Ontario Home Builder Fall 2024 by Ontario Home Builder

Open Mike

Honest, revealing, intriguing —the many tireless sides of OHBA’s incoming Chair

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Person of Interest

A unique taste in music is just one of the intriguing sides of OHBA's deep-thinking incoming chair

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Four builders share their multiplex conversion stories.

CONTENTS FALL 2024

9 Association News

What we've learned from our roundtable sessions with the Ministry of Municipal Affairs and Housing, and reviewing the three housing summits so far this year.

15 Inside Storey

If a tree falls in your project and no one hears it, are you still responsible? 7 Oaks Tree Care has the answers.

19 Trending

From board and batten to the latest news on Bigfoot, here's what’s new in industry products and services.

49 Building Buzz

A coalition fights to lower new-housing taxes, Ontario among world architecture winners, the nation with the biggest average homes and Fengate turns 50.

55 Product Focus

There's chilling news about a new refrigerant, but what's truly hot in the home comfort industry? Here's what five companies have to say.

P40 Shop Around

Why the price—and timing—is right for so many mall redevelopments.

62 Frame of Mind

A Beijing apartment project shows how connections are made—both physically and socially.

ON THE COVER OHBA incoming chair and Mountainview Building Group co-owner Mike Memme. (Photo: Lucas Johnson)

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EDITOR

Ted McIntyre ted@laureloak.ca

ART DIRECTOR Ian Sullivan Cant

CONTRIBUTORS

Tracy Hanes, Signe Langford

PHOTOGRAPHY

Lucas Johnson

ADVERTISING

Cindy Kaye, ext. 232 cindy@laureloak.ca

PUBLISHER

Sheryl Humphreys, ext. 245 sheryl@laureloak.ca

PRESIDENT Wayne Narciso

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ASSOCIATION NEWS

OHBA news, views and events

The Path to Building 1.5 Million Homes

Insights from recent roundtables with Ontario’s Minister of Municipal Affairs and Housing

BY SCOTT ANDISON, OHBA CEO

The summer of 2024 has marked a significant shift for the Ontario Home Builders’ Association (OHBA) and its members. As someone who recently stepped into the role of CEO, I’ve had the benefit of hearing firsthand from our members about the challenges and opportunities within our industry. What is clear to me is that the government relations environment has evolved dramatically over the past year.

OHBA has successfully re-engaged with government decision-makers, particularly with the Minister of Municipal Affairs and Housing and his officials. This renewed collaboration has allowed our members and staff to instigate and participate in open and constructive conversations on key legislative and policy issues that continue to shape our industry.

One of the most recent and promising developments has been a series of regional roundtable discussions with Minister Calandra over the summer. I’ve had the privilege of attending all five of these sessions held to date (one more was scheduled for the end of August at the time of this writing). These meetings have provided an invaluable platform for our members to have frank, direct conversations with the Minister about the barriers to getting more homes built faster.

Our collective impression from these meetings is that we are now dealing with a very different Housing Minister than in the past. With his portfolio now more focused on municipal and housing issues, Minister Calandra has demonstrated a genuine dedication to hearing from builders and bringing a more housingfirst approach to approvals and funding. And these have been two-way discussions focused on advice from the front lines of the industry, not just opportunities for government officials to take notes.

The conversations have centred around two primary themes that have resonated well with our members:

1. Infrastructure, Specifically Water and

Wastewater: The government acknowledges that funding for significant capital investment in water and wastewater systems can no longer rely solely on development charges. We understand that a new funding model is in the works, one that will not depend on DCs. This would be a groundbreaking change moving away from the debilitating cost of DCs

as part of the price of a new home. While the details are still being finalized, the Minister’s commitment to implementing this change swiftly is evident.

2. Streamlining Local Approvals Processes:

The Minister cited examples from other jurisdictions, such as New York City, which have successfully streamlined their approvals processes and utilize an online platform to facilitate the filing of applications, being able to track their progress through the approvals pipeline. In Ontario, approval turnaround times often stretch from months to multiple years and rely on approval processes that are simply an abyss that offer little ability to monitor their status. The government’s focus on learning from best practices and implementing similar solutions here is encouraging and may offer much-needed modernization and consistency in how new projects are submitted and approved.

Across all regions, our members have echoed common concerns: approvals take too long, there is inconsistency in municipal requirements, and building similar projects in different municipalities can lead to vastly different experiences and costs. The broader

issue is not merely a lack of supply but an affordability crisis—builders are struggling to construct homes that new homebuyers can afford. Even as interest rates eventually decline, the affordability issue will persist unless these structural barriers—particularly delayed approvals and infrastructure funding—are addressed.

In summary, what I’ve gathered from these discussions can be distilled into this: To break down the current barriers to housing development, the government must take decisive action to unlock serviced land ready for housing projects and eliminate the politics and uncertainty in local approvals processes.

I would also like to thank the executive officers who assisted me in arranging for various members to attend these round tables. This has really demonstrated the value that is created when OHBA and local associations work together to achieve our common goals in serving our members.

These are ambitious goals, but Ontario cannot afford further delays. Action is needed now. We hope that the government understands what is needed to get their goal of building 1.5 million new homes by 2031 back on track OHB

Minister of Municipal Affairs and Housing Paul Calandra has actively sought input from builders at a series of roundtables with OHBA officials this summer.

Ontario Housing Summits

Presented by Enbridge Gas

At a time when attainable housing has become an impossible dream for aspiring homeowners, the 2024 Ontario Housing Summits, presented by Enbridge Gas, aim to push the pace of new housing construction. Spanning across the province, these summits examine a variety of critical issues impacting the residential construction industry, from housing affordability and urban planning to the complex implementation of new building codes. At their core, these summits are a forum for industry, stakeholders, and government to discuss the challenges we are facing and collaborate on solutions to accelerate housing supply across the province.

This summer, we hosted three Ontario Housing Summits across the province, each with its own unique regional

challenges and opportunities for growth. Two more will follow this fall (stay tuned for information about future housing summits coming to your region).

Eastern Ontario Housing Summit – MAY 2024

Taking place in the nation’s capital, this summit provided an open platform for industry and government to engage in collaborative discussions on the dynamic challenges faced across Eastern Ontario. With rapid growth across the region, the summit examined how population trends and the regional economy are impacting housing demand and how we can coordinate as a region to ensure sufficient housing supply for residents now and into

the future. This included an afternoon of breakout sessions discussing the impacts of this growth on smaller municipalities versus more urban centres, as well as emphasizing the need for strategic planning to accommodate this expansion while restoring affordability. The summit was pleased to welcome all levels of government, including representation from over 20 municipalities, with key speakers including MP Chris Bittle and MPP Matthew Rae.

Hosted by: OHBA East Regional Group –Greater Ottawa Home Builders’ Association

Supported by: Enbridge Gas, Scotiabank, Schneider Electric, Kustom Precast Koncrete, Reliance, All Things Home, Cavanagh Communities, Aeroseal, Owens Corning, RJH Architect, and Morin Supply.

Panel members were joined by St. Catharines MP Chris Bittle (top right) and Perth-Wellington MPP Matthew Rae (bottom right) at the Eastern Ontario Housing Summit.

SEPTEMBER 22-24, 2024 at Fallsview Casino Resort Niagara Falls

Non-members* who purchase a ‘complete conference package’ and apply for membership by October 1, 2024, will receive a $400 credit towards their membership!

ASSOCIATION NEWS

Clockwise from top: At the Southwestern Ontario Housing Summit, Andy Oding and Mike Farrell share their expertise, a lively panel discussion and Gina Mancini of presenting sponsor Enbridge Gas. At right, OHBA CEO Scott Andison takes to the mic at the Northern Ontario summit.

Northern Ontario Housing Summit – JUNE 2024

Hosted in Sudbury, this summit explored the unique challenges faced by this vast and diverse region. The summit focused on two main areas impacting growth and development in the region. First was the regulatory process of home building, including the repercussions of illegal building, the roles Tarion and HCRA play in the warranty and licensing process, and the evolving landscape of building code compliance. Second, the summit looked at the economic landscape of Northern Ontario, including the examination of shifting demographics, attracting investment to remote areas, and highlighting the need for housing solutions that are both scalable and adaptable to the varying needs of Northern Communities. The event featured insights from industry leaders and representation from all three levels of government, including Sudbury Mayor Paul Lefebvre, Sudbury MP Viviane Lapointe, Parry Sound–Muskoka MP Scott Aitchison and Sudbury MPP Jamie West.

Hosted by: OHBA North Region Group – Sudbury & District Home Builders’ Association

Supported by: Enbridge Gas, Aeroseal, Evans Home Building Centre, Sofvie, and Sudbury Credit Union.

Southwestern Ontario Housing Summit – JULY 2024

Held in London, this summit offered a unique opportunity to examine the evolving landscape of building code compliance and how the latest regulations and standards are advancing Ontario’s home building industry. From priority areas for the National Building Code to the complexities of the recently released 2024 Ontario Building Code, the dialogue was forward-looking, with a significant focus on implementation and compliance. The summit gathered a diverse group of individuals from across the building industry, including industry professionals, stakeholders and government representatives. This inclusive approach allowed for dynamic discussions on building code interpretations and worked to strengthen relationships between

industry with compliance and regulatory officials, including those working in Southwestern Ontario municipalities. Together, with a unified approach and consistency of information, we can successfully implement building codes and standards to build stronger, safer and more sustainable communities throughout Southwestern Ontario.

Hosted by: OHBA Southwest Regional Group – Co-Chairs: Heather Galloway & Jon Rumble.

Supported by: Enbridge Gas, Home Construction Regulatory Authority (HCRA), Enercare, Owens Corning, AeroSeal Canada, LP SmartSide, and Taiga.

The Ontario Housing Summits presented by Enbridge Gas are more than just a series of events; they are essential forums for addressing the complex challenges facing the residential construction industry in Ontario. By uniting industry professionals, stakeholders and government, these events foster collaboration and innovation, paving the way for solutions that are not only effective but also tailored to the specific needs of each region. OHB

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INSIDE STOREY

One-on-one with industry experts

Branch Managers

Why you should consult an arborist prior to development

By Ted McIntyre with Laura Watson, 7 Oaks Tree Care & Urban Forestry Consultants

MOST MUNICIPALITIES require some form of arboricultural planning and consulting for trees, whether the site is a densely treed ravine lot, an urban interior lot, or somewhere in between. But why else should trees be preserved on a building site? The reasons vary from municipal requirements to

environmental benefits to the sheer monetary value of those trees.

Acknowledging the trees at the beginning of your development can eliminate the requirement for potential revisions to plans due to conflicts with trees, making the preservation process easier and more

cost-effective. But you’ll need an expert in this department. Retaining an experienced consulting arborist from the onset will allow you to identify potential disputes pertaining to your development footprint, heritage trees, or potential legal issues. An experienced consulting arborist can highlight municipal constraints placed on trees (i.e. minimum tree protection zones) or provincial constraints (such as the Endangered Species Act), identify conflicts with neighbouring or boundary trees, confirm whether trees are suitable for preservation or in declining condition, and determine whether they’ll be able to survive the anticipated construction impact.

And you need to involve these specialists throughout the process, including planning, design, pre-construction, construction and post-construction. Laura Watson, the principal and consulting arborist at 7 Oaks Tree Care & Urban Forestry Consultants Inc., helps us get to the root of the matter.

OHB: What sort of questions can a consulting arborist answer?

LW: “There are many! They’ll begin with a review of the pertinent municipal policies: Do you actually need tree permits? What size trees are protected under the local by-laws? What size trees must be included in a tree inventory based on the municipal policy? Are monetary valuations of trees necessary? Are permits required under Panning Act applications (i.e. site plan approval/plan of subdivision), or are tree injuries and removals governed by the final development conditions? Is the site located within an area regulated by the local conservation authority?

“A tree inventory is the next step. Knowing precisely what is on your site will provide insights into existing constraints due to provincial or municipal policies and by-laws, as well as any potential legal issues (i.e. endangered species, boundary trees or nearby trees on neighbouring properties). Your arborist should affix a physical tag onto the inventoried trees for easy identification

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in the field. All inventoried trees should be located on your site survey to accurately represent their placement, especially regarding boundary or neighbouring tree issues. This inventory will allow your arborist to evaluate a tree’s suitability for preservation based on its species (including any provincial protection), condition, proximity to development (i.e. minimum tree protection zones or TPZs) and location based on as-of-right development envelope, etc. A tree inventory plan will also allow the arborist to convey tree locations and the potential for preservation and constraints to your design team during the planning phase.”

What happens at the design phase?

“Building on the tree inventory plan, the team can proceed with a preliminary design concept based on the developer’s wishes. Evaluation of these plans by the consulting arborist will provide greater insight into potential conflicts that may not be apparent. These can include:

1. Site Access – Can you get machinery into the site when TPZs are necessary? Can you install scaffolding? Can you store materials or fill on-site, or will it require removal?

2. Buildings/Hardscape – Will a tree be too close to a required building or pool excavation? Can building footprints be adjusted to accommodate both the building and the tree to satisfy municipal expectations or solve boundary tree issues?

3. Site Servicing – Where will new water and sewers be installed? Is there a natural gas hook-up? Is hydro above or below ground? Will that new pool and cabana require trenching for services?

4. Grade Changes – Are you cutting or filling near a tree? Are you installing a retaining wall? Where are your swales, French drains and other drainage infrastructure located? How will soil hydrology be altered?

5. Landscape – Is a pool being installed? A garden or address wall? A cabana, shed or pergola?

“An experienced consulting arborist can identify these conflicts before plans are finalized, eliminating costly back-and-forth with the design team.”

And the pre-construction phrase?

“Your consulting arborist can assist your team before construction

commences in three ways. First, they can lay out the required TPZ fencing locations to eliminate installation mistakes and ensure municipal specifications are adhered to, thereby reducing approval times. Horizontal root zone protection can also be marked and checked.

“Second, they can communicate the importance of the TPZs to contractors. Tree health and survivability and often tree security deposits depend on adhering to the Tree Protection Plan. Ensuring all team members are aware is critical.

“And third, they can ensure qualified contractors complete all pre-construction specifications. This includes root excavations and root pruning, crown pruning or tying back for construction clearance, pre-construction fertilization or irrigation, and ensuring that surface treatments such as mulching are completed.”

How about during construction?

“Your arborist can visit the site periodically to ensure the approved Tree Protection Plan is adhered to. In the event of missteps, they can evaluate

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2024 Awards of Distinction

Celebrating the best of the best in Ontario’s residential construction industry!

TUESDAY, SEPTEMBER 24, 2024

Fallsview Casino Resort, Niagara Falls

Join us as we recognize the creativity, innovation, and talent of land developers, builders, renovators, and service professionals within Ontario’s residential construction industry.

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Mike Memme

Co-owner, Operations Manager, Mountainview Homes

BORN: April 28, 1968

RESIDENCE: Beamsville

WIFE: Leslie (Brooks)

CHILDREN: Matthew (24), Alex (22)

Person of Interest

Person Interest

Multidimensional Mike Memme brings his razorsharp focus to OHBA’s Chair

By Ted McIntyre

In a world where energy efficiency is front of mind for the home building industry, Mountainview Homes has the built-in advantage of Mike Memme as its co-owner and operations manager. In case of a power shortage, they can plug Memme in and he’ll light up the Niagara Peninsula for a week.

Maybe longer.

The 56-year-old St. Catharines native’s boundless energy feeds his two to three nights a week of men’s hockey. It sustains him on snowboarding and skiing trips. It fuels his passion for producing music in his home studio and entertaining a steady stream of friends and relatives at his family’s new lake house in Wainfleet on Lake Erie. It has charged his past 25 years of OHBA volunteering, and it sparks his absorbing office meetings—particularly with a dryerase marker in hand at his boardroom’s whiteboard. And yet Memme could power down, abandon hockey and those other activities, take up a sedentary lifestyle—stuffing his face with potato chips while streaming Netflix—and he’d still have barely 6% body fat if he did nothing but attend his favourite music events.

Understand that we’re not talking Neil Sedaka or even classic rock here. This is singularly aggressive electronic stuff—head-banging, plaster-splitting industrial metal bands like Combichrist, Rammstein and Ministry. Leave Memme in the mosh pit long enough at one of these concerts and he’ll stomp a hole deep enough to provide the foundation for Mountainview’s next multi-unit project.

West End Home Builders’ Association CEO Mike CollinsWilliams bonded years ago with Memme over their kindred artistic tastes. “The thing about this form of hard-hitting music is that you don’t really have passive fans who are just sorta into it,” Collins-Williams explains. “There’s a degree of passion involved, and from my and Mike’s perspective, this music needs to be experienced live—ideally when sweat is dripping from the ceiling and walls. In March, we had back-toback nights in Toronto where we saw Canadian electronic artist Excision.

WEHBA President John Anthony Losani joined us for that one—5,000 people, just a wild show—and Mike was in the very front row, hands on the barrier in front of the stage. He literally wrung out his shirt; it was so drenched in sweat.”

At those moments in time, it might be hard to envision Memme as a studious University of Waterloo civil engineering graduate ravenously poring through the latest iteration of the Ontario Building Code, or at the podium of housing industry seminars, or as someone who turned down an opportunity to go to law school at Queen’s.

But Memme is all of that, with

more intriguing sides to him than a diamond as he prepares to ascend from OHBA First Vice-President to the one-year term of Board Chair later this month when the association gathers for its Annual Conference and Awards of Distinction at the Niagara Fallsview Casino Resort.

Convening over lunch at Moxie’s in Hamilton’s east end, he is asked a question that often trips up male spouses: When were you married? “August 9, 1997,” Memme responds without hesitation. “There’s a trick to it: 7-8-9—seventh year, eighth month, ninth day,” he explains.

Memme’s brain functions a little differently than most. While typical

Clockwise from top left: West End HBA CEO Mike Collins-Williams and Mike Memme at Szimpla Kert Ruin Bar in Budapest with an epic photobomber; Memme, in his classic Hartford Whalers T-shirt, DJ’ing the opening-night party at the 2017 OHBA Annual Conference; and Mountainview President Mark Basciano and Memme backstage with KI SS (“It’s the intersection of our musical tastes,” jokes Basciano.)

teens were hanging out at malls, Mike was designing computer games— almost selling one to a Toronto firm at one point. “I was a terrible employee on construction sites because I was writing code in my head for all 10 hours and couldn’t wait to get home and type it into the computer and test it,” he admits. “Then I hit this moment where I thought, ‘I’m a social person, but I’m not being social.’ So I walked away from the computer industry.”

But he still gets his fix. To this day, Mountainview’s entire operation, save for accounting, is run by a computer system that Memme has programmed continuously over the past 30 years.

“His brain just doesn’t shut down.”

It’s not for everybody, but it’s certainly more interesting than watching grass grow—which felt like part of the job when Memme was a youngster and his family owned a sod farm and landscaping company in Wainfleet.

“We got all the crappy jobs no one else wanted,” remembers Mountainview co-owner and president Mark Basciano, Memme’s first cousin and his next-door neighbour in their youth. “At 10 years old, we were crawling under benches, picking weeds in the greenhouse. At 12, we’d take a wheelbarrow, broom and shovel on weekend mornings to clean the streets and curbs in front of all the model homes before they opened. We spent pretty much every day of our childhood together, whether working or horsing around.”

Some of the lessons learned at that age remain vivid to this day. “I was exposed to things that caused me to look at the world differently than would have been natural for someone like me,” Memme recalls.

For example? “I’m about 10 years old, and my uncle Nick calls up my dad and says, ‘Tell Mike to be ready at

4 a.m. tomorrow.’ My dad says, ‘He’ll be ready.’ My uncle picks me up and I see Mark in the back seat and hop in, and we go for a drive. About 45 minutes later we pull up at a locked gate of a fenced-off equipment yard. My uncle turns off the engine and the lights. About five minutes later, a truck pulls up and a guy jumps out with bolt cutters and cuts the chain. My uncle jumps out, swings the gates open, jumps back into the car and pulls into the yard. The other gentleman pulls in, then a big flatbed truck pulls in and they start hot-wiring tractors and loading them on the flatbed. Then we take off, head back to the farm and unload the tractors behind the greenhouse.”

Why did Memme have to be there? ”Because I needed to see it,” he says. “My uncle said, ‘We delivered loads of sod to this landscape company, they’ve gone bankrupt and can’t pay us and we’re going to lose everything, so this is what we have to do. Do you want to lose your house?’ The police eventually came, and my uncle said, ‘I don’t know how these tractors got here. They must have dropped them off because they owed us money.’ Was it the right thing to do? They owed us

money, and we never got everything we were owed. But it probably wasn’t the right way to go about it.”

Learning Curve

Some things needed to be taught, but other key aspects of Memme’s makeup were innate—curiosity among them. “While I was a teenager in high school, my father and I would have one- to two-hour discussions, and I’d spend the majority of the time opposing his views, even if I agreed with them, just to see how he could stretch me to understand a topic further,” Memme recalls.

While Mike’s father Frank and uncle Lou would compose two-thirds of Mountainview’s founding fathers in 1979, Nick Basciano was the first to leave the farm and enter the homebuilding world. And it was Nick who “took Mike under his wing and showed him the ropes—how to do this and that and how to deal with banks and customers and trades,” Frank says.

The seed took root. Although he was accepted to law school at Queen’s, Memme chose the family business after graduating in Civil Engineering

Memme loves his adult hockey, but this time was with Maple Leafs legend Wendel Clark at the 2018 Celebrity Ice Cup charity tournament in support of Niagara’s Hotel Dieu S h aver Hospital. At right, Memme during a 2017 family surfing camp in Costa Rica.

“It costs us more to construct our houses than it should in a competitive environment, but if I had to give up some of the things we do to make our houses the quality they are, I couldn’t put my name on them.”

in April 1991. He started working on co-op housing projects as an assistant site superintendent, then superintendent. “A year later, Mountainview started up a general contracting company just as the market crashed,” Memme notes. “I was running that company at age 22. We were bidding on jobs in a tough market with a staff of four and were awarded the contract to build the St. Catharines Humane Society and then the Smithville City Hall. From day one, we never lost money. Then in 1994, our homebuilding side was in trouble, with the bank calling our loans, so it was all hands on deck. We wound down the contracting company and I went into home building to help the family survive. I had to walk away from my baby two years in, having achieved things I probably didn’t think were possible.”

Deep Thinking

We’re standing in Mountainview’s new head office in St. Catharines. It’s a dazzling reinvention of a building originally created for Social Services

of Niagara, for which Memme served as site construction supervisor 30 years ago. Memme is in his trademark black T-shirt and jeans. His hockey equipment is in the car for tonight’s game, and he can’t wait to get there and trash-talk his fellow players. It’s one of his two happy places. The other is at the computer keyboard of his home studio, composing electronic music. He’s close to completing his first song in 20 years. (Given that it has been 18 months in the making, it’s clearly more about the artistic and therapeutic journey than the actual destination for this man.) Entitled “Am I in Control,” there’s a rhythmic dance beat to it, but the topic is serious—an exploration into the mind of someone with an addiction. “It was inspired by Gabor Maté’s In the Realm of Hungry Ghosts, an excellent book about addiction,” Memme says. “I read a lot about human psychology, and that book got my mind going. I’ve been critical of those who are addicted, always assuming they have a choice, but since reading that book, I’ve become less critical.”

Another book, Rocket Fuel by Gino Wickman and Mark Winters, helped Memme better appreciate why he and Basciano continue to work so well together after 30 years, despite being two very different individuals in many respects. “I’m a very detailed person, Mark’s very big-picture,” Memme says. “Mark looks after sales, marketing and land development and is the face of the business. I hide in the cellar, doing the budgets, scheduling the work, pricing the product, hiring the trades. Rocket Fuel talks about how you need a visionary and an integrator—the bigpicture person who, on their own, will run in a million directions if not pulled down to earth, and the integrator who will organize something to such an extreme that nothing will happen. But if you put the two together, they’ll stretch each other, and the business can take off like a rocket.”

Memme cites Mountainview’s expansion into mid-rise development as a case in point. “I was scared as hell and didn’t want to do it, but Mark dragged me into it kicking and screaming, and now I’m very happy he did.”

The Mountainview team takes its time together seriously, including this fishing camp at Marten River Lodge east of Sudbury.

Cousins Basciano and Memme have known each other since they were next-door neighbours as kids and have worked together at Mountainview since 1992—and as partners since 1995.

Basciano analogizes their personality differences: “If Mike and I are both on a cliff and you hand each of us a bag that contains everything you need to build a hang glider, Mike will take everything out, lay it on the ground, label every part, look at the instructions and start to build his hang glider. I will jump off the cliff and try to figure out how to put it together before I hit the ground.

“The differences make us stronger,” Basciano assures. “We use each other almost as tools to work toward the same goals. But we also share common values, including our belief in philanthropy and that our company is much larger than Mike and me.”

Memme cites piecing together the Mountainview team as his proudest professional achievement. And what distinguishes the company itself?

“We’ve nailed the value proposition,” he says. “For a production builder, we’re putting things into our houses that I’m not seeing other production builders doing, like better sound attenuation and drywall with a lot of metal to ensure it’s flexible and has straight edges. It costs us more to construct our houses than it should in a competitive environment, but if I had to give up some of the things we do to make our houses the quality they are, I couldn’t put my name on them.”

Basciano appreciates Memme’s drive. In fact, he shares it. “There are times when we’re exchanging emails at 2 a.m., and I’ll write, ‘Mike, why are you emailing me at two o’clock

in the morning?’ And he’ll respond, ‘Why are you answering me at two o’clock in the morning?’”

Is Memme’s energy as boundless at home as it appears from the outside?

“Oh my God, yes—it’s exhausting,” replies wife Leslie, a retired elementary school teacher. “His brain just doesn’t shut down. So when my brain is tired and I want to sit and have a coffee, he’ll be talking about the news or the newest health craze or how he’ll solve this problem for the world—and I just want to drink my coffee and look at the beach.

“Mike thrives in noise and busyness,” Leslie says. “But he is also great at going from 100 to zero and shutting down. And when he plays, he’s all-play. He’s able to find that balance we all look for.”

All in the Family

It’s an enviable balance, to be sure. But for all of Mike’s successes, it’s not easy to stand out in the Memme clan. And it’s not like his father stole the spotlight. Sister Tanya was a former Miss World Canada and TV host and is now a popular Los Angeles-based keynote speaker and on-camera coach. Brother Jeremy is a Technical Program Manager at Google in Seattle. Mother Beverley Barber became a registered nurse as a second career while her kids were in school, then indulged her artistic flare at age 50 and is now a painter/ sculptor.

As for Memme’s two children, both briefly worked at Mountainview but are now living independently and working full-time—Matthew (24) in Vancouver and Alex (22) in Ottawa. Should either choose to return to the company, staff will respect that they’ve already made it out on their own, Memme figures. “Nepotism earned is less egregious than nepotism given,” he philosophizes.

For his part, Memme acknowledges his role in affecting the Ontario Building Code, educating builders and other decisions that have helped improve Niagara and the province. Basciano has seen it first-hand. “After being OHBA president (in 2007-2008), I went on to serve 10 years at Tarion,” Basciano relates. “While I was chair there, Mike was chair of OHBA’s Technical Liaison Committee with Tarion. I watched him work as a link, bridging the gaps to make the warranty program better while at the same time looking after the industry— having a firm knowledge of the technical aspects of building and an impressive understanding of the issues, and formulating practical workable solutions. There wasn’t a time when he wasn’t at the top of his game.”

The heavy lifting is just beginning for Memme. Chuck McShane, Executive Officer of the Niagara HBA, sees ensuring solidarity among OHBA’s 28 chapters as the primary challenge for the association’s

Lake Erie provides the backdrop for a portrait of Matthew, Leslie, Mike and Alex Memme at the family’s lake house.

Leslie and Mike with some rare quiet time at lunch.

incoming chair. “Dave Depencier has done a great job over the past year— he’s worked his ass off—and Mike will have to keep the pressure on to make sure that all the locals are on board,” McShane says.

“OHBA is going through a renaissance,” Memme says. We have a new CEO. We have begun hiring the human resources required to deliver increased services to our members. But you need a financial model that allows for that. There are things we’re still working on—the fee structure, the governance structure, how the board is structured. But we have a plan and we’re executing it.

“The government announced a consultation on illegal building this summer. That’s something (former Chair) Louie Zagordo banged the drum a lot for and that I’m passionate about,” Memme continues. “I think we might finally have a government to address the problem,

and I’m looking forward to being a part of the solution.

“The other thing I want to communicate in my presidency is that there’s a misconception that there’s a housing affordability problem,” Memme declares. “I do the numbers for our price lists and look after the budgets, and our construction costs are not an issue—they’ve simply been rising with inflation. We have a land and tax affordability problem, not a housing affordability problem. Once you have the land and pay the taxes, people can afford the cost of building a house.

The simple part of the solution is “to just open up the tap,” says Memme. “We’re going to be in a huge housing shortage for the next 30 years. Right now, the number of starts is almost as low as in the 1990s. Land values aren’t dropping. Why is that? Because the farmer goes to sell a piece of land that

just got into the urban boundary and people from all over the world immediately get into a bidding war over it. Our kids are suffering, so watch what they’re going to do with land supply in another 25 years when they form government.”

And what does Memme want his legacy to be when his term as Chair is complete? “I hope they say OHBA is back and strong and that it’s the industry representative we always wished it could be,” he says.

McShane doesn’t expect Memme to miss a beat. “Mike’s a leader—a former president of Niagara HBA and Member of the Year of the NHBA and OHBA. He’s incredibly prepared before he walks into a meeting. And he’s the most detailed guy I’ve ever met. I call him Mr. Sticky Notes. You walk into a meeting, and he has a little square pad of sticky notes. He’ll write something on one and stick it on the page. And then two or three on the next page, and so on.”

“I’ve known him almost 20 years. He’s just a ball of energy and exudes positivity. You can’t help but want to be around him,” says CollinsWilliams. “He has a deep knowledge of our industry, but he’s got an inquisitive mind and asks a lot of questions; he never assumes that he knows any issue inside and out. Around a boardroom table, that invokes a collaborative approach to understanding diverse perspectives on any issue. And that’s how you do government relations and be a leader. This is a man whose moment has come, and he’s going to knock it out of the park.”

“I honestly think he’ll be a rock star as OHBA Chair,” echoes Leslie. “Once he decides to do something, he’s all in. There is no ‘partway Mike.’ He’ll do the research, read through details others won’t read through, and talk to people whose opinions others haven’t sought.”

You can’t understate Memme’s unbridled curiosity and enthusiasm for listening to—even embracing— alternative views while fully investing himself in the moment.

Those who doubt it should join Memme in the mosh pit at the next Rammstein concert.

And bring him an extra shirt. OHB

Clockwise from top: Mike shares his building code expertise during last year’s Annual Conference as First V.P. C h ristina Giannone looks on; at the podium during the 2023 President’s Gala; and accepting 2022 OHBA Member of the Year honours from Past President Louie Zagordo.

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Divide & Conquer

The opportunities and obstacles of multiplex conversions

By Signe Langford

When the Government of Ontario introduced Bill 185, it was designed to quicken government processes and encourage the building of at least 1.5 million homes by 2031. But in housing math, you can also get addition by division—as in creating more than one residential unit within a home.

“To support the implementation of Additional Residential Units (ARUs), such as basement suites, our government brought forward Bill 185, the Cutting Red Tape to Build More Homes Act, 2024, which allows Planning Act changes that enhance regulation-making authority related to ARUs,” noted Bianca Meta, Press Secretary, Office of the Minister of Municipal Affairs and Housing. “This will allow the government to remove municipal zoning bylaw barriers that may be limiting the development of ARUs.”

Theoretically anyway. But obstacles remain. And while the process of adding one or more self-contained units to an existing structure may be faster and less expensive than building from the ground up, there are challenges, pitfalls, hidden costs and municipal hoops aplenty. We asked four builders to share their stories.

Sensitive Design

In Toronto, Eurodale Developments is in the process of converting an existing four-plex into a 10-plex. Located directly across from iconic Casa Loma, Development Manager Brendan Charters describes how “architecturally sensitive” Eurodale is being with this retrofit. “We restricted the third floor from the existing roof ridge to the back. A small dormer in the existing roof is the only change you see from the street,” he notes. “All the windows are being replaced to match the existing fenestration and mullions, and we are not making the building any taller than the existing surrounding buildings. Now that’s sensitive! We only had one objection from a neighbour who was afraid of parking challenges. The rest of the neighbours were supportive and the committee members that approved it

were very complimentary of the design and sensitivity of the proposal.”

Public sector support can be particularly dicey for such projects. “The multiplex housing file is always a bit convoluted,” Charters says. “The City is quick to advise how desperately they want new housing, and then put rules and practices into place that impede that end goal. And reasonable building examiners and field inspectors can make conversions run smoothly, or they can make it extremely challenging.”

Another frustration Charters expresses is a lack of communication between departments within the City. “Planning staff write a supportive report for the application, and then City legal, directed by local councillors, opposes the application to TLAB (Toronto Local Appeal Body). The Province mandated three units be permitted as of right, but many smaller bedroom municipalities pretend as if it’s not the case and is not permissible under their zoning bylaws, which is not a requirement for the permission!”

Provincial mandates trump municipal bylaws, but that means time and money spent on a fight, a fight not everyone can afford, leaving some towns lagging behind their required housing numbers.

How does Eurodale approach this inconsistency and pushback? “We remain active and link arms with other people in our industry and organizations—such as Expanding Housing

As with all such additions, egress and wiring were among the careful additions to Gateway Group’s recent Hamilton project (also opposite page).

Options in Neighbourhoods—with the City of Toronto to further the cause of gentle densification and missing-middle housing. We work at getting John Q. Public used to and accepting of this sort of building.”

Among the many ways the multiplex conversion process differs from building a new single-family home is that “if the builder is creating three units or three storeys or more, designers require a small-buildings BCIN (Building Code Identification Number), not just a house BCIN, as is most common,” Charters explains.

Once you’re physically into the home, requirements could include everything from separate HVAC systems to electrical upgrades. “In a new build—whether above, below or beside—or a new addition to an existing residence whereby you are creating a new suite, you have to achieve an STC (Sound Transmission Class) rating of 51 or higher for sound attenuation between suites,” Charters explains. “But when converting an existing building with more than one suite there’s no STC requirement. And you must achieve a 30-minute FRR (Fire Resistance Rating) versus 45 minutes in a new build. For this specific project, where there were already four existing suites, so we won’t be making any STC or FRR changes there, as the existing old lathe and plaster provide adequate FRR. And no STC rating is required under Part 11 of the OBC, as they are considered ‘existing’ and, therefore,

“We work at getting John Q. Public used to and accepting of this sort of building”

acceptable assemblies for fire and sound. But for the new units, including the basement and third floor, we will be creating assemblies with a 45-minute FRR and an STC rating of at least 51.

“Another consideration is exterior open-air exits from lower-level units, which may require very costly fire shutter applications to openings above them,” Charters cites.

Hydro requirements are front of mind, given the growing numbers of electric vehicles and a focus on reducing carbon. “But our grid infrastructure is not always what we need it to be for a particular site, and the monopoly system we have for utility providers can make this servicing challenging and costly,” Charters notes. “City sewer and water infrastructure can handle this type of gentle intensification, but the buildings’ services themselves will often need upgrading. The water supply service needs to be at least one inch, and the amperage from Hydro needs to be 100 amps for electricity draw for a new unit. Up until now, we’ve been able to avoid major upgrades by running gas to furnaces, dryers and stoves, but with the carbon reduction targets locally and nationally, we are staring down major electrification of homes, and that will mean major—and expensive—power upgrades from local utility providers.”

In 12 years of consulting with clients who want to add a self-contained unit or a second standalone unit to their property, Charters has seen his share of mistakes, miscalculations and misconceptions. “The top misconception

is that the cost to build a multiplex is going to be the same as a singlefamily dwelling because they are the same shape, size and built form. But the number of additional kitchens and bathrooms alone really skews those cost-per-square-foot numbers, let alone the fire and sound construction work that must be undertaken,” Charters

Across from Castle Loma, Eurodale is converting this four-plex into a 10-plex. All new windows will match the existing fenestration, while and the building will be no taller than any surrounding structures. Staying sensitive to their surroundings ensured that nearly all neighbours were supportive of the project.

says. “The other misconception is that the City and the neighbours are going to be supportive of this new housing typology. If it’s a rental, the stigma and fear of the unknown by the local constituents quickly shows its face.”

Still, Charters is fielding a growing number of calls to add additional residential units—and he understands

why. “This is a great opportunity for young people to pool their resources and develop a low-rise housing alternative to the high-rise condo. And it’s perfect transition housing. For youth, it can be a transition out of their parents’ homes or from a shoebox condo into this low-rise product type. For an empty-nester or retiree, it allows them to remain on their property while adding some income and even potentially some mobility or maintenance help. And it provides the potential for multigenerational living, but with greater autonomy by having individual suites with locking doors. The options and opportunities abound. It just takes time for people to see the success of projects built before they are totally comfortable doing it themselves.”

Upscale Offerings

In Ottawa, Amsted Design Build’s Director of Construction Lindsay Haley has also seen a growing interest in multi-unit conversions. “In some cases, it’s to provide private or semi-private multi-generational living, and for others it’s to provide supplemental income,” Haley says.

“In Maitland, Ontario, we were tasked with converting an 1820s stone carriage house into two upscale rental villas. As you can imagine, this came with a host of challenges. Even though there are government grants to encourage multiunit dwellings, every city has its own considerations. In this case, the township would not allow this type of renovation, so we had to work closely with the planning department to acquire

Novacon operated in tight quarters in this Bloor West conversion, with one neighbour butting up on one side, making roof additions a challenge. Hydronic in-floor heating was added since they were already underpinning and lowering the basement. Each unit was wired with a separate electrical panel.

the appropriate zoning requirements. Further, adding a garage required a variance, which meant engaging the neighbours for their approval. There’s also the structural and systems requirements of dividing a single building envelope into two separate spaces. Given the age of the building, we were working with limited vertical height allowances and 24-inch-thick stone walls, which we could not impact.

“To maintain the heritage of the building while creating height for the second floor, we added dormers and a rear extension, fabricating a ridge beam on-site for structural support,” Haley explains. “Given that we couldn’t change the outer structure, we had to maximize every available inch inside. This also

came with its own challenges, given each unit required individual HVAC systems, plumbing and water supplies. Finally, we also had to adequately soundproof between units for privacy and ensure the necessary fire protection, while maintaining the open-beam design.

“One of the biggest challenges when creating attached multi-unit dwellings is the need for separation,” says Haley. “Fire is perhaps the biggest consideration, as it presents the greatest risk to the occupants. It demands things such as thicker drywall and a different application, fire-rated doors, higher standards for insulation values and secure openings. There must be a complete separation between units so that if a fire starts in one, it has the very best chance of staying contained. When you’re working within an existing structure, you can imagine the kind of intricate planning and execution that takes.”

For fire protection, Amsted used a double layer of 5/8” Type X drywall, which offers 45-minute to one-hour fire rating protection per layer. Amsted also used Rockwool’s Safe‘n’Sound stone

wool insulation in interior partitions of residential wood, and steel stud construction where superior fire resistance and acoustical performance were required. The Safe’n’Sound product also offers strong acoustical dampening properties, while acoustical wall panels offer further noise reduction.

“These projects,” says Haley, “are a delicate dance between professionals—designers, engineers, surveyors, trade partners, the construction team, inspectors and more. And that requires collaboration from design through to construction.” Part of our process involves bringing the trades on-site prior to the job starting to bring their expertise to design. And then, when things inevitably change throughout the job, you want your designer to be able to come back in and support any changes needed throughout construction.

Haley agrees with Charters that the most common misstep with this sort of project is underestimating the cost, which is driven up by creating that complete separation between units. While aspects like fire separation are

Amsted’s conversion of this circa-1820s carriage house into two upsacle rental villas was challenged by limited height allowances and 24-inch-thick stone walls. This “delicate dance” also required close work with the township’s planning department, as well as the neighbours.

non-negotiables, there are a host of other decisions that homeowners and builders must make surrounding the home’s systems that require a careful weighing of options. Some may impact individual unit comfort. For instance, providing a furnace for each floor of a three-storey triplex ensures year-round comfort controlled by each occupant. Having separate hydro meters helps monitor costs and provide accurate per-unit billing for tenants. Of course, the cost for two or three of anything will add to the upfront investment, and that can be problematic if it occurs in the midst of a project.

Going to Great Heights

Charles Wah, president of Hamiltonbased Gateway Group, is also familiar with unanticipated costs. But sometimes it’s the municipality that unexpectedly digs deep into your pockets. Wah originally planned on converting a grand century home in Hamilton into four units last year, but after the City of Hamilton decided not to waive the $90,000 in development charges and cash-in-lieu of parkland dedication for

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Gateway initially hoped to make four units of its Hamilton project, but development charges on the final unit made them adjust the design to three residences.

the fourth unit, Wah revised the plan to three legal units.

“The City of Toronto waives DCs and cash-in-lieu of parkland dedication for up to four units, whereas the City of Hamilton only waives them for up to three,” Wah notes. “Although Hamilton permits four units publicly, the development charges make it impractical. It’s also an expense most homeowners are not aware of when they enter into such projects.”

As always, the devil is in the details, Wah explains. “A house in the Ontario Building Code is defined as a dwelling with up to two units. But the requirements for three units and above become significantly more stringent, which makes it more complicated to meet. For example, the required basement ceiling height is 6’11” for new homes versus 6’5” for older homes. And since dwellings containing three units or more are considered a ‘small building’ and not a ‘house,’ any basement apartment needs to be at least 6’11” in height. Fortunately, in the new code coming into effect in

2025, it appears they will get rid of the 6’11” height requirement for basements in ‘small buildings.’”

Egress requirements are a consistent challenge with multiplex conversions, including Wah’s Hamilton project, as ‘small buildings’ require a second means of egress if the entrances are shared. “In most places in the world, only one point of egress is required,” Wah notes.

Another speed bump Wah encountered during the seven-and-a-half-month project was having to upgrade the municipal water line to one inch due to the number of plumbing fixture units being installed, which is what the town uses to determine the estimated water demand. The electricity had to be upgraded to 200 amps, although that was expected.

Rising Costs

Speaking of speed bumps, Novacon Construction President and Construction Manager Pavel Bigas had embarked on a Bloor West conversion just as Covid hit. When the usual challenges inherent in reformatting a single-family home into a

multiunit dwelling were combined with the pandemic-related logistics and skyrocketing material prices, this quickly became the most challenging project in Bigas’s two-decade-long career.

“The owner bought the property as an investment and had been working with an architect for approximately one and a half years to get through all the red tape of zoning, permits and design issues with gutting and adding on to a home that was literally 1.5 inches away from the neighbour’s wall,” Bigas relates. “The initial budget he was given by his architect was approximately $400,000 to $500,000. When he came to us and other contractors, we were all in the $800,000-$900,000 range, which was a huge shock to the client.

“With all of the new laws coming through allowing multiplex homes, some of the biggest issues came from the neighbours, as the old NIMBY attitude is quite common, especially in our higher-end neighbourhoods where home values are in the $2-million-plus range,” says Bigas.

“Beyond the typical back-and-forth delays of seeking approvals with the building department, a particular challenge was that after removing the existing roof to add the third floor, we discovered the neighbour’s previous roofer had attached their roof to ours, making that process quite difficult and adding further costs and time.”

The drain on time is always hard to avoid in such projects, Bigas observes. “Every point of penetration must be fireproofed to be OBC-compliant. Even simple things like pot lights require a special fire-rated housing for each unit, which in some cases costs as much as the actual pot light installation itself. All bulkheads had to be well-thought-out to meet these requirements, where typically they are almost afterthoughts. We utilized hydronic in-floor heating in this unit since we were already underpinning and lowering the basement. We wired each unit with a separate panel that runs from one main service line out to the street. It does cost more but keeps each unit separate. If a fuse blows in one suite, we are not bothering the other tenants.”

It’s a key to success in multiplex conversions: When it comes to splitting up a single structure, the better you keep them apart, the more the whole building grows in harmony.

It’s all part of that ‘addition by division’ math. OHB

Shop Around

Malls are providing convenient housing options if you know where to buy

By Tracy Hanes

Site of the former Galleria Shopping Centre, Almadev’s Galleria on the Park community will feature eight striking towers and roughly 2,900 residential units.

THE MALL used to be the place you went to shop for clothes, buy CDs or concert tickets, hang out with friends in the food court, or see a movie.

Thanks to the rise of online shopping and streaming, many of those activities have fallen by the wayside.

But a new trend is emerging: the mall as a mixed-use community where people live, access medical services, play sports, enjoy culinary experiences, picnic in parks, catch transit, as well as shop in cool environments.

destinations that people want to come to.

Kazemi says government investment in infrastructure, particularly transit around sites such as the Scarborough Town Centre, Eglinton Square, Jane and Finch Mall, etc., has been one of the drivers for such redevelopments.

The number of plans to transform GTA malls into mixed-use residential communities is eye-opening, with new announcements almost weekly. Just a sampling includes Toronto’s Cloverdale Mall, Galleria Shopping Centre, Jane Finch Mall and Sherway Gardens, Scarborough Town Centre, Shoppers World in Brampton, the Pickering City Centre and Markham’s Markville Mall.

“These redevelopments are not going to solve the housing supply challenge on their own. They will bring tens of thousands—maybe low hundreds of thousands—of units,” says Richard Joy, executive director of ULI (Urban Land Institute) Toronto. It’s a far cry from the 1.5 million homes Ontario needs, but it’s a good start.

“It’s definitely a way to unlock underutilized sites and capitalize on a lot of potential not used before, mainly around surface parking lots,” says Sami Kazemi of BDP Quadrangle.

Identifying them as “really exciting and important frontiers,” Joy notes that malls have qualities that make them attractive for redevelopment. Many are close to transit—or could be, as they will have the density to support transit.

Kazemi says these shopping centres were created to be islands surrounded by seas of parking, but that’s no longer sustainable and doesn’t create an inviting urban environment. Consumer behaviour has changed, and while Covid closures and online shopping shifted consumer habits, Kazemi maintains there’s still demand for experiential retail

He notes that malls were initially designed to act as meeting places, to which many have strong emotional attachments. “When we have public consultations and are designing a mall redevelopment, we have to be mindful that it was designed as a social hub,” Kazemi says. “If we are creating a new mixed-use development, you have to have the social infrastructure and build on that. That’s a big challenge, but a goal we have to keep in mind.”

Gail Shillingford, director of urban development for B+H Architects, says some malls are doing fine without adding housing, but are land-consumptive, and with transit in place or coming in the future, parking lots are valuable development land.

She says the redevelopments can provide opportunities to draw people to a mall. “Is it a new school? A new community hub? A food marketplace such as Eataly? You want a combination of places to sit, eat and shop, places to socialize.” Those types of magnets will also help draw retailers to additional phases.

Those anchors used to be department stores like Sears or The Bay, Joy says, but community hubs or services are increasingly becoming the magnets for malls.

Shillingford agrees that the existing community’s needs must be balanced with those of the future condo community. “There can be a bit of a disconnect,” she says, “and it can lead to the concept of gentrification, where the existing community has to go elsewhere.”

Shillingford cites the ’1960s-era Jane Finch Mall as one with a strong connection to its community. With the arrival of the LRT Finch West Line 6, its 17-acre site is pegged to become a high-density, mixed-use development by Brad-Jay Investments. Shillingford notes that

many of the mall’s businesses are culturally specific, serving a primarily black community with modest incomes.

The plan is to preserve the mall as a community anchor. The goals include affordable housing options, not-forprofit childcare, community-stewarded spaces, affordable commercial space for local businesses, opportunities for artists, local job creation and education.

Finding the Right Mix

Shillingford says that in all mall redevelopments there should also be access to essentials, such as a grocery store and drugstore. Fine-grain retail can be at ground level, with gyms, elementary schools, daycares, etc. on the upper floor.

“It does not just have to be residential, retail or office,” she says. “It can be a mix of uses that adapt within the community. It can be a use that the city may not be able to provide. The developer can pitch in and include something that fills a gap.”

Rafael Lazer, CEO at Almadev, says due to “every empty lot or parking lot being spoken for,” developers have had to look at underdeveloped sites across the GTA, and malls are one solution. He says the goal is not to eliminate them but to

transform them into something better.

“How do you take malls built in the ’50s, ’60s, ’70s or ’80s with gigantic parking lots and transform them into something more in tune with current demand?” he asks. “By adding thousands of housing units! That’s where the live/work/play story comes to life.”

Almadev demolished the old Galleria Shopping Centre at Dupont and Dufferin to create Galleria on the Park, a master-planned community that will feature about 2,900 residential units in eight architecturally distinct high-rise towers. There will be approximately 300,000 square feet of retail space and 20,000 square feet of office space. The first two condo buildings in the first phase are occupied, along with tenants in 150 affordable units.

“We look for sites that may be one step behind the pack, and we like to build neighbourhoods with multiple phases,” Lazer says of under-the-radar communities. “We require a volume that’s hard to get in the downtown core, and the location of the Galleria mall was perfect. It’s close to the downtown core but far enough to allow for a gigantic piece of land (20 acres). It feels like downtown but less expensive.”

The mall was next to an underutilized park and a rundown community centre. Almadev reached out to the city and did a land exchange. “The park was hidden and not inviting, so we said, ‘Let’s make it into a stellar park. Let’s move the community centre and more than double its size.’ It was truly a joint effort and a very unique opportunity.”

Galleria on the Park will not be a “closed world,” says Lazer, but an attraction for the local area and beyond. “It’s not about eliminating retail but changing it and allowing it to transform. Maybe it’s less about clothing stores and things you can order online, and more about services such as grocery stores, banks, a fitness centre, coffee shops, a kids’ playground—things that can’t be duplicated online.” Lazer feels combining residential with retail and amenities in a “cool place,” along with an eight-acre park and state-of-the-art community centre, will be a recipe for Galleria’s success.

More Building, Less Demolishing

Dunpar Homes has owned the 500,000-square-foot Sheridan Centre mall in Mississauga since 2018, a year after which they lost a major office

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few

examples of what’s ‘IN STORE’

Shoppers World Brampton: RioCan intends to create “a model mixed-use community for the 21st century” with up to 4,500 residential units (condos and rentals), 800,000 square feet of commercial and retail space, with office space and perhaps medical, educational uses, etc., on the 53-acre site where the circa-1960s mall sits. It will be the terminus for an LRT line. The project will unfold over 20 years.

Cloverdale Mall: Approvals were granted earlier this year for the first phase of this Etobicoke mall’s redevelopment, a joint venture between Mattamy Homes and QuadReal Property Group. The first two towers will bring 606 condo units. It will be highly pedestrianized, with just 153 parking spots for vehicles and 457 for bikes. The ‘urban village’ will centre around two new public parks. It eventually aims to include 5,268 residential units in 10 towers. New community amenities slated are a daycare, community centre and 3.8 acres of parkland.

Scarborough Town Centre: Oxford Properties Group owns Canada’s fourth-largest mall and plans to bring more than 15,000 new residential units to the site. The area around the mall will be transformed into 21 blocks of mixed-use buildings to create a transitoriented community. The mall will be home to the coming Scarborough Centre subway station, replacing the existing Scarborough Rapid Transit (SRT) system, also known as Line 3. It will also be serviced by numerous bus routes.

tenant. While the rest of the mall was almost fully occupied and provided positive cash flow, the pandemic caused “a lot of people to re-examine what they were doing,” says Dunpar’s V.P. of Finance Harpreet Bassi. The mall, now called Sherwood Village, sits on 30 acres and is transitioning to a mixed-use development, with the mall at the centre and a mix of high-rise, mid-rise and low-rise (townhouses) surrounding it.

“If you live there, you will be able to walk to everything you need on a daily basis,” says Bassi. “This is a community mall, not a regional mall. We are only demolishing 100,000 square feet of the former office space. The mall will never be demolished. We are building around it.”

The mall already has a Metro grocery store, a Shoppers Drug Mart and Scotiabank. One of the goals is to offer new top-tier retail and new dining experiences. Il Fornello, a casual fine-dining pizza restaurant and patio, opened last year and has been very popular.

With four other large malls in the area, Bassi says Dunpar considered what it could do to differentiate Sherwood Village from the competition. Because

Dunpar has deep expertise in home renovations and building, it decided to create a home renovation/design destination similar to Toronto’s Castlefield Design District.

“For someone who lives in Mississauga or Oakville, it’s a bit of a drive to Castlefield, and there’s nowhere to eat. If you’re going to renovate your home, you’ll be able to walk into this mall, go to the kitchen place, go the tile store, the flooring store—it will be one-stop shopping,” says Bassi. “We will have a designer co-worker space where designers can work with the clients to make decisions. It is close to the highway and has great parking.”

The former office space had good ceiling heights and can accommodate activity centres in Phase 2, such as a golf simulator business, a badminton club that relocated from Burlington, and a “first-class” 13-court pickleball facility slated to open in September, owned and managed by Dunpar. Pickleball players will have to walk through the mall to access the court, thus passing by the home improvement and design stores.

“We are really ramping up and getting

sustainable, transit-oriented community and destination, with a mix of medium- and high-density buildings.

SvN’s transformation of Brampton’s Shoppers World for property owner RioCan will see the existing 53-acre shopping centre site evolve into a

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calls daily, and we still have some retail space available in Phase 3,” he says.

Dunpar is “cautiously optimistic” that approvals for the first two residential buildings are imminent, which would allow for a spring groundbreaking of mid-rise buildings of eight to 10 storeys.

“Transit is coming, but it’s not there yet,” Bassi notes. “This location will have shuttle service to Clarkson GO, and Mississauga is building a big bus hub, but we have to be cognizant of the need for parking.”

3-D Design

Kazemi says his team takes a ‘3-D’ approach to mall redevelopments: density, diversity and design. “Density is not a bad way to make all that retail viable. Diversity carries a lot of meaning, but in architectural design, it’s the diversity of design and built form and the public realm.” On the shopping front, it means a mix of large-format stores and small retail.

One project Quadrangle is working on is the Scarborough Town Centre. It’s on

an 80-acre site that will take decades to develop, with the first phase coming soon. Kazemi stresses the importance of designing to future-proof the development.

“On a project like this, you are creating new blocks, bringing in housing, establishing a sense of character in different districts,” he says. “It sets the framework, but over time that may change. For example, we’ve seen a shift happen quickly in the amount of parking needed 10 years ago and the need today. We don’t want to oversupply parking, as it’s a waste of resources and a drag on the environment. How can we future-proof above-grade parking that can be converted to something else?”

Kazemi says office space also needs to be considered for the long-term, as although demand isn’t where it was just a few years ago, that doesn’t mean it won’t again in the future.

If a mall is not doing well, Kazemi’s team looks at the entire slate as blank. They’ll do infill development around the parking lot, create a network of

streets and blocks, and allocate for public parkland contributions.

“It’s a mandate from the city, and greenspace is something our clients know is needed for a community to thrive,” he says. “We look at how it relates to the mall: Is it adjacent to housing? Is it acting as a buffer? It’s not one size fits all. You want that park to not just be a neighbourhood park but also be complementary to the shopping centre. People could buy food in the mall and then have a picnic in the park.”

Joy, meanwhile, fears that many mall developments will be underamenitized in terms of community infrastructure and go all-in for density. “If they don’t put in amenities such as parks, trails and great transit, there is the potential to get this wrong.”

Joy points to the Vaughan Metropolitan Centre, which high density and elements such as transit (subway, bus and major highways), office towers, restaurants and big box stores, yet the environment feels sterile. “A great community must have a lot of complexity built in that goes beyond the retail and residential. Some of the mall redevelopments in the GTA are more thoughtful in that respect than in the past. There’s room for excitement, but also room for caution.”

What’s not in debate is that mall developments will be highly densified with high-rises, says Joy, although some may have mid-rises and townhouses in the mix. The questions are more about where the money will come from to build them and when.

According to a July report from Urbanation and CIBC Economics, the Toronto condo market is deteriorating to levels not seen since the 1990s and is in recessionary territory. Joy says it could be a long wait before many of these projects get built. But as the owners of many malls are well-capitalized and backed by things like pension funds, he says they are “very likely in a position to flip the switch faster than others” when market conditions improve. OHB

Left: The Scarborough Town Centre redevelopment, designed by BDP Quadrangle for Oxford Properties.

Below left: B+H Architects and BDP Quadrangle plan to preserve the Jane Finch Mall as a community anchor, while catering to the needs of a future housing community.

BUILDING BUZZ

News and moves from the industry

pathways and plazas are arranged in tapered formations along the slope, forming a cascade of roofs and yards that define the project’s public realm.

The CABN Vision Plan for Augusta Township, south of Ottawa, was the winner in the masterplan category. Specializing in modular, net-zero and fully self-sustaining homes, CABN engaged the architectural firm of B+H Biomimicry to evolve CABN’s technology from a single unit to a sustainable neighbourhood. B+H applied its “Living Story” philosophy, which is guided by understanding what the land wants and will support. By preserving the 41 hectares of existing wetlands and forests in the Augusta Township ecosystems, the project protects residents and fosters a deeper connection to the land.

WAFX Awards are a Nod to World Issues

Winners have been announced in advance of the World Architecture Festival in Singapore in November. Tagged WAFX, the awards celebrate international proposals that embrace cutting-edge design addressing major world issues, from climate and health to technology and affordable housing. Here are the three big residential winners. From Iran’s KanLan Studio, Shoupé topped the Building Technology

category. A mixed-use project along Iran’s Babolsar coastline, it spans 18 floors on a 43,000 sq. ft. plot and features compact residential units alongside diverse shared amenities. The tower’s public and residential areas are organized into four vertically stacked neighbourhoods, each oriented in different directions, providing diverse views of the sea and cityscape. Within each neighbourhood, houses, shops,

The design is rooted in the concept of resilient communities, drawing from studies indicating that social unity thrives best in smaller groups under 150 people. This concept inspired the creation of clusters, allowing for decentralized energy storage and water collection. Each cluster features a shared amenity space at its core.

Located in Münster, Netherlands, Gasometer, a collaboration of Mei architects and planners and Peter Bastian Architekten, claimed the Carbon & Climate category. Once a vital fossil fuel source for the city, this monumental structure is poised to become a beacon of environmental awareness and community engagement. The original steel frame forms the backbone, with a new timber building nestled within.

Lower levels will house a mobility hub and swimming pool, promoting active lifestyles. Above, a mix of public facilities, including a theatre and health centre, will foster social interaction. The design prioritizes inclusivity, with housing options tailored to income levels.

By incorporating green spaces and noise-reducing features, the design also provides residents with a sanctuary amid the bustle of urban life. Inside, a sophisticated ecosystem supports biodiversity, while rooftop gardens offer space for communal cultivation.

Clockwise from above:

Iran’s Shoup é, Netherlands’ Gasometer and the CABN VIsion Plan near Ottawa.

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AFFORDABILITY

Developers Form Coalition to Lower Taxes on New Housing

Calling itself the Coalition Against New-Home Taxes (CANT), 29 Ontario developers are asking the government—municipal, provincial and federal—to reduce or eliminate development charges so that they can, in turn, cut the cost of their new homes.

“For every dollar of tax eliminated by any level of government from the cost of delivering new housing, we will immediately reduce the price of all homes we sell by the amount saved, dollar for dollar,” the group pledges on its website.

Fourteen of the 29 firms are OHBA members, including Alterra, Altree, Capital, Cityzen, DBS, Forum, Gairloch, Haven, MOD, Originate, Sierra Homes, Spotlight, Stafford Homes and Vantage Built Construction.

“In 2009, taxes accounted for approximately 12% of the cost of an average condo in Toronto, or $36,800. Today, combined federal, provincial and municipal taxes account for 29.2%—or over $240,000—in taxes for the same home,” CANT’s July 1 letter to government and other officials reads. “These taxes, ultimately paid by homebuyers, exclude hidden additional taxes and duties paid by sub-trades and vendors and passed on to homebuilders. The tax costs per home in real dollars are up nearly 600% in 15 years, with development charges alone increasing nearly 1,200%.”

The letter also includes a sample budget of a typical 250,000-square-foot, 321-unit high-rise condo building in a mid-market location in Toronto. Its estimated cost is $264,054,168, with government costs accounting for $77,173,414 of the total, or $240,416 per unit.

“We’ve seen new condo sales decline dramatically,” notes Alterra Developments President Stuart Wilson. “But this is not about developers complaining about their future—it’s a much wider issue. We’ve already been underbuilding for the past 25 years (to accommodate immigration and population growth). Housing prices have doubled in the past 15 years and it’s just going to get worse. Somehow along the way, governments have relied more and more on taxing new housing, which

gets passed on to the buyer. Going from $37,000 to $240,000 in taxes for the same product in 15 years is insane. We have to do better.”

CANT’s request of government is threefold: drop the HST on new housing, similar to last year’s move to eliminate the GST on new rental construction; remove the land transfer taxes on new construction; and remove or reduce municipal development charges. At the local level, the coalition is asking the City of Toronto to reduce DCs on new housing to the inflation-adjusted rate based on the starting value of 2009 development charge rates.

Beyond all the government tax savings that would be passed along to homebuyers, the coalition also pledges to include the interest that builders will save by not having to include those tax costs in their upfront financing.

“Government recognizes that we have an issue. They took the HST off rental housing construction last year, but that’s probably 5% of all the homes we build,” Wilson says. The next big step to address the other 95%.

“The question is, ‘How do we find a broader tax base to pay for growth?’” Wilson notes. “In my opinion, it’s not right that someone currently buying a new two-bedroom condo is paying maybe $88,000 in development charges when the guy living next door isn’t paying anything (in higher taxes). All that is happening is that the value of the condo next door is going up by a similar amount.

“Immigration is a pure economic driver for this country” Wilson notes. “But more and more new Canadians I encounter are telling me they can’t afford to live here and are considering leaving. When I came here from Hong Kong 25 years ago, I couldn’t believe how affordable this city was. But we’ve simply lost our way. The obvious shortterm measure is to reduce taxes. If the feds can take away the GST component as they did for rental housing, and then push the province to follow suit with the PST component, that’ll take away about $80,000 of the price of new housing.”

Domino Effect

This is not about making more money; it’s about stimulating the economy, Wilson stresses. “The cranes are not going up like they once were. We’re

going to see mass layoffs. And skilled trades, which we already have a shortage of, will go find something else to do. Without strong government leadership there’s the potential to see big banks writing off major loans, and developers and trades going bankrupt. At the same time, housing will get more unaffordable since there’s more demand for the same housing stock. It sounds dramatic, but to me it all makes perfect sense.”

“This tax relief would have an immediate impact in the development of new housing projects, helping the government achieve its housing targets,” echoes Bryan Levy, CEO, DBS Developments. “This would also help sustain jobs within the industry and support the broader economy by keeping the labour force active. We believe that by working together, we can find practical solutions that benefit both the industry and the communities we serve.”

When can the coalition expect a response? “Government is not a single voice; it’s a very complex institution,” Wilson concedes. “But just getting the conversation going is very important. Developers have long been vilified for taking more profits, which has never actually been the case. For years I did the financials for most of the developers in the city, and profits have remained very flat. It was costs, including taxes, that have increased.”

The coalition letter does not answer how the various governments would cover the shortfall of tax revenue, noting only that “there are better tools to fund these infrastructure costs (that) are more sustainable.” But at the moment they’re not replacing those taxes at all, since nobody’s buying new homes,” Wilson points out. “Increasing property or sale taxes is not a popular topic for politicians, but there has to be a broader mechanism to pay for growth in this country. We have very low property taxes in the City of Toronto. I’m not desperate to pay more myself, but I’d rather pay additional taxes and have that go into the growth fund for building infrastructure we’ll need to have a successful city in 10, 50 or 100 years.”

The CANT group engaged in an informative Zoom call with the federal housing minister’s office in midAugust, with meetings at Queen’s Park and Ottawa on the horizon.

“We’re trying to figure out all the stakeholders and how we can move forward together,” Wilson says. “Because if we don’t start doing something in the next six months, our nation’s housebuilding ability will go from bad to worse.”

Fengate Turns 50

In 1974, 21 years after immigrating to Canada, Louis Serafini Sr. founded Fengate Capital Management Ltd. as a real estate brokerage and property management business in Hamilton.

Fifty years later, the now-Oakvillebased company includes offices in Vancouver and Houston and has developed a reputation for looking after the communities in which it operates.

Serafini established an affordable housing division with the Hamilton Community Foundation and the Sons of Italy in 1981, developing over $150 million of affordable units. In 1995, he made the decision to concentrate business in the GTA. Five years later, Fengate launched Northgate Properties Inc., its first fund, investing in real estate on behalf of a group of high-networth investors

Louis Serafini Jr. (pictured above) took the reins as CEO and president in 2005, with the company soon establishing the LPF Infrastructure Fund LP, its first infrastructure fund.

In 2010, the Fengate Community Foundation was created to support numerous charitable organizations. That support evolved with the Fengate Recreation Fund in 2019.

Fengate has since launched an ESG committee and EBID (equity, belonging, inclusion and diversity) think tank. OHB

Use Every Piece of Land to its Fullest

Running Hot

What’s new in home heating products and technology?

By Ted McIntyre

Things are heating up in the home comfort market—literally and figuratively. Some of the most notable news includes the Bosch Group taking over the global HVAC solutions business for residential and light commercial buildings from Johnson Controls. As part of the $8 billion transaction, which could take 12 months to close, Bosch expects to acquire 100% of the Johnson Controls–Hitachi Air Conditioning joint venture, including Hitachi’s 40% stake. The deal includes well-known brands such as York and Coleman.

Bosch will accelerate its growth and nearly double its sales revenue in the HVAC market to roughly 9 billion

euros. That includes a near-doubling of its home comfort business, according to Bosch Chairman Stefan Hartung, who called it the “biggest transaction in Bosch history.” The deal will also see Bosch expand from 14,600 to 26,000 associates, from 14 to 26 engineering sites, and from 17 to 33 manufacturing sites.

“The acquired entities will strengthen home comfort in an extremely attractive segment and will become part of Bosch core business,” noted Bosch Deputy Chairman Christian Fischer.

“It is Bosch’s aim to play an active part in shaping the innovative and growing market for energy

and building technology, and to occupy a globally leading position,” added Frank Meyer, the Bosch management board member responsible for the Energy and Building Technology business sector. “With this acquisition, we are improving our position, especially in air conditioning. In addition, we will be able to globally expand our heatpump business and achieve greater economies of scale.”

The key word for most manufacturers remains sustainability, as both government and clients look to reduce energy costs. This pairs well with the rise of artificial intelligence, notes Rui Fu, marketing manager of Kinghome Canada, who sees customers increasingly seeking sustainable heating and cooling solutions to combat rising energy costs. “As advanced AI continues to emerge, the integration of big data and smart technology has become essential for helping customers save on their

R&D for heat pump hybrid solutions at Bosch, whose acquisition of Johnson Controls is game-changing for the firm.

Kinghome's hightech new Smart Thermostat control and Ultranixx Eco Heat Pump.

energy bills," Fu says. "Many brands are now heavily investing in the R&D of smart integration to optimize the operation of their equipment. This strategic move not only enhances efficiency but also ensures long-term cost savings for consumers."

Here are five other companies turning up the heat in the residential market.

Kinghome

Ultranixx Eco Heat Pump

Economical and compact, this outdoor air-sourced heat pump can be installed on the ground, balcony or wall. And with a sound pressure level down to 56 dB(A), it ensures minimal disturbance.

Best fit for builders and renovators:

With a price range similar to an AC unit, Ultranixx Eco offers an option

for both heating and cooling. This model is ideal for ducted houses and low-rise units up to 4,000 sq. ft. With a balance point of 0 °, it covers more than 70% of the year in Southern Ontario.

Smart Thermostat

The cloud considers the weather forecast based on the user’s location, equipment efficiency and real-time energy prices (both natural gas and electricity) to make the most efficient switch between the heat pump and the gas furnace. Users will also have the option to remotely control this brand-new thermostat via the Kinghome+ App.

Best fit for builders and renovator s: Ducted houses and low-rise units using dual-fuel heating. It adds value for homebuyers and homeowners by helping them save on energy bills in daily use.

Cold Snap Forecast on the Refrigerant Front

Although we’re still in the grip of summer, a chilling transition has begun south of the border—a move from R-410A to the more environmentally friendly A2L refrigerants for air conditioning and heat pump applications.

Named for their ASHRAE (American Society of Heating, Refrigerating and AirConditioning Engineers) safety classification, A2L refrigerants are characterized by mild flammability, low toxicity and low global warming potential (GWP).

“It’s the biggest thing coming into the industry,” says Brian Collict, executive V.P. at Carrier Enterprise Canada. “It will have a major impact on all installs. But it’s a fluid thing here in Canada at the moment. It will enter our marketplace as early as the end of this year but, realistically, the beginning of 2025.”

“It will be all the rage across the entire industry,” says Anthony Lancione, Carrier Canada’s national marketing manager. “It’s already making its presence felt in the U.S., where Department of Energy requirements have mandated that minimum efficiency. The Canadian government has not yet legislated our requirements, but our entire product line has been long in the rework to accommodate the new technology.”

“One of the big differences that will occur with this transition is that many of the industry’s best practices in the past when working with refrigerants will become the requirement moving forward, which will affect installation times,” notes Residential Product Manager JP van Miltenburg. But then we’ll also have lower GWP and more efficient equipment moving forward.”

Van Miltenburg expects Carrier’s mid- and high-tier products to be the company’s first to come to market with the new A2L refrigerant.

Work

A. O. Smith’s Adapt Premium Condensing Gas Tankless Water

Heater (featuring X3 scale prevention technology) and ProLine Master

Connected Electric

A. O. Smith

Adapt Premium Condensing Gas

Tankless Water Heater

Energy-star certified, it conquers hard water with patented X3 scale prevention technology and a single stainless steel heat exchanger with minimal welds to prevent scale build up. This design maintains maximum performance longer and eliminates the need for regular descaling service and hard water problems within the tankless unit, extending product life up to three times compared to other tankless models. Further, customers can install and activate the integrated recirculation pump with the press of a button. Up to 10 buttons can be installed around the house to conveniently cut wait times for hot water and costs of unused water.

Best fit for builders and renovators:

Any area of Ontario—Southern Ontario in particular—that’s known

for hard water. Other fits include those seeking high-efficiency ondemand water heating that meets changing legislation amendments, those seeking flexible venting options for retrofits and new builds, and clients who like bells and whistles.

ProLine Master Connected Electric Water Heater

ProLine’s new connected electric models allow users to monitor energy consumption and set time-of-use schedules through Wi-Fi connectivity via the A. O. Smith app, features which have not traditionally been available for water heaters. Energy costs can be tracked and bills managed by inputting time-of-day rates into the app and tracking your energy costs. Alerts when water leaks are detected allow clients to respond quickly.

Best fit for builders and renovators:

Those looking to meet the needs of the future through electrification,

clients who are energy conscious, and renovators looking to upgrade a traditional electric water heater to a connected model to enable clients to better manage their hot water.

Navien

NPF Hydro-furnace

Navien has taken the condensing hydronic technology used in its boilers and integrated it into a residential forced-air furnace. Unlike traditional forced-air furnaces, which burn gas within a heat exchanger that is in the conditioned air stream, the NPF heats water by burning the gas in a sealed combustion heat exchanger, completely isolated from the airstream. This reduces the risk of CO2 contamination and significantly reduces system sound levels. The heated water is then pumped through a hydronic heat exchanger that transfers the heat into the air. This unique method

Navien's NPF700 Hydro Furnace heats water by burning the gas in a sealed combustion heat exchanger.

Product Focus

Viessmann's sleek Vitocal 100AW (Air-to-Water) is an all-in-one solution for heating, cooling and hot water.

Apart from the size advantage of Carrier's Performance Variable-Speed Compact Heat Pump, this flexible model is also extremely quiet.

improves operational control and provides even heating. Available in 60,000 and 100,000 BTU/h models, it features a variable-speed blower and variablecapacity combustion system that allows it to operate from 15% to 100% capacity for both natural gas and propane applications. Variable capacity heating operation continuously monitors air temperatures and will automatically adjust burner operation and airflow to maximize comfort and efficiency. The NPF Hydro-furnace is designed with enhanced installation flexibility, allowing for automatic water fill or manual fill with a service-friendly water reservoir.

Best fit for builders and renovators:

Covering applications from 9,000100,000 BTU/h, the NPF Hydrofurnace is an ideal fit for any home that needs a high-efficiency furnace. Given the modulation capability of the unit, it is particularly useful for homes requiring smaller heat loads.

Viessmann

Vitocal 100-AW (Air-to-Water) Heat Pump

This is a total hydronic heat pump solution for heating, cooling and

domestic hot water. An all-in-one kit, it includes an indoor unit, outdoor unit and buffer tank. It’s a monobloc air-to-water hydronic heat pump, which means the entire refrigerant circuit and air-to-water heat exchange are self-contained in a single unit for easier installation and service. And it is AIM Act ready, utilizing R32 refrigerant with a global warming potential (GWP) of 675 kg/CO2 equivalent. The outdoor unit comes pre-charged with R32 refrigerant, so there’s no need to braze or handle refrigerants. It also features a robust inverter-driven variable speed rotary compressor offering EVI (Enhanced Vapour Injection) compressor technology for low ambient temperature operation.

Best fit for builders and renovators: While it works in a variety of application types, the Vitocal 100-AW would be the ideal fit for an environmentally conscious builder working on single or multi-family residential new builds. Whether they want forced-air heating, cooling, DHW, radiant heating or a mix thereof, these systems easily adapt to different heating and cooling strategies.

Carrier

Performance Variable-Speed Compact Heat Pump / 38MURA

This compact heat pump is noted for its durability, efficiency and budgetconscious pricing. It’s very quiet, with sound levels as low as 54 dBa, and is part of many rated combinations for flexibility of system choice. Its ability to operate at lower speeds for longer times allows it to extract more humidity from indoor air. It’s also versatile up to 18.0 SEER2 and 9.2 HSPF2, while operating at high performance to temperatures as low as -28C.

Best fit for builders and renovators: Where space is tight, it shines, as its small footprint lets you install it as close as six inches from the home. It can alternatively be placed under a deck, on a balcony or roof, or stacked for use in multi-family housing. OHB

Making Connections

A Beijing apartment project creates a 3D community

IN RECENT YEARS, apartments in dense urban areas have become entrylevel homes for many first-time buyers. Combining living and commercial spaces in one location has also gained momentum. Such developments are compact, pedestrian-friendly and can be customized to offer a wide variety of housing options with convenient access to services and jobs. Known as “convenience centres,” they have a mix of amenities such as a daycare, fitness club, beauty salon or grocery store, all located beneath dwellings to make them highly sustainable.

On a macro level, the design challenge is determining what types of functions are most suitable and where to locate them. For privacy, the non-residential uses need to include amenities that do not cause noise and avoid intrusions onto private property. It is therefore recommended to locate retail-related functions on the ground floor, offices on the second floor and dwellings on the upper levels.

On a micro level, the commercial floors and residences should have separate entrances. For parking,

retail can use on-street parking or a specially designated lot at the back, while residents can park underground. In dense urban areas, municipalities often accept that residents may not have parking options at all.

Linked Hybrid in Beijing, China, showcases these strategies. It’s a large mixed-use development made up of several linked structures, including 750 dwelling units with a gross floor area of 2,152,782 sq. ft. The designer, Steven Hall Architects, wanted to create a 21st-century urban space that functions as a city within a city due to its multifaceted layers. Located next to Beijing’s old city wall, the pedestrian-oriented development is inviting, walkable and open to the public. Various links or bridges connect each part to the next, essentially redefining the notion of public urban space. This three-dimensional community promotes encounters and interactions across realms of commerce, housing, education and leisure.

To further enhance social interactions in the public space, Linked Hybrid’s ground level offers

foot passages for residents and visitors that create interesting micro-spaces, including shops around a central reflective pond. On the intermediate level of some of the buildings, roof gardens offer tranquil green spaces, and at the top of the eight residential towers, private green areas connect to the penthouses. Every ground-level public function, including a Montessori school, hotel, restaurant, kindergarten and cinema, has a clearly defined connection to the green spaces.

The designers integrated an elevator that travels to the sky passages on upper levels. A multi-functional series of sky bridges—respectively featuring a swimming pool, fitness room, café, gallery, auditorium and mini salon—are present from the 12th to 18th floors and connect all eight residential towers with the hotel tower. These innovative bridges also offer magnificent views of the city.

In terms of organization, these interconnected structures aim to be semilattices rather than simply linear forms. Due to their design, the towers function as social condensers, creating a special experience reminiscent of city life for visitors and residents alike. OHB

Ontario Home Builder Fall 2024

Open Mike

P22

CONTENTS FALL 2024

ASSOCIATION NEWS

OHBA news, views and events

The Path to Building 1.5 Million Homes

Insights from recent roundtables with Ontario’s Minister of Municipal Affairs and Housing

1. Infrastructure, Specifically Water and

2. Streamlining Local Approvals Processes:

Ontario Housing Summits

Presented by Enbridge Gas

Eastern Ontario Housing Summit – MAY 2024

ASSOCIATION NEWS

Northern Ontario Housing Summit – JUNE 2024

Southwestern Ontario Housing Summit – JULY 2024

Cleaner energy solutions

INSIDE STOREY

One-on-one with industry experts

Branch Managers

Why you should consult an arborist prior to development

What happens at the design phase?

And the pre-construction phrase?

How about during construction?

FROM CONCEPT TO COMPLETION IN RECORD TIME

Raising expectations since 1954.

Raising expectations since 1954.

ONLINE PROTECTION

TRENDING

Ideas for Builders & Renovators

A 12" Board & Batten Profile

Like Real Wood, But Better

Helping Builders Stay Cyber-Secure

An All-Terrain Solution that Goes with the Flow

Starting You Off on Solid Ground

2024 Awards of Distinction

TUESDAY, SEPTEMBER 24, 2024

Person of Interest

Person Interest

“His brain just doesn’t shut down.”

Learning Curve

Deep Thinking

All in the Family

WELCOME TO THE FUTURE OF WINDOWS

Divide & Conquer

The opportunities and obstacles of multiplex conversions

Sensitive Design

Upscale Offerings

Going to Great Heights

Goodman SD Side Discharge Inverter System

Rising Costs

Shop Around

Finding the Right Mix

More Building, Less Demolishing

A

examples of what’s ‘IN STORE’

THE BEST CLADDING GETS EVEN BETTER.

TRADE-FRIENDLY

3-D Design

BUILDING BUZZ

News and moves from the industry

WAFX Awards are a Nod to World Issues

MASONRY + LANDSCAPE

LEGACY COLLECTION

AFFORDABILITY

Developers Form Coalition to Lower Taxes on New Housing

Domino Effect

Fengate Turns 50

Use Every Piece of Land to its Fullest

Running Hot

What’s new in home heating products and technology?

Kinghome

Ultranixx Eco Heat Pump

Best fit for builders and renovators:

Smart Thermostat

Cold Snap Forecast on the Refrigerant Front

A. O. Smith

ProLine Master Connected Electric Water Heater

Navien

NPF Hydro-furnace