Toronto’s housing landscape has long been defined by two dominant forms: high-rise condominium towers concentrated along major arterial corridors and expansive residential neighbourhoods zoned primarily for single-family homes. Between these two extremes lies a category often referred to as the “missing middle” — low-rise, medium-density housing such as duplexes, triplexes, fourplexes, and townhouses.
In recent years, Toronto has begun to embrace multiplex housing through zoning reforms aimed at expanding housing options within established communities. Projects like South of Evans, a four-unit development in Etobicoke’s Alderwood neighbourhood, demonstrate how this approach can introduce family-sized homes while integrating thoughtfully into existing neighbourhoods.
Designing Multiplex Housing That Feels Like a Home
From the outset, the architectural vision behind South of Evans focused on making multiplex living feel closer to a traditional house.
“Missing middle housing has to feel like a home. That is not always easy with a three-storey form and stacked units” Craig Race, Architect
The design team was tasked with creating homes that reflect the low-rise character of the surrounding neighbourhood while embracing the efficiency of vertical living. Each residence incorporates many of the features typically associated with detached homes.
Every unit includes a private front door facing the street, an entry foyer with a closet, a dedicated outdoor space, and private parking. Inside, carefully planned layouts prioritize open-concept, multi-functional living areas that provide flexibility for families while maximizing usable floor space.
The goal was to balance the familiarity of a single-family home with the efficiency and practicality of multiplex housing — creating residences that feel independent while sharing a compact urban footprint.
Recent zoning reforms in Toronto have created new opportunities for multiplex housing by allowing projects like South of Evans to proceed as-of-right, without the need for lengthy rezoning processes or additional approvals. For the development team, this regulatory clarity played an important role in advancing the project.
“Toronto has been embracing multiplexes with new zoning bylaws and cost exemptions that allow for more stable population distribution in existing neighbourhoods. By following the rules, we were rewarded with fast, predictable outcomes” Kaustubh Shekhar, Tera Vie Developments
The building was carefully designed to meet municipal requirements for height, setbacks, and building size while remaining compatible with the surrounding streetscape. By working within the framework of the new policies, the project demonstrates how multiplex housing can be delivered efficiently without compromising livability or neighbourhood character.
These reforms are also reshaping who can participate in housing development. Historically, most new housing has been delivered either by large institutional developers building high-rise towers or by individuals constructing single-family homes. Multiplex zoning has begun to open the market to small and mid-sized developers, enabling them to contribute meaningfully to the city’s housing supply.
“These new housing options are creating a new class of developer. It is now possible for a small business to deliver a meaningful number of housing units thanks to more reliable and efficient housing policies” Luka Paradin, Tera Vie Developments
Integrating With the Neighbourhood
While South of Evans introduces additional density, the project was carefully designed to integrate with the existing urban fabric of Alderwood. Site planning aligns the building façades with the consistent setbacks found along the street. At the same time, generous side and rear yards preserve the pattern of open space between homes that characterizes the neighbourhood.
Although Toronto’s multiplex bylaw does not require parking, the project includes a side driveway with dedicated surface parking for each unit, reflecting the needs of homeowners in this part of Etobicoke.
At the same time, the design acknowledges that neighbourhoods must evolve to accommodate population growth.
“We were not designing to replicate the past. The project may be taller than some existing homes, but that allows four families to live on a site where previously there might have been only one” Samuel Matarazzo, Tera Vie Developments
This balance between respecting neighbourhood patterns and introducing gentle density lies at the heart of the missing middle approach.
Designing for Comfort and Liveability
A key priority throughout the design process was ensuring the homes provide the everyday comforts residents expect from traditional houses.
“Entry foyers, back yards, ensuite bathrooms, pantries, and powder rooms are the things you notice right away when you walk in the door” Craig Race, Architect
Behind the walls, however, careful technical planning ensures the homes function well as independent residences. Sound attenuation between units, privacy from neighbouring views, and separate mechanical systems were all essential considerations.
Utilities, mail access, waste management, and climate control systems were designed so that each unit operates independently, reinforcing a sense of autonomy and ownership.
These details may not be immediately visible, but they are critical to creating a lasting feeling of comfort and pride of ownership.
Image courtesy of: Tera Vie Developments
Image courtesy of: Tera Vie Developments
A Space Designed for Living
For the design team, the most successful aspect of South of Evans is the living spaces themselves.
“The large open-concept living, dining, and kitchen areas are noticeably more spacious than a condo at a similar price point” Kaustubh Shekhar, Tera Vie Developments
Bright yet private and efficient yet generous, these spaces provide families with the comfort of a house within a more compact urban form.
Image courtesy of: Tera Vie Developments
Image courtesy of: Tera Vie Developments
Image courtesy of: Tera Vie Developments
Image courtesy of: Tera Vie Developments
Image courtesy of: Tera Vie Developments
South of Evans ultimately represents a small but meaningful step toward a more balanced housing landscape in Toronto — one where gentle density, thoughtful design, and human-scale architecture expand the range of homes available across the city.
Tera Vie Developments Inc. is more than just a construction company; it is a collective of innovators, builders, and champions of thoughtful urban growth. The firm specializes in crafting transformative infill developments that address the "missing middle"—reimagining underutilized spaces into vibrant, multi-residential communities that enhance the existing fabric of local neighbourhoods.
Guided by a commitment to quality craftsmanship and sustainable design, Tera Vie approaches every project with passion and precision. From advanced sound attenuation to private outdoor spaces, the company focuses on the "creature comforts" that turn a structure into a home. At Tera Vie, every building tells a story of integrity, vision, and an unparalleled dedication to excellence.
