Designing the perfect condominium
Linda Mitchell, Vice-President of Marketing for Monarch Corporation
From The Condo Guide
Is there such a thing as a “perfect” condominium? Some condo owners may be supremely happy in their suites, yet believe there are design elements in the building’s exterior or interior that could have been done differently. Few people realize the complexities involved in condominium design – and the fact that design decisions are often made out of necessity because of city by-laws and practical requirements, rather than by choice on the part of the builder/developer.
Just look around Toronto, at its hundreds of condominiums – no two of which are alike. Each building was designed to make the most of its location and the floor plate the site allows for. Design happens only after the planning stages are complete, and the developer understands completely the by-laws and regulations that must be adhered to in determining the kind of condominium that can be placed on that piece of land.
Then the fun – and the challenge – begins! The shape of the building’s exterior creates what we call a floor plate, which then has to be carved into pieces. Although initial drawings are two-dimensional, in fact, the process is more like designing 3-D building blocks. Individual suite designs have to wait until several other necessities are planned, such as elevator closets, air shafts, stairwells, hallways and garbage disposal tri-sorters. Each of these elements is critical in the design of a building that is attractive, efficient and “works” well for the intended target market.
This stage of the design process involves enlisting the expertise of mechanical, electrical and structural engineers. We have to make sure that the heating and cooling systems and plumbing stacks line up vertically, and to ensure that structurally, the walls will withstand the weight they will bear over time. This may mean including stand-alone columns in the suite floor plans, or maybe building structural elements into the exterior wall, which uses up window space. This is a serious consideration because everyone wants as much window space as possible, particularly in a lakeside condo.
Next, the architects get involved in designing the actual condos. Again, this involves a complex set of parameters, including which suites have which orientations. Usually, the larger suites are the ones with the prime views, but we have to consider that the purchasers who choose more compact suites should also have the opportunity to enjoy fabulous views – especially if the condominium is situated at the waterfront. The condo team spends a lot of time determining the best balance of studios, one-bedroom and two-bedroom suites, how many will have dens, how many will be included on each floor, which way they will face, etc.
Then, we get into aesthetics, which has to do with the intended buyers. For many first-timers and young professionals, a tight, affordable layout is preferred, but for empty-nesters moving down from large estate residences, full-size principal rooms for entertaining are a must. Practically speaking, we have to incorporate bulkheads for heating and air conditioning vents in as subtle a way as possible, and we need to consider whether there are enough fan coil units in each suite. In the case of a penthouse with floor-to-ceiling windows and a western exposure, we may need more than one for the air conditioning.
The condominium design process can take from six to eight months before sales can be launched. Builders/developers do everything possible to stick with their initial vision, but city by-laws and the laws of physics often have to take precedence over preference.
Is there such a thing as a perfect condominium? Maybe not – but in Toronto you have the best chance in North America of finding one that’s perfect for you.
Linda Mitchell is Vice-President of Marketing, High-Rise for Monarch Corporation. In 2005, Linda was presented with the coveted OHBA SAMMY (Sales and Marketing Member of the Year) award. In 2003, she received the Riley Brethour Award acknowledging outstanding and consistent professional achievement in residential sales and marketing.
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