMUM 120’
MINIMUM 20’-25’
3’-4”
PROPOSED
LANEWAY SUITE
FRONT YARD
REQUIRED
SETBACK
MINIMUM 24’-7”
PROPOSED
MULTI-UNIT
DWELING
7.5 metres
1 m
1 m
0.9 m

52. UNIT 5
746 SQFT
2 BEDROOMS , 2 BATHS

UNIT 2
947 SQFT
2 BEDROOMS , 2 BATHS

UNIT 3
980 SQFT
2 BEDROOMS , 2 BATHS

UNIT 4
1152 SQFT
2 BEDROOMS , 2 BATHS

PARKING GARAGE
SHARED GYM/HOME
OFFICE
UNIT 1
1037 SQFT
2 BEDROOMS , 2 BATHS

4+1 Archetype with options

53. Project Types




Multi-Unit Residential

54. Project Types




Multi-Unit Residential

55. Multi-Unit Residential


Project ‘Cut’ – minimal reduction of main house
UNIT 2
798 SQFT
2 BEDROOMS , 2 BATHS

UNIT 1
“MAIN HOUSE”
5,283 SQFT
6 BEDROOMS , 6 BATHS

TURRET

56. Project Types




Multi-Unit Residential

57. Project Types




Multi-Unit Residential

58. Project ‘Cut’ – alternative ‘townhouse’ type
UNIT 1
1927SQFT
3 BEDROOMS , 3.5 BATHS

UNIT 2
1839 SQFT
3 BEDROOMS , 3 BATHS

UNIT 3
1877 SQFT
3 BEDROOMS , 3 BATHS

UNIT 4
1121 SQFT
2 BEDROOMS , 2.5 BATHS

SHARED CAR
SUNKEN COURTYARD
BICYCLE PARKING
PEDESTRIAN
MEWS

59. Project ‘Cut’ – another design alternative
2-storey upper units

60. [email protected]
branderarchitects.com
Brander-Architects
@branderarchitects
416-473-6956
260 Carlaw Ave, Unit 202D

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Take MASSIVE Action…

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How Volition Can Help As Advisors?
FREE 30-min
Advisory session
with Matt or Ming
Come prepared with:
Capital available to invest
Mortgage qualification
Current real estate portfolio details


We will help you determine:
Where you are at
Where you want to go
Customized plan to get there

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How Volition Can Help As “Regular” Agents?
●Financial Modeling - How much rent can I get for my basement suite?
●Financial Planning and Advisory - If I sell my condo, will there be enough to
retire?
●Construction and development - If I buy this property can I put a laneway
suite in the future?
●Data based decision making - Am I paying too much for this condo?
●Community - I’ve got racoons!

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Next Mastermind Meetup:
Investing in the US as a Canadian (feat. Erwin Szeto)

Date: Tuesday, May 28, 6:00-9:00 pm

Location: NEW LOCATION!
The Kingston House

RSVP: www.meetup.com/Volition
LARGEST REAL ESTATE MEETUP IN TORONTO WITH OVER 4000+ MEMBERS!

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Your Next Step… Take MASSIVE ACTION
SCAN TO BOOK A FREE 30-MIN CONSULT WITH VOLITION!

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End