Archive | September, 2014

Vancouver Developing a Duplex in an RT7 Zone

19 Sep

As I’ve alluded to on multiple occasions, Vancouver suffers from a housing crisis of sorts, not uncommon to many desirable cities around the world. I am not as instructed on the complexities of cities such as Paris, Rome, or Barcelona, which are part of Europe’s “museum” cities – city centres devoid of permanent residents and almost entirely inhabited by tourists, or San Francisco, New York, or Hong Kong – city centres occupied by the creative and entrepreneurial classes, where everyone else lives on the periphery, or for that matter London (arguably the most exclusive of them all). Vancouver’s housing crisis is different to these cities because it is neither a museum city, nor is it a global alpha city with a large creative and entrepreneurial class.

In Vancouver the problem is the juxtaposition of zoning and the BANANA (1), as is evident in my employer’s most recent property development project. In the past our company has always built and renovated in North and West Vancouver, nearby upper middle class suburbs with a mixture of density and suburban development, with pockets of early 20th century Queen Anne and Edwardian period homes. Zoning in these suburbs, as well as community amiability to development has enabled the North Shore to develop some very successful mixed neighbourhoods. Despite this, I decided to make a strategic shift towards the City of Vancouver because of a better values fit – cycling, bike lanes, public transit, pre-automobile city grids – all sadly lacking in the suburbs of North and West Vancouver.

I digress, back to zoning and the BANANA. The City of Vancouver’s zoning is approximately 80% single family or commercial and condominium development, with the remainder open to duplex and other smaller medium density projects. For those not familiar with the City of Vancouver, I like to call these zones places where one can build the kinds of medium density flats and town houses typically seen in the inner cities of Chicago, Boston, London, Montreal, and Toronto – not more than 5 stories high, and everyone has street access without an elevator.

Since these zones cover such a tiny area of the city, the prices are exorbitantly high, which means developers have to charge top dollar on completed product in order to cover costs and turn a profit for the next project. In my blog I have repeatedly called from the end to single family zoning, so I’ll avoid dwelling on it here. More importantly, this is where the BANANA part of the problem comes into the equation. Residents in these zones often fight back on proposed new density, as they do not want to see their neighbourhoods undergo any significant change. They argue schools will become too crowded, street parking more scarce, libraries overused, and privacy diminished. Yet what the BANANAs fail to understand, is that the very density they fight is the density that allowed them to get into the neighbourhood in the first place. Put simply, if houses could not be converted into duplexes, triplexes, and small apartments, no one other than high income earners and those with rich parents would be able to live in these zones. One only need look at the pricing in the single family zones to see the evidence. Density brings the price per square foot down, which allows more people access to housing.

So the developer has to bend to the demands of BANANAs, who through lobbying impose all sorts of restrictions on the sorts of development that can be done in these limited medium density zones. These restrictions are reflected in the City of Vancouver’s building legislation, where blanket restrictions on demolitions force builders to restore homes of questionable heritage value, often sacrificing both housing density and neighbourhood restoration.

I am currently going through this very situation at the moment. The architect we’ve engaged has been told by city hall that the house we are planning to convert is stamped as heritage, so to demolish it would mean we would sacrifice 850 square feet of living space. Agreed, the house was built in the 1920’s; however, it has suffered from so many “renovations” inflicted on it prior to the zoning restrictions, that today it nothing more than a neglected cement block with aluminium widows, a car port addition, and a concrete front stairway.

Yet the legislation is clear, the city, directed by voters and lobbying, placed blanket measures to encourage housing retention and discourage the development of the horrid MacMansions that were built during the 1980’s and 1990’s, when waves of Chinese immigrants fled Hong Kong and Macau to park their money offshore in giant pink stucco homes devoid of any garden space. The pushback from local residents was reasonable at the time; however, the city now faces a housing challenge that can only be resolved by relaxing zoning and standing up to the BANANA.

A more practical solution to fit today’s needs would be to offer the developer the option to demolish the unit and retain the allowable building space, if they integrated a minimum amount of salvaged heritage material. This salvaged material can come from other homes or from secondary resale markets. Square feet could be rewarded to the developer for installing restored timber beams, salvaged lighting, hardwood flooring, gables, stained windows, etc. Naturally even more square feet would be given to developers who retain the house; however, at least this more versatile option would ensure heritage is retained in the neighbourhood, but not by just “saving” a building that has lost all the “heritage” value it had, apart from the year it was originally built in.

For us the next step is negotiations with city. There is a four month backlog at City Hall, so this project has a long way to go before breaking ground.

 (1) BANANA – An acronym for Build Absolutely Nothing Anywhere Near Anything, also known as the NIMBY – Not In My Back Yard. http://en.wikipedia.org/wiki/NIMBY

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ZIM, or צים

11 Sep

I was on my home from work this afternoon when I happened to cycle past this container.

2014-09-05 13.10.03

It is being used by the Ministry of Highways as a storage shed during the Lion’s Gate Bridge upgrade. At first I thought some enterprising graffiti artist from Florentine had jumped the fence to make their tag, but then I realized it was the name of a large shipping company by the name of ZIM (1).

(1) http://en.wikipedia.org/wiki/Zim_Integrated_Shipping_Services

Understanding Zoning and Heritage Classifications

4 Sep

The City of Vancouver planning department and Vision administration are both remarkably efficient and transparent. Online searches yield a wealth of information, which in most other cities around the world one would require making phone calls and visits to obscure city departments to gain access to information.

This level of transparency means the City of Vancouver is a relatively easy city to do real estate transactions in. Apart from the zoning issues, which afflict most North American cities, Vancouver benefits from established institutions with high levels of trust, a clean environment and stable climate, and a relatively effective transit network. Many Vancouverites who have not spent time abroad are quick to criticize the city administration; however, they do not realize how fortunate we are here. 

Below is a little of the information I have dug up in my research:

1. http://vancouver.ca/files/cov/Zoning-Map-Vancouver.pdf

2. http://former.vancouver.ca/commsvcs/BYLAWS/zoning/rt-7.pdf

3. http://vancouver.ca/your-government/zoning-development-bylaw.aspx

4. http://vancouver.ca/home-property-development/find-a-registered-heritage-building-site-or-tree.aspx

Frances Bula and Gordon Price are also a wealth of information for anyone wanting to understand Vancouver from a broader urbanist’s perspective.