Editor’s note: I am reposting this because I had a similar conversation with potential client. A decade can pass and some conversations in this industry just keep repeating themselves, which is either reassuring or concerning depending on how you look at it. With Toronto’s new sixplex zoning now approved and development charges waived for eligible projects, “thinking like a developer” has become both more necessary and more complicated for architects. The financial variables are different. The zoning opportunities are different. But the mindset gap between architects and developers? Still very much the same.
It was a question posed by a client who bought a rental property, and wanted to completely upgrade the building, and planned to sell the property for a profit while I was in the midst of describing how we can add value to the building through new designs.
At the moment, I had to stop wearing the “architect’s hat”, but trying a new one: developer’s/ investor’s/ client’s.
We architects have love–hate relationship working with them. We love them due to their businesses being directly linked to ours, and at the same time, there are more than one occasions where the word, “hate” might come up during the design and construction processes.
Although the difficulties can vary – work schedules, unforeseen expenses, various material selection choices- the source of those difficulties almost always pointed to one direction: money.
With the question, “can you think like a developer?” presented, I started thinking about all those above difficulties…but my answer came out as a resounding “yes”. This is a story of how one project gave a lesson in designing a project with current, and unknown future clients. With the fixed budget assigned to the project with the mystery building occupants guessed, my initial resounding answer, YES was starting to feel not so “resounding” as the project continued on….
Us vs Them
However, ultimately my view of Us VS. Them (developers / investors/ clients)” changed “slowly” over the course of the project. Especially at the final stage, marketing/sale of the property which happened beginning of this year, I had to admit that it was a great lesson for all of us (“us AND them”) involved in the project.
Editor’s note: Reading this back, I am struck by how much the “us vs them” dynamic still shows up in conversations. What has changed is the stakes. With sixplex zoning now allowing up to six units on lots that previously held one house, developers and investors are making decisions quickly. Architects who can walk into that conversation already thinking about yield, phasing, and construction cost per unit are the ones getting the calls. The ones still only talking about design are getting the polite “we will be in touch.
The Woodbine Ave. was the first comprehensive development project for the firm, Studio Jonah. It started a few years ago, and finally finished earlier this year going through the process of initial design / construction and then marketing the project to potential buyers.
It was a valuable education in understanding the client, and the thinking processes, which guide the entire design processes. During the whole project, I learn to wear many hats: architect’s, developer’s, future buyers’, etc. There are number of lessons that constantly come up throughout the process, and the most important three, I want to share with my readers who are curious about the background story.
- importance of research,
- “additional” value,
- design for the future as well as present
Editor’s note: The three lessons I mentioned, research, additional value, and designing for present and future users, have held up surprisingly well. If anything, the sixplex opportunity makes the “design for future occupants you have never met” lesson more critical, because you are now potentially designing for six households on a single lot, each with different needs.
These detailed lessons are well documented on the PROJECT section of the website.
Please share your experience/opinions here to start the conversation.
Life Outside of Design Studio 