Does Vancouver's missing middle housing strategy go far enough?

Good morning,

How’s your voice? Sing in the shower often? The Canucks need a new anthem singer and are holding casting calls until July 31.

We’ve also got something exciting brewing here at the Lookout. I can’t share the details yet, but it’s a big step forward for our little publication, and I can’t wait to share it with you.

But enough teasing about something that isn’t quite ready. We’ve got a big newsletter today:

• 🏢 Is Vancouver’s missing middle housing strategy missing?

• 💉 And the city says no to a safe injection site renewal

Let’s get to it!

— Geoff Sharpe, Vancity Lookout writer

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WEATHER

Wednesday: 23 🌡️ 14 | 🌤️ 

Thursday: 24 🌡️ 14 | 🌤️

Friday: 23 🌡️ 14 | 🌤️

HOUSING

Missing middle still missing?

Is Vancouver about to open the door to a flood of new developments on single-family housing land? Or is this a missed opportunity? That’s the question when it comes to Vancouver’s new proposal to change single-family residential zoning rules.

What is it: Rezoning can be complex, but at its most basic level, the proposed policy would allow more density on land with single detached dwellings, with up to six homes allowed, according to the Globe and Mail. The policy would also allow greater buildable square feet for homes.

• Bigger laneway houses would also be allowed under the proposed rules.

The good: Missing middle housing, like multiplexes and laneway homes, is key for cities that need a diversity of housing options. Single-family homes are not feasible in a city growing as fast as Vancouver.

Affordable? As noted by the Globe and Mail, the likely prices of new units on this redeveloped land would be $1.1 million for each smaller home — much less than the $2.8 million of an average single-family home, but hardly affordable.

Yes, but: Some housing experts have expressed concern it doesn’t go far enough and does not have nearly enough density. Canadian Centre for Policy Alternatives’ Alex Hemingway explained in a Twitter thread — sorry, but I refuse to call it X — that the plan is timid, and “effectively” bans rental apartments. Essentially, it’s not nearly enough to address the problem, with staff expecting around 150 units built per year.

What’s next: Council voted to move the policy to public hearing, which could begin in September and could be passed as early as January.

Zoom out: California offers a cautionary approach. The state legislature passed a bill in 2021 to allow single-family homes to be converted to duplexes or split up into two parcels of land. It was heralded as a huge change, but few properties followed through. The problem? Additional rules prevented uptake, according to the LA Times, which should serve as a cautionary tale for Vancouver.

Dig deeper: Oh, there’s a lot to read... If you want to, here’s the info:

• A summary of the multiplex regulations

• A summary of how the city would simplify regulations

VANCOUVER NUMBERS

🏠 12%: The expected increase in home sales in 2024, up from a decline of 5 percent in 2023 and a 35 percent drop in 2022. [Urbanized]

⛴️ 9: The number of reported sailing waits for BC Ferries… Except it wasn’t? It’s confusing! Apparently, the reported nine-ferry sailing wait was actually a one- or two-sailing wait. [CTV]

HEALTH

Controversial overdose prevention site prevented from returning

While Vancouver’s overdose situation shows no sign of disappearing, council has decided to shut down a, – to put it lightly – controversial overdose prevention site in Yaletown, according to Global.

What happened: City staff recommended that the lease of the Thomus Donaghy Overdose Prevention Site at Seymour Street not be renewed. Vancouver Coastal Health will need to find a new location for the site.

Those against: Locals were adamantly opposed to the site, with issues of public safety, discarded needles, and congregation of people causing problems, according to CBC. Said Coun. Peter Meiszner, a resident of the area:

• “There's no area to queue. There's no area for respite after people use the site, and there's no inhalation component to the site either."

Those in favour: Outside of the Downtown Eastside, Yaletown has the highest level of drug overdose poisoning, according to Vancouver Coastal Health, which is one reason the site was located there. Coun. Boyle opposed the decision, raising concerns about the timeline to find a new location, according to Vancouver is Awesome:

• “My concern is, if we don't have that space ready by March, that a loss of services entirely will be extremely risky and possibly fatal for people who depend on this life-saving health service.”

Looking ahead: So where can these be built? Will users continue to be pushed to the Downtown Eastside? It’s a tough question; one that gets to the heart of how we deal with the most vulnerable members of society, and build communities that are places for everyone.

What it means: Council has a responsibility to balance community interests with health solutions. While they’ve taken a stand against safe injection sites, they do seem willing to approve public housing, even against the wishes of locals. For example, they approved a supportive housing building near the Italian Cultural Centre, even against public opposition, according to CityNews.

DREAM HOME

East Vancouver is a popular place, and rightly so! And this two-bedroom, two-bathroom unit is the perfect place for those looking for a little more than a small condo, but can’t quite afford a bigger unit. It’s described as a “Victorian style character home” and they aren’t wrong. Plus, you get a fun fenced patio!

It’s not cheap, but it’s also not terribly expensive

THE AGENDA

🎨 The iconic mural located at Storm Brewing lives to fight another day. Council passed a motion to allow the brewery to keep its artwork, and the city will look at changing bylaws to prevent this from happening again. [Gobal News]

🗳️ Liberal MP Joyce Murray has said she will not run in the next election, paving the way for a contested nomination battle in one of the safest Liberal seats in the country. Expect some big names to vie for the spot. [CityNews]

🚓 A police officer who crashed into a pedestrian in September may face disciplinary action as the Independent Investigations Office considers charges. [Global News]

🌧️ It’s raining, it’s pouring, and a city that desperately needs rain is cheering. My attempt at a rhyme may not be great, but the city has finally received a significant level of rainfall for the first time in a month. [Daily Hive]

🏠 According to Coun. Lenny Zhou, an investigation into Airbnb usage in Vancouver has revealed some “eye-opening figures” about the number of illegally operating suites. [CTV]

⛴️ BC Ferries workers are warning without a wage hike, workers could quit. It comes in the middle of a five-year deal, which will be renegotiated starting next month. According to a survey by the union, 50 percent of members have had to take on a second job. [Global News]

SURVEY

Airbnb and the rental stock

We asked readers how worried you were about Airbnbs and other short-term housing’s impact on the rental stock?

• 60 percent of you said you were very worried

• 20 percent of you said you were somewhat worried

• 20 percent of you said you weren’t worried

We got a lot of responses, so here are a few of the most interesting ones:

“I work in Admissions for a school which hosts programs all year long. Students from outside the lower mainland are unable to access education in Vancouver which is putting schools at risk. No housing, no students, no schools… stagnation. Rental culture at the civic level is inexperienced in Canada. Interested inquiry should reference France- sustainable rental culture for the most part (&vibrant tourist economy too!)”

“We need AirBNB to encourage tourists in Van. It’s a vacay destination and that’s good for the city.”

“With profit the main motivator, and auditing and enforcement lax it's way too tempting for property owners to choose short term rentals. It's perpetually frustrating that companies like Airbnb and Uber stir up these hornet's nests, but dont take responsibility for the real-term fallout to residents of our cities. Forcing them to take some responsibility is tempting, but how effective will their policing be if it results in fewer listings and lower profits?”

“I rent a one bedroom apt, in an all rental building, however I go to Asia for three months in the winter. Dec to March, why cant I do Air B&B so the apt doesn't sit empty for three months?”

COMMUNITY HIGHLIGHTS

• Sparks flew, and not because of any romantic attachment. No, a plane had to make an emergency landing at YVR. [Global News]

• Come help with a litter clean up on August 12th from 9:30 am-12:30 pm at Spanish Beach near Parking Lot B. [Vancouver]

• You’ll be shocked at the things left behind in Evos… [Vancouver is Awesome]

• Vancouver has a great selection of cocktail spots for those who don’t want to drink at the restaurant. [Curiocity]

• It doesn’t matter if you’re in the city, you can still find delicious wild food. [Globe and Mail]

PHOTO OF THE DAY

Thanks to Reddit user mattbcoder for these great shots of a rainy day in Stanley Park.

GAME TIME

Today’s Vancouver Guesser is another SkyTrain station. Can you guess the name? Reply with the correct answer and your name to be featured in the newsletter.