Which is exactly the kind of infill we need. couldn't run a sticker factory. Can't run the province.
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Dofos latest sucking up to developers.
- Thread starter timtune
- Start date
Other than not being finished, what's the issue? Looks to be similar scale to the sfh beside it. Imo, pricing would be insane and I don't know how many buyers there are for $2M condos but that's not my problem.
Mad Mike
Well-known member
I can’t think of a situation where more isn’t better.
The new act does nothing to prevent municipalities from permitting or zoning 4, 5, 6 ...10 plexes. Toronto and Mississauga already allow 4 plexes, KW and Guelph are likely to amend their municipal bylaws to allow them soon. The act does not limit them.
What the act says municipalities must allow up to 3 plexes on standard residential lots without forcing developers through a time-consuming and expensive rezoning process. Most only allow 1 home per R1 lot today.
Allowing infill builders to 3 houses per lot is a huge benefit to builders. It also strikes a balance that somewhat preserves existing neighborhoods and reduces the requirements for upgrading infrastructures significantly (compared to 4 plexes)
Builders always prefer higher densities -- if they could put a 4,000sq' house on a 1,000 sq' that's all they'd build.
Do you understand what this action is -- or was it the Koolaid CP24 handed out?
The new act does nothing to prevent municipalities from permitting or zoning 4, 5, 6 ...10 plexes. Toronto and Mississauga already allow 4 plexes, KW and Guelph are likely to amend their municipal bylaws to allow them soon. The act does not limit them.
What the act says municipalities must allow up to 3 plexes on standard residential lots without forcing developers through a time-consuming and expensive rezoning process. Most only allow 1 home per R1 lot today.
Allowing infill builders to 3 houses per lot is a huge benefit to builders. It also strikes a balance that somewhat preserves existing neighborhoods and reduces the requirements for upgrading infrastructures significantly (compared to 4 plexes)
Builders always prefer higher densities -- if they could put a 4,000sq' house on a 1,000 sq' that's all they'd build.
Drive down in S Etobicoke (Lakeshore / Browns Line) area, and go east a few kms toward Royal York.
The area is littered with 3-4-5-6 plex buildings that seamlessly blend into the neighbourhood. It's not bad if you plan it properly.
A builder / contractor / developer can even buy 2 lots and instead of splitting them, can combine them and build a proper 4 plex WITH parking with no issue.
Our 6 plex was nicely blended in, and was on a street with 5 other 6-plexes and it all connected with the style of the street and area, I liked it.
But as I said...I wouldn't want to live next to it.
The area is littered with 3-4-5-6 plex buildings that seamlessly blend into the neighbourhood. It's not bad if you plan it properly.
A builder / contractor / developer can even buy 2 lots and instead of splitting them, can combine them and build a proper 4 plex WITH parking with no issue.
Our 6 plex was nicely blended in, and was on a street with 5 other 6-plexes and it all connected with the style of the street and area, I liked it.
But as I said...I wouldn't want to live next to it.
sburns
Well-known member
I was only responding to Tim's message, not the entirety of the thread or article.
Now that you have explained it, it makes some sense.
You gotta remember Tim isn't that bright. I know him pretty well.
There's a neighbourhood near me.. that has singles, semi's and 4plexes.. and it works... but it doesn't work everywhere.
I don't care how much you support housing.. you wouldn't want a 4plex built next door to your bungalow...
The best way, in all honesty is to buy up a whole street and do a line of 4 plexes on it. My cousins have a 3 plex and it looks like a normal home with 2 balconies) and it's on a nice large corner lot.
Actually it's a beautiful 3 plex.
Cousin has a nice 5 plex on Bloor Street near Mill Rd subway station. That place is in high demand.
Damnit...now I miss my 6-plex again and the regrets of selling it are back
The best way, in all honesty is to buy up a whole street and do a line of 4 plexes on it. My cousins have a 3 plex and it looks like a normal home with 2 balconies) and it's on a nice large corner lot.
Actually it's a beautiful 3 plex.
Cousin has a nice 5 plex on Bloor Street near Mill Rd subway station. That place is in high demand.
Damnit...now I miss my 6-plex again and the regrets of selling it are back
The 4plexes I'm talking about aren't stacked... they basically look like the semi's next door.. same roof heights, just bigger. The units are in the 4 corners.. vs stacked.
4plex on the right.. semi on the left.
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Yes there were buyers, I worked on one that was $5M and came without kitchen or bath.
When you spend $5M you don't let the builder chose your colours. Feng Shui came into it. Peeing in the wrong direction can ruin your day.
That you missed the parts one of these and in your subdivision in the sentence.
In a more or less built up section of a city it fits. In a bedroom community subdivision? Not a chance.
Mad Mike
Well-known member
Sorry @sburns - my bad on that one as I quoted the wrong message in my response! Should have been this one:
'It's off the table': Doug Ford nixes fourplexes as part of next Ontario housing bill
Ontario Premier Doug Ford has ruled out allowing municipalities to build fourplexes, despite it being one of the province’s housing affordability task force recommendations and a mandatory factor federal infrastructure funding.www.cp24.com
This guy is a train wreck.
I'm ok with that. Too many people get all butthurt about what others do with their land while also freaking out if someone impedes them from doing whatever they want. Assuming someone wants to do something clearly inside the lines, have at it imo. When redevelopments stack variances to go from a sfh to an office building without needing council approval, I have an issue with that.
In my opinion, these are similar to max building envelope cube houses. Ugly as hell and completely different to the existing housing stock but once a few go that way, the rest will follow (more profitable to build more units on same land). As MP said, it will likely start a street at a time (hopefully somewhat larger streets). Yes, the existing people will freak out. If you don't want anything around you to change, you are free to buy enough land to protect your area. Most people don't want to do that but they sure as hell want to dictate what others can do.
Controversy over garden suite in Upper Beaches
A two-bathroom garden suite in Toronto's Upper Beaches has sparked anger and controversy among its neighbours.
Not a fourplex, just a garden suite but yes some people are loosing their ####. Doesn't look bad to me...
TK4
Well-known member
I call them LEGO houses - devoid of any architectural beauty. Eavestrough to eavestrough, making the largest indoor footprint they can. If someone can explain to me why you need a 5,000 sq ft house with 4 bathrooms for 3 or 4 people that'd be great.
TK4
Well-known member
Apparently there have only been EIGHT garden suites built since the bylaw change. Hardly earthshaking.Controversy over garden suite in Upper Beaches
A two-bathroom garden suite in Toronto's Upper Beaches has sparked anger and controversy among its neighbours.toronto.ctvnews.ca
Not a fourplex, just a garden suite but yes some people are loosing their ####. Doesn't look bad to me...
Building on top of existing municipal parking lots makes way more sense.
They don't need. When they were built, they provided the highest return on investment for a given lot. Your incremental cost over a 2500 sq ft house was maybe 30% but your sale price is 75% up. Same as cottages in recent memory. Lots are 250k+. Build a "cottage" shack and the next buyer is knocking it down and values building at less than zero. Build a 5000 sq ft 8 bed and you can sell it for millions.
No surprise given the cost of getting one of those built. I have heard numbers of 200-450k. Wtf. It's less than 1000 sq ft. Craziness and hard to ever make that back in rent (and hard to sell your house for that much more as most buyers are maxed out just to get in the neighbourhood). Most of them seem to be old rich people building housing for their children. When the old people move out, children move into the big house and rent the garden suite out.
TK4
Well-known member
I guess when you still have your 40 year old kids living with you it all makes sense ?
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