VANCOUVER's BOLD STEP - THE MISSING MIDDLE
In a dynamic city like Vancouver, where housing affordability is a constant concern, change is on the horizon. Recent developments have seen the approval of a motion to allow up to eight homes on a single lot in lower-density neighborhoods based on lot size. This progressive approach is likely to have several positive impacts on the city's housing landscape. Vancouver, like many other cities, was actively exploring ways to address the issue of missing middle housing in its housing market. Vancouver, located in British Columbia, Canada, has been dealing with housing affordability challenges and a growing demand for diverse housing options.
WHAT IS THE MISSING MIDDLE?
The term "Missing Middle" in housing refers to a range of housing types that fall between traditional single-family homes and large apartment complexes. These housing options are often characterized by their moderate density and diverse design, offering a middle ground that meets the needs of a wide range of residents and demographics. Some examples of these housing types are duplexes, multiplexes (triplex, fourplex ect…), townhouses and low rise apartment buildings.
RECENT ZONING CHANGES
Vancouver's recent motion signifies a significant step towards embracing the Missing Middle concept. By allowing up to eight homes on a single lot in lower-density neighborhoods, the city is opening the door to a new era of housing diversity. Let's delve into why these changes matter:
ADDRESSING HOUSING AFFORDABILITY
One of the critical challenges Vancouver faces is housing affordability. The high cost of housing in the city has made it increasingly difficult for many residents to find affordable homes. By promoting Missing Middle housing options, which often come at more moderate price points than single-family homes, Vancouver is taking a step towards addressing this affordability issue.
EASIER NEW HOUSING DEVELOPMENT WITH R1-1
Simplifying regulations, including the consolidation of the RS zones into a single inclusive R1-1 zone, encourages more construction in neighborhoods. The goal is for this to streamline the permitting process as well as address the housing shortage and affordability crisis by increasing housing supply.
DESIGN FREEDOM:
Simplified regulations and more FSR give architects and designers more creative freedom. We can expect a broader range of innovative housing designs that cater to various preferences and needs.
CERTAINTY FOR APPLICANTS:
Clear rules create certainty for applicants, reducing delays and unexpected challenges during development. This predictability encourages investment in housing projects.
HOUSING VARIETY:
The consolidation of zones into R1-1 unlocks the potential for Missing Middle housing types, such as duplexes, triplexes, and townhouses. These options fill the gap between single-family homes and high-rise apartments, enhancing housing diversity as shown in the city’s supporting graphic materials. Currently, Vancouver has limited options for multiplex housing, with one notable choice being character retentions. Character retentions involve preserving and adapting existing homes, often with a larger front building and a smaller infill building at the rear. While this approach has yielded some attractive outcomes, it is quite complex and is limited to pre-1940s houses.
SUSTAINABILITY:
By promoting denser, well-designed housing, Vancouver supports sustainable urban development. This aligns with transit-oriented development principles and reduces urban sprawl. The city is also exploring floor area incentives for Passive Houses so there may be more to come in this regard.
ECONOMIC GROWTH:
Simplified regulations and a proactive approach to housing diversity in Vancouver play a pivotal role in fostering economic growth. These measures have far-reaching economic implications. Firstly, they lead to increase job opportunities, The construction, design, real estate, and related industries experience a surge in demand for skilled labor, generating employment for local residents. Secondly, a thriving housing market bolsters local economies. Homeowners and renters contribute to the vitality of their neighbourhoods, supporting local businesses and services, form small shops to eateries.
DOWNSIDE OF THE MOTION:
REDUCED AREA FOR SINGLE-FAMILY HOMES
One notable downside of these zoning changes for some is the reduction in the permitted area for single-family homes. This reduction may limit the size of new single-family homes, potentially impacting those seeking larger living spaces and lower density neighbourhoods.
VANCOUVER’S DECISION TO EMBRACE THE MISSING MIDDLE:
Vancouver's decision to embrace Missing Middle housing, along with the consolidation of RS zones into the R1-1 Inclusive Zone, is a visionary move that addresses housing affordability, promotes diversity, and supports a sustainable urban future. These changes signify a significant leap forward in Vancouver's urban development, creating opportunities for innovative housing solutions and inclusive, vibrant communities. As the city evolves, it serves as an inspiring example for others facing similar housing challenges. Vancouver is shaping a brighter future, one diverse housing option at a time.
Digital assets credited from the City of Vancouver
