New Housing Options for Vancouver's 'Single Family' Zones

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brynd2001

A proposal for a 'Small Lot Conditional Upzone' for Vancouver's RS single family zones. Fewer McMansions, more projects with real community benefits.

Design

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
* The city also needs townhouses and larger apartment buildings,
but those larger projects should be part of a city and neighbourhood planning process

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
‘Small Lot’ = 66’ Frontage
• (2x) 33’ Lots
• (1x) 50’ Lot

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
You can still do ‘Single Family’
But…
There are also Multifamily Options

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
The permitting process is simpler for small projects
…and more-thorough for bigger projects

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
Creating a wide range of ‘missing middle’
housing types…
…similar to the mixed neighbourhoods
in Mt. Pleasant and Kitsilano

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
Townhouse Density
(but on a small lot)
Apartment Density
(but on a small lot)
More density is allowed for multifamily
Housing.
Less density is allowed for 1-unit
‘Mansions’

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
There are ‘carrots’ and ‘sticks’

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
‘Business as Usual’‘Sticks’ ‘Carrots’

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
‘Sticks’
If a 1-unit home
replaces a quality
character home,
or a home with a
a rental suite, then the
project pays a density
penalty
‘Carrots’
These projects get extra density to provide
‘Community Benefits’
‘Business as Usual’

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
There are two ‘Paths’ for providing
Community Benefit

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
With the ‘Market Path’ a project
will pay $$$ into an affordable
housing fund

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
There is an incentive for climate
friendly market developments that
go beyond code

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
Projects on the ‘Community Benefit
Path’ don’t have to pay any extra $$$

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
A pre-defined CAC for market projects
will limit land lift, and keep land prices
lower for community-benefit projects
and existing owners

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
Passive House Duplex
On standard 33’ lot. 1.0 FSR

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
Passive House Triplex and 4-plexes
On standard 33’ lots. 1.2 FSR
‘Family Size’ 3 & 4 bedroom units.

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
Passive House – 12 Unit Co-housing
On a double 33’ lot. 1.4 FSR
“TOMO” development, 41st and Main St. / mahg.ca.

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
Under the current system this type of project has to go through a rezoning process, then
a separate development permit, then a building permit. The process takes years and
adds $$$. >>> A project like this should be as easy to permit as a ‘Mansion’ is today.
“TOMO” development, 41st and Main St. / mahg.ca.

dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
• Zoning is the City’s best tool for encouraging
development that is more affordable and climate friendly
• We can update Vancouver’s ‘single family’ zones at the
same time that we work on the Citywide Plan
• Our character-home incentives need to be ‘future proof’
and integrated with new housing options
• We can start right now!

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Summary: The value of mortgages in Canada have hit an all-time high. The cost of construction materials has seen double digit growth. Local government need to adopt innovation like 3D printing for housing. Lumber costs have grown by 40% in two months. 1. Household debt - Households added $16.3 billion in mortgage debt in the month of November, representing a rise of 0.8% from October. Compared with November 2020, mortgage debt was up 10.4%, while over the same period, residential construction investment rose 11.8%. Nationally, new home prices increased by 0.8% in November, continuing the string of monthly increases since May 2020. While the volume of existing home sales were lower in November on an unadjusted basis, the average sale price remained well above the $700,000 mark. - https://www150.statcan.gc.ca/n1/daily-quotidien/220119/dq220119d-eng.htm 2. Lumber and Climate change - https://www.msn.com/en-us/money/markets/lumber-prices-are-off-the-rails-again-blame-climate-change/ar-AASVQOr 3. Housing bubble - https://www.thestreet.com/investing/will-the-us-housing-market-crash-in-2022 4. Mortgage debt - https://betterdwelling.com/canadian-mortgage-debt-has-hit-a-new-all-time-high-for-261-consecutive-months/ 5. Construction materials - https://canada.constructconnect.com/canadata/forecaster/economic/2022/01/double-digit-percentage-cost-increases-for-construction-materials-persist 6. Labor - https://ontarioconstructionnews.com/immigration-reform-needed-to-bring-more-construction-workers-into-ontario/ 7. Better urban planning around water, land, forest management is key to mitigating issues with climate change - https://www.slideshare.net/paulyoungcga/how-to-mitigate-the-threats-of-climate-change-250803941 8. Changing municipal building codes to support modular and 3D housing - https://www.foxbusiness.com/technology/3d-printed-houses-cost-less-take-less-time-to-build-alquist-3d-ceo 9. Better tax and economic policies that support startup as part of encouraging businesses to move out of large urban areas to smaller and rural areas - https://finance.yahoo.com/news/hundreds-small-businesses-creators-form-160000558.html 10. Better management of water systems - https://www.aquascience.net/ 11. Urban solutions related to electricity needs by businesses and residential customers - https://microgridknowledge.com/fixing-the-grid-not-enough-microgrid/ 12. Fixing issues with the public sector - https://www.slideshare.net/paulyoungcga/transformation-of-the-public-sector-in-canada

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Blog – Housing Starts and Value – Real Estate (Housing) The actual (not seasonally adjusted) national average home price was a record $678,091 in February 2021, up 25% from the same month last year. The national average price is heavily influenced by sales in Greater Vancouver and the GTA, two of Canada’s most active and expensive housing markets. Excluding these two markets from calculations cuts more than $150,000 from the national average price or ex GTA and Vcr (523K) Source - https://creastats.crea.ca/en-CA/ Low inventories / high costs - http://www.rbc.com/economics/economic-reports/canadian-housing-forecast.html Debt Bubble - https://www.bnnbloomberg.ca/economics/video/economist-who-predicated-the-last-financial-crisis-warns-of-a-debt-bubble-pop-amid-the-covid-19~1924800 Lumber costs - https://www.housingwire.com/articles/insane-lumber-prices-mean-new-homes-cost-24k-more/ More debt to the economy - https://economics.td.com/ca-housing-update

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Cost of housing along with high level of consumer debt are putting the global economy at risk. 1. Housing affordability - https://betterdwelling.com/canadian-housing-affordability-is-the-worst-in-30-years-prices-to-flatten-rbc/ 2. Global household debt - https://www.intheblack.com/articles/2021/10/01/how-will-debt-affect-economic-future 3. USA consumer debt - https://www.thebalance.com/consumer-debt-statistics-causes-and-impact-3305704 4. Urban planning - https://www.globalconstructionreview.com/intelligent-city-opens-first-robotic-urban-housing-factory-in-vancouver/ 5. Housing solutions - https://za.pinterest.com/moladiFormwork/alternative-building-technologies-abt/ 6. Permits / USA - https://ca.news.yahoo.com/u-housing-starts-fell-last-123941194.html 7. 3D print housing - https://www.mentalfloss.com/article/535220/these-10000-concrete-homes-are-3d-printed-less-24-hours 8. Habitat housing - https://windsor.ctvnews.ca/made-in-windsor-when-will-we-see-canada-s-first-3d-printed-residential-homes-1.5623027 9. Toronto - https://precondo.ca/toronto-housing-crisis/ 10. https://blogs.imf.org/2021/10/18/housing-prices-continue-to-soar-in-many-countries-around-the-world/

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1. Poverty has been declining for years - https://hamiltonpoverty.ca/preview/facts-about-poverty/ 2. Halifax and affordable housing - https://www.cbc.ca/news/canada/nova-scotia/protest-halifax-cmhc-banc-joseph-howe-1.6161313 3. High price of housing in Hamilton - https://www.judymarsales.com/news/blog/hamilton-real-estate-market-conditions.aspx 4. Townhomes - https://www.theglobeandmail.com/real-estate/article-with-demand-high-builders-tweak-the-traditional-townhouse/ 5. How to fix housing - https://www.bnnbloomberg.ca/here-are-5-ways-the-feds-could-fix-canada-s-housing-crisis-1.1648933 6. Commission - https://betterdwelling.com/canadian-real-estate-agents-are-discreetly-pushing-buyers-to-high-commission-listings/ 7. Millennials - https://www.theglobeandmail.com/investing/personal-finance/household-finances/article-no-one-is-saying-boomers-didnt-work-hard/ 8. https://www.fool.ca/2021/09/05/canadas-housing-crisis-in-3-shocking-numbers/ - Population did not match the availability of housing 9. Rural areas - https://www.mcgill.ca/channels/channels/news/expert-involvement-rural-communities-crucial-canadas-recovery-333437 10. Housing Costs - https://www.nerdwallet.com/ca/mortgages/how-much-does-it-cost-to-build-a-house 11. Urban areas - https://www.blogto.com/real-estate-toronto/2021/09/small-ontario-city-home-prices-exploding/ 12. Innovation - https://www.newswise.com/articles/ten-innovations-to-address-america-s-housing-affordability-crisis 13. Solutions - https://ssir.org/articles/entry/innovative_solutions_for_the_housing_crisis 14. 3D printing - https://all3dp.com/2/2019-best-companies-building-3d-printed-houses/ 15. 3D Printing - https://constructionglobal.com/technology-and-ai/75-millennials-would-consider-3d-printed-homes 16. Zoning rules - https://www.reuters.com/legal/legalindustry/zoning-rules-create-affordability-economic-benefits-2021-08-27/ 17. 3D printing - https://vancouversun.com/moneywise-pro/could-3d-printed-homes-solve-canadas-housing-supply-problem

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New Housing Options for Vancouver's 'Single Family' Zones

1. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019

2. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019

3. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019

4. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019

5. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019

6. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 * The city also needs townhouses and larger apartment buildings, but those larger projects should be part of a city and neighbourhood planning process

7. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 ‘Small Lot’ = 66’ Frontage • (2x) 33’ Lots • (1x) 50’ Lot

8. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 You can still do ‘Single Family’ But… There are also Multifamily Options

9. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 The permitting process is simpler for small projects …and more-thorough for bigger projects

10. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 Creating a wide range of ‘missing middle’ housing types… …similar to the mixed neighbourhoods in Mt. Pleasant and Kitsilano

11. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 Townhouse Density (but on a small lot) Apartment Density (but on a small lot) More density is allowed for multifamily Housing. Less density is allowed for 1-unit ‘Mansions’

12. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 There are ‘carrots’ and ‘sticks’

13. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 ‘Business as Usual’‘Sticks’ ‘Carrots’

14. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 ‘Sticks’ If a 1-unit home replaces a quality character home, or a home with a a rental suite, then the project pays a density penalty ‘Carrots’ These projects get extra density to provide ‘Community Benefits’ ‘Business as Usual’

15. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 There are two ‘Paths’ for providing Community Benefit

16. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 With the ‘Market Path’ a project will pay $$$ into an affordable housing fund

17. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 There is an incentive for climate friendly market developments that go beyond code

18. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 Projects on the ‘Community Benefit Path’ don’t have to pay any extra $$$

19. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 A pre-defined CAC for market projects will limit land lift, and keep land prices lower for community-benefit projects and existing owners

20. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 Passive House Duplex On standard 33’ lot. 1.0 FSR

21. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 Passive House Triplex and 4-plexes On standard 33’ lots. 1.2 FSR ‘Family Size’ 3 & 4 bedroom units.

22. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 Passive House – 12 Unit Co-housing On a double 33’ lot. 1.4 FSR “TOMO” development, 41st and Main St. / mahg.ca.

23. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 Under the current system this type of project has to go through a rezoning process, then a separate development permit, then a building permit. The process takes years and adds $$$. >>> A project like this should be as easy to permit as a ‘Mansion’ is today. “TOMO” development, 41st and Main St. / mahg.ca.

24. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 A pre-defined CAC for market projects will limit land lift, and keep land prices lower for community-benefit projects and existing owners

25. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 • Zoning is the City’s best tool for encouraging development that is more affordable and climate friendly • We can update Vancouver’s ‘single family’ zones at the same time that we work on the Citywide Plan • Our character-home incentives need to be ‘future proof’ and integrated with new housing options • We can start right now!

New Housing Options for Vancouver's 'Single Family' Zones

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