As-of-Right Isn’t a Slam Dunk: Insights On The Toronto Multiplexes
Janna Levit
is a co-founder of LGA Architectural Partners. Her projects include the Laurentian University’s new McEwen School of Architecture, the University of Waterloo School of Architecture, the MabelleArts Park Pavilion, the CMHC National Housing Catalogue and the Ulster Multiplex Condo. The firm has received several Governor General Gold Medals, including Firm of the Year in 2018. From 2011 to 2015, she served on the Canada Council Venice Biennale Advisory Committee
Samantha Eby
is an architect and researcher based in Toronto. She is the Co-founder and Executive Director of ReHousing, a nonprofit that supports housing creation through applied research, consulting, and education. Her work examines how design, policy, financing, and ownership structures shape the built environment, with a focus on housing. In 2020, she received the Canada Council for the Arts Prix de Rome for Emerging Practitioners. She is also the Emerging Practitioner Teaching Fellow at the University of Waterloo School of Architecture.
Architects Janna Levitt (LGA Architectural Partners) and Sam Eby (executive director of the not-for-profit Rehousing) discuss helping “citizen developers” navigate multiplex housing development in Toronto, especially multiplexes. They explain why the process is complex even for professionals, how Rehousing visualizes options and breaks down steps, and why early decisions include renovation/addition vs teardown/new build, costs, financing, assembling consultants, and clarifying personal goals. They distinguish what’s “possible” vs “viable” on a site, share rule-of-thumb lot dimensions for sixplexes, and highlight critical knock-ons like HST rebates, utility upgrades (e.g., transformers), committee of adjustment risk, and the misconception that “as-of-right” is a slam dunk. They also cover Part 3 Building Code thresholds, alternative ownership models, Jana’s demonstration multiplex project lessons, and point listeners to rehousing.ca and torontorehousing.ca tools.
- What Is Rehousing?
- Empowering Citizen Developers
- First Steps for a Sixplex
- Possible Versus Viable
- Feasibility Tool Overview
- Lot Size Rules of Thumb
- Hidden Costs and Knock-Ons
- As Of Right Myths
- Neighbours And Variances
- Risk Tolerance Strategy
- Building Code Thresholds
- Alternative Ownership Models
- Co-Ownership Mortgage Risks
- Self-Development and Capital
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This document is a supplementary resource to
episode #24 of the Real Estate Development
Insights Podcast in which Payam Noursalehi shares a practical framework for evaluating and selecting the most suitable innovative systems for your next project.
