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

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

Published in: Design
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New Housing Options for Vancouver's 'Single Family' Zones

  1. 1. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
  2. 2. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
  3. 3. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
  4. 4. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
  5. 5. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019
  6. 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. 7. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 ‘Small Lot’ = 66’ Frontage • (2x) 33’ Lots • (1x) 50’ Lot
  8. 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. 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. 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. 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. 12. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 There are ‘carrots’ and ‘sticks’
  13. 13. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 ‘Business as Usual’‘Sticks’ ‘Carrots’
  14. 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. 15. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 There are two ‘Paths’ for providing Community Benefit
  16. 16. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 With the ‘Market Path’ a project will pay $$$ into an affordable housing fund
  17. 17. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 There is an incentive for climate friendly market developments that go beyond code
  18. 18. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 Projects on the ‘Community Benefit Path’ don’t have to pay any extra $$$
  19. 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. 20. dynamiccities.org / lanefab.com Nov. 2019dynamiccities.org / lanefab.com Nov. 2019 Passive House Duplex On standard 33’ lot. 1.0 FSR
  21. 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. 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. 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. 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. 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!

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