Condo Pro: The Juggling Act

By Barbara Lawlor

Every time I see a new condominium go up in the Greater Toronto Area, I notice something truly special and individual about the architecture. The bar is continually being raised as brilliant developers, architects and designers collaborate to come up with stunning designs that fit with a vision for the property. But most people are unaware of the fact that involvement in this collaboration goes far beyond these professionals. Condo developers have to combine their vision with architectural realities and municipal regulations before they can even break ground.

For example, developers have to have studies done ahead of time to determine where the building’s shadows will fall, how increased traffic will impact the area, etc. Just arranging for the proper zoning for a new condominium can take up to a couple of years. This involves City councilors, planners who have their own vision for an area, and even the public who provide feedback on the developer’s application. This is all leading up to the chief planner approving the design draft.

And there are oh, so many things to take into consideration. Condominiums may require setbacks to make them seem less imposing from street level. There are height restrictions, of course, and sometimes the developer is required to preserve certain heritage aspects of the previous building on the site. When all is said and done, the building has to fit in with the parameters set out by the City and engineering requirements. The architecture has to be appropriate for the area and must appeal to the target market. In Toronto, a public art component must be added, and the City has stipulations on unit sizes.

These aspects are just some of the things that affect the design of a condominium. Developers and architects have to consult professionals such as engineers to ensure that a building design “works.” For example, a large amenity area such as a party room may need columns to handle the structural load bearing. Hundreds of people will eventually live in the building, so design and construction elements have to be analyzed as to the way they will stand up over time.

Then just think of all the other things like where elevators should be placed, what amenities should go where, how garbage pick-up will work. Design considerations even include how the lobby will be set up so that the concierge can keep “eyes on the street” to maximize security. What facilities will be available for people moving in and out to accommodate a moving van?

And how about the suites themselves? Much consideration and planning goes into the suite mix, and even little details like how to configure parking spots in the underground areas so there is sufficient turning radius for the maneuvering of vehicles. Purchasers always ask to have a parking space beside the elevator, which is impossible, but developers work hard to place the spots in the most logical manner so no one has to walk very far to get to their car.

Certainly, a vision is a fantastic thing, but a developer’s ideas for a condominium have to be checked by many others who have their own jobs and responsibilities – and the final product has to be agreed upon by consensus.

When you are condo shopping, you may be tempted to question why certain design or construction elements are a certain way. If and when you do, remember that these items may have to take those specific forms to comply with some regulation or other. 

What amazes me is that with all this complexity and so many people having a say in a condominium, we still have an astounding number of stunning landmark buildings in Toronto. In fact, our wealth of condo choices makes Toronto the envy of cities around the world. I salute the creative process and commend our condominium developers who do such a fabulous job of this juggling act.

Barbara Lawlor is president of Baker Real Estate Incorporated and an in-demand columnist and speaker. A member of the Baker team since 1993, she oversees the marketing and sales of condominium developments in the GTA and overseas. Keep current with The Baker Blog at blog.bakerrealestate.com